Torrance City Council
September 1, 2026

9A
Date: September 1, 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 an Appeal and Uphold the Planning Commission’s Approval of a Precise Plan of Development, in Conjunction with a Waiver of Setback Requirements, to Allow First and Second Story Additions and Attached Basement Level One-Car Garage to an Existing Three-Story Single Family Residence at 459 Via El Chico (APN: 7531-016-054) 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. Determine a Categorical Exemption from the California Environmental Quality Act (CEQA); Article 19, Section 15301 (Existing Facilities) and 15305 (Minor Alterations); and

4. Adopt RESOLUTIONS for the approval of Precise Plan of Development (PRE25-00005) to allow the construction of first and second story additions and attached basement level one-car garage to an existing three-story single-family residence, in conjunction with Waiver (WAV25-00003) of the setback requirements, on property located within the Hillside Overlay (R-H) District, in the Single Family Residential (R-1) Zone (APN: 7531- 016-054).

FUNDING
None Required.

DISCUSSION
Project Overview
The project applicant, Nagy Bakhoum (John and Renee Groblewski) requests approval by the City Council to allow one and two-story additions and an attached one-car garage, in conjunction with approval of setback requirements to an existing three-story, single-family residence, on property located within the R-H in the R-1 Zone.
1 City Council
September 1, 2026

The Appeal Form (Attachment 3) did not indicate a reason for appeal, merely stating “Don’t agree with the Planning Commission decision”. Earlier correspondence from the appellant received April 10, 2026, indicated that the subject residence was already a large home, adding to it would make it one of the larger homes in the vicinity. The appellant did not believe the applicant had a hardship to approve the Setback Waiver, indicating that the home could be remodeled within its existing footprint to provide the additional area requested. The appellant also mentioned light, air and privacy impacts to his property. As discussed below and in the May 6, 2026, Planning Commission staff report, which provides the complete analysis of the project, Planning staff did not observe any substantial potential for air or light impacts, and minimal privacy impacts (Attachment 6).

General Plan Land Use Designation
The project site has a General Plan Land Use designation of Low Density Residential (R-LO).

This designation is generally characterized by one and two-story single-family residences on individual lots, forming a cohesive neighborhood. The designation allows up to nine dwelling units per acre. The proposed construction of one and two-story additions, and a basement level garage to an existing three-story single-family residence is consistent with the land use designation.

Zoning Designation and Adjacent Land Uses
The project site is designated as R-1 Zoning and within the R-H District and surrounded by properties that share the same zoning designation and overlay, and are developed with similar land uses, except for the property to the southeast beyond the cul-de-sac turnaround, which is a City park.

Project Site
The subject site is an irregularly shaped parcel with a slight radius at the frontage. It measures 9,874 sq. ft., with a front radius width of 89.73 ft. shrinking to 33.63 ft. at the furthest rear, 123.89 ft. along the longest eastern side, 55 ft. along the shorter eastern side, and 98.98 ft. along the western side. The existing residence is oriented northeasterly on the northern side of Via el Chico, and is located one home away from the street’s cul-de-sac, towards the east. The subject property is currently developed with a three-story, single-family residence with an attached three- car garage, originally constructed in 1978. The lot slopes drastically downward from street level to rear of property (south to north) and is considered a down-sloping lot for height calculations, and also slopes downward from west to east, following the street contours.

The residences across the street appear to be at a slightly higher elevation and also follow the general contours of the street’s slope. The majority of the homes on either side of the street are three stories, like the subject site, with a basement level generally developed with a garage and two living floors above it, taking advantage of the slope.

The existing residence with basement garage was approved via a Planning Commission Review (PCR 75-5) and Environmental Assessment (EA 75-5) in September 1975. This development was approved prior to the Hillside Overlay District Ordinance, which was adopted in 1977.

Hillside Overlay
The proposed project requires approval of a Precise Plan of Development (PRE) to allow a development that exceeds the following: construction above 14’ in height and an addition above one-story. A Waiver of the Setback Requirements (WAV) is also required, irrespective of the overlay, discussed in the WAV paragraph below.
2 City Council
September 1, 2026

The proposed additions result in a total Floor Area Ratio (FAR) of 0.59 and provides a height of

17.05 ft. for the additions. Staff notes that the maximum height permitted in the R-1 Zone is 27 ft. for a two-story. Three-story heights are silent in the R-1 Code; however, this project, while a three-story, is below the two-story height limits. Staff notes that heights in down-sloping lots are not measured from Lowest Adjacent Grade (LAG), but rather from the right-of-way, front Top of Curb (TOC) per Torrance Municipal Code (TMC) Section 91.41.7(c).

Staff solicited input from the neighbors and left business cards for the neighboring properties on Via el Chico and Susana Avenue on April 7, 2026. On April 10, 2026, staff received correspondence from the neighbor at 23719 Susana Avenue, noting light, air, and privacy impacts (Attachment 6). In that correspondence, this neighbor asked that the applicant remove all windows on the second floor of the addition that face east, and that the addition’s roofline be changed to a flat roof with ceiling heights not exceeding 8 ft., which would resolve his concerns.

Staff notes that this neighbor’s property is located within the R-H Overlay, and the existing single family residence (SFR) would be protected by the Hillside Overlay Ordinance. The neighbor’s SFR is located at the bottom of the sloped property, fronting Susana Avenue, approximately 100 feet from the subject property. However, the neighbor’s property was recently approved for redevelopment, and currently under construction to include an Accessory Dwelling Unit (ADU) at mid-slope and two SB-9 dwelling units at the top rear of the property adjacent to the proposed project. Both the ADU and the SB-9 units were not subject to the Hillside Overlay Ordinance’s subjective development standards; therefore, it has been the consistent custom and practice of the City of Torrance that if a property is not subject to the burdens of the Hillside Overlay Ordinance, then it cannot benefit from it. The standard has been applied consistently over the years to properties that are not in the R-H Overlay, whether within the City of Torrance as in this case or in an adjacent municipality, such as, Rancho Palos Verdes.

Even if the Hillside Overlay Ordinance were to apply to the ADU and SB-9 units, which staff believes it does not for the reasons stated above, then the City of Torrance custom and practice regarding acquired views would come into play. Views and privacy that existed at the time the Hillside Overlay Ordinance was adopted are considered original views and privacy and receive the most protection. Most of the homes on Via El Chico as well as other nearby streets, are original three-story homes, and maintain their original view and privacy protections, as they pre- date the Hillside Overlay Ordinance. For newer constructions, additions, or remodels, it has been the custom and practice of the City of Torrance that acquired views and privacy receive less protection than original views. The neighbor’s ADU and SB-9 units are under construction and therefore, the views and privacy do not exist yet. Any views or privacy would be subject to the City of Torrance’s custom and practice of acquired views and therefore, would not be entitled to as much protection as a home with an original view. As stated above, the neighbor’s original home at the bottom of the slope fronting Susana Avenue would have full Hillside Overlay Ordinance protections, but staff observed the impacts to privacy to be minimal.

During staff’s site visit of April 13, 2026, to this neighbor’s home, the neighbor pointed out the inside and outside areas of the four units on his property and noted the following impacts, followed by staff’s assessment:
•Westmost SB-9 unit’s second floor living room: impacts to privacy from a window. Staff observed minimal privacy impacts as less than half of the proposed project’s silhouette 3 City Council
September 1, 2026

was visible from two narrow windows. First floor impacts to privacy from large windows, no impact.
•Westmost SB-9’s west outside patio: impacts to privacy from various levels. Staff observed partial silhouette.
•ADU’s living room and kitchen: impacts to privacy. Staff observed mostly the east elevation’s second floor silhouette.
•ADU’s west outside patio: impacts to privacy. Staff observed only the top portion of the silhouette, which may include partial second floor windows. •SFR’s rear yard: impacts to privacy. Staff observed partial silhouette, mostly the northerly elevation, from flat areas of the yard, which is approximately 100 ft. from the addition. No access provided inside the SFR.

To summarize, staff notes that there are four, floor to ceiling, windows proposed on the second floor, which would not substantially overlook the neighbor’s single-family residence (SFR) located below on Susana, as the proposed windows face eastward. Staff notes that there is an existing large window on the east elevation of the second floor, so adding additional windows would not worsen the existing condition. Staff also notes three proposed windows on the north elevation on both floors, which are adjacent to an existing bank of windows on both floors. In staff’s judgment, these new windows would not worsen the existing conditions and therefore, would not be considered adverse impacts to privacy. In staff’s judgment, in reference to air and light, these minor additions would not substantially impact either, as the existing home is 6’-8 ¾” higher than the proposed additions, and the additions are tucked in lower and east of the existing home. In staff’s judgment, typical air flow from the west and light in the early evening towards sunset from the west would not substantially be impeded by the lower additions, as they would be blocked by the higher existing home.

Staff received correspondence from many neighbors in support of the project (Attachment 6). As of the completion of this report, staff has not received any further correspondence.

Waiver
Per TMC Section 94.2.1, the Planning Commission may grant a WAV of development standards relating to the front, rear, and side yard requirements, court requirements, building/structure heights, and distances between buildings. The decision of the Planning Commission may be appealed to the City Council pursuant to TMC Section 11.5.1.

As discussed in the previous Planning Commission staff report (Attachment 6), the front placement of the proposed basement level, first and second-story additions would require meeting the average front setback and the minimum front yard dimension. The plans show the average as 18.13’, shy of the 20’ minimum, and the minimum front yard dimension as 14’-9 ¼”, which is just shy of the 15 ft. minimum, both requiring approval of a WAV.

A waiver may be granted if, in the judgment of the City Council:
a) Unreasonable difficulties will result from the strict enforcement of this Division; b) It will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof; and
c) It will not substantially interfere with the orderly development of the City as provided for in this Division.
4 City Council
September 1, 2026

The applicant was required to provide facts to substantiate criteria, by which the Planning Commission may grant WAV25-00003 (Attachment 6). Staff attempted to contact the adjacent neighbors, but as of the completion of this Report, only one response was received, from the next- door neighbor at 23719 Susana Avenue, mentioning that the east side yard WAV should not be approved. Staff notes that no WAV is required for the east side yard, as 13’-10 ¾” is proposed, far exceeding the minimum side yard setback of 9’-10 1/4” for this property. The rest of this correspondence referred to R-H impacts, which were discussed in the above R-H paragraph. The remainder of the setbacks meet and/or exceed the setback requirements and do not require a WAV.

In the judgment of staff, this request to allow the reduction of the required average front yard setback, and the minimum front yard dimension, satisfies the hardship criteria for approving WAV25-00003. In order to meet the setback requirements and add more space to the home, the addition would need to be relocated at grade level, where only a small usable rear yard currently exists, as the topography of the property slopes drastically downward towards the rear, and provides for unusable rear yard area. Developing along the rear would also eliminate the circulation access to the existing garages that face northerly and are accessed from the rear.

While the property is large at 9,874 sq. ft., it is irregularly shaped and provides limited building pad area due to the sloped topography of the lot, providing added difficulty in designing additions.

No active complaints are on file. The approval of lesser setbacks along the frontage do not appear to impact any neighbors, as there is no expectation of privacy along a property’s frontage, and no correspondence was received regarding the front setbacks. Granting WAV25-00003 will not interfere with the orderly development of the City, as the proposed improvements will maintain the land use, as a single-family residence, complying with the Zoning and General Plan designation.

Previous Hearings and Publications
A previous public hearing was held in accordance with the TMC and applicable noticing requirements.

The project was previously considered by the Planning Commission at its meeting date of May 6, 2026. Following approximately 30 minutes of public testimony and Commission discussion, the Planning Commission approved the project by a 4-0 roll call vote. Voting in favor were Commissioners Borgialli, Riggs, Turner, and Chair Kartsonis. Commissioners Anunson, Obejas, and Yeh were absent.

A timely appeal of the Planning Commission's decision was filed on May 14, 2026.

In accordance with the TMC, notice of the City Council public hearing to consider the appeal of the Planning Commission's approval of the PRE and WAV for the subject project was provided at least 10 calendar days before the City Council’s meeting date of September 1, 2026. Notice of the hearing was also posted at the project site, mailed to all property owners within a 500-foot radius of the project's exterior boundaries, and published in The Daily Breeze.

Conclusion
The applicant has submitted a project that complies with all applicable requirements of the TMC, with the exception of the required front yard setbacks, which are addressed through the requested WAV.
5 City Council
September 1, 2026

In staff's judgment, the proposed three-story additions conform to the planning and design provisions of the Hillside Overlay District and would not result in a substantial adverse impact on the views, light, air, or privacy of neighboring properties. As conditioned, the project has been designed to minimize potential impacts through the strategic placement of the proposed additions along the eastern portion of the property. In addition, the project provides side and rear yard setbacks that exceed TMC requirements.

Although the proposed front yard average and minimum setbacks are less than those required by the TMC, staff finds that the project satisfies the required findings to support approval of the requested Waiver. Staff received numerous letters in support of the project and one letter in opposition. While the opposing correspondence raised concerns regarding impacts to light, air, and privacy, staff determined that the proposed additions would not result in substantial adverse impacts in these areas.

The proposed project is compatible with the surrounding residential neighborhood and represents an appropriate use of the property. Except for the requested setback modifications, the project complies with all applicable objective development standards of the R-1 Zone and is consistent with the Low Density Residential (R-LO) General Plan land use designation. Staff further finds that the requested setback reductions will not interfere with the orderly development of the City, as the project will maintain the existing single-family residential use in conformance with the property's zoning and General Plan designation.

Accordingly, staff recommends that the City Council deny the appeal and approve the project, subject to the recommended conditions of approval.

ENVIRONMENTAL FINDINGS
The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Article 19, Sections 15301 (Existing Facilities) and 15305 (Minor Alterations in Land Use Limitations).

ATTACHMENTS

1. Resolutions for Approval

2. Location and Zoning Maps

3. Appeal Filing

4. Project Plans

5. Planning Commission Meeting Minutes Excerpt (May 6, 2026)

6. Planning Commission Staff Report (May 6, 2026)

7. Correspondence (Post-Planning Commission Meetings)

8. Proof of Publication and Notification (Materials Available) 6 RESOLUTION NO. 2026-0XX

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 WAIVER OF SETBACK REQUIREMENTS , AS PROVIDED
FOR IN DIVISION 9, CHAPTER 1, ARTICLE 41 OF THE

TORRANCE MUNICIPAL CODE , TO ALLOW FIRST AND

SECOND STORY ADDITIONS AND ATTACHED BASEMENT

LEVEL ONE-CAR GARAGE TO AN EXISTING THREE -STORY

SINGLE FAMILY RESIDENCE ON PROPERTY LOCATED

WITHIN THE HILLSIDE OVERLAY DISTRICT (R-H) IN THE
SINGLE FAMILY RESIDENTIAL (R-1) ZONE AT 459 VIA EL
CHICO.

PRE25-00005: NAGY BAKHOUM
(JOHN AND RENEE GROBLEWSKI)

WHEREAS, the Planning Commission of the City of Torrance at its meeting of May 6, 2026 , conducted a duly noticed public hearing to consider an application filed by Nagy Bakhoum (John and Renee Groblewski), for a Precise Plan of Development (PRE25-00005) to allow basement, one and two-story additions to an existing three-story single family residence, in conjunction with a Setback Waiver (WAV25-00003), on property located within the Hillside Overlay District (R -H) in the Single Family Residential (R-1) Zone at 459 Via el Chico (APN: 7531-016-054); and

WHEREAS, the Planning Commission on May 6, 2026, approved the project by a roll call vote of 4 to 0; and

WHEREAS, an appeal to the City Council was filed on May 14, 2026; and

WHEREAS, the City Council of the City of Torrance at its meeting of September 1, 2026 , conducted a duly noticed public hearing to consider an application filed by Nagy Bakhoum (John and Renee Groblewski), for PRE25-00005 to allow basement, one and two-story additions to an existing three -story single family residence, in conjunction with a Setback Waiver (WAV25 - 00003), on property located within the R-H in the R-1 at 459 Via el Chico; 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 at 459 Via el Chico;

b) The property is further described as located on Parcel Map as per Book 45, Page 59 of PM Lot 2 (APN 7531-016-054);

c) That additions to single family residences and setback waivers are determined to be Categorically Exempted by the Guidelines for Implementation of the California Environmental 7 ATTACHMENT 1

Quality Act (CEQA), Article 19, Section 15301 (e) and 15305 (a);

d) That the project, as conditioned, is in compliance with both the R -1 Zoning and the Low - Density Residential (R-LO) General Plan designation for this site, with the exception of the average front yard setback of 18.13’, and the minimum front yard dimension of 14’-9 ¼”, for which Setback WAV25-00003 has also been requested in conjunction with this request;

e) That the proposed three-story additions, as conditioned, will not have an adverse impact upon the view, light, air, or privacy of other properties in the vicinity, because the proposed additions have been designed exceeding the east side yard setback adjac ent to the neighbor to the east, in order to prevent privacy impacts. No northern, western or southern properties voiced concerns;

f) That the proposed additions, as conditioned, have been located, planned and designed, so as to cause the least intrusion on the view, light, air, or privacy of other properties in the vicinity, because the majority of the additions are located in the far eastern portion of the property, and exceeding the east side yard setback;

g) That the design of the proposed additions provides an orderly and attractive development in harmony with other properties in the vicinity, because the additions will match the exterior materials of the existing home, which are consistent with the current p attern of development in the vicinity;

h) That the proposed additions, as conditioned, have been designed to ensure that the development will not have a harmful impact upon the land values and investment of other properties in the vicinity, because the proposed additions meet and/or exceed the R -1 development standards, except for the aforementioned setback requirements;

i) That the granting of this application, as conditioned, would not be materially detrimental to the public welfare or to other properties in the vicinity, because the project is designed with lower heights than the maximum Code allowance, the highest ridge i s existing, located along the center of the home, and the addition’s maximum height is lower than the existing home’s height, which limit the potential for privacy impairment;

j) That the proposed additions, as conditioned, will not cause or result in an adverse cumulative impact on other properties in the vicinity, because the project would be compatible with the surrounding pattern of development in design and is less than the allowable Floor Area Ratio (FAR);

k) That it is not feasible to increase the size of or rearrange the space within the existing building or structure for the purposes intended, except by increasing the height, because sprawling the additions would eliminate the limited yard space on this irre gularly shaped lot, with topographical challenges;

l) That the denial of this request to increase the height will constitute an unreasonable hardship, as the proposed additions do not cause a significant adverse impact to view, light, air or privacy; and

m) That granting this application to increase the height would not be materially detrimental to the public welfare and to other properties in the vicinity, because the project, as conditioned, complies with the development standards of the R -1 Zone, except for the noted se tback 8 requirements.

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

The application filed by Nagy Bakhoum (John and Renee Groblewski), for PRE25-00005 to allow basement, one and two -story additions to an existing three -story single family residence, in conjunction with a Setback Waiver (WAV25-00003) on property located within the R-H in the R-1 Zone at 459 Via el Chico, is APPROVED subject to the following conditions:

1. That the use of the subject property for a single family residence shall be subject to all conditions imposed in PRE25 -00005 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 PRE25-00005 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 of the TMC;

3. That the maximum height of the addition at the highest point of the roof shall not exceed a height of 17.05’ as represented by the survey elevation of 213.43’ for the highest ridge based on the top of curb lowest adjacent grade of 196.38’ (located near the southern perimeter of the property’s frontage), based on a bench mark elevation of 191.80’ located within the public right -of-way along Via el Chico, at the northeast portion of the right -of- way, as shown on the official survey map on file in the Community Development Department; (Planning)

4. 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 17.05’ for the highest ridge based on the benchmark of 191.80’ located within the public right-of-way along Via el Chico, at the northeast portion of the right -of-way, 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 City Council; (Planning)

5. That the final Building Plans shall note that the additions shall match the existing home’s exterior color/materials, prior to the issuance of a Building Permit; (Planning)

6. 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)

7. 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)

8. 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 9 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 this Precise Plan of Developmen t and Waiver 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)

9. That the proposed project shall comply with all the conditions of WAV25 -
00003; (Planning)

10. That all connections for water service shall be made to the stub outs provided (unless stub outs are undersized). If existing stub outs are not used, they shall be abandoned at the main; (Engineering)

11. That if fire sprinklers are required, the existing water service shall be upgraded to 1” minimum; and (Engineering)

12. 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

at the regular meeting of the City Council of the
City of Torrance held on the
1st

day of
September

2026.

___________________________
Mayor Sharon Kalani
ATTEST:

____________________________

_______________________________
Patrick Q. Sullivan, City Attorney
Rebecca Poirier, MMC
, City Clerk

10 RESOLUTION NO. 202
6 -
0 XX

A RESOLUTION OF THE

CITY COUNCIL

OF THE CITY OF

TORRANCE, CALIFORNIA,

DENYING

AN APPEAL AND

UPHOLDING

THE PLANNING COMMISSION APPROVAL OF A
WAIVER

TO ALLOW LESS THAN THE REQUIRED SETBACK

REQUIREMENTS
,

IN CONJUNCTION WITH A

PRECISE PLAN

OF DEVELOPMENT
, AS PROVIDED FOR IN DIVISION 9,

CHAPTER
4 , ARTICLE
2 OF THE TORRANCE MUNICIPAL
CODE
,
TO

ALLOW BASEMENT, ONE AND TWO
-
STORY

ADDITIONS TO

AN EXISTING THREE
-

STORY SINGLE FAMILY

RESIDENCE

ON PROPERTY LOCATED WITHIN THE HILLSIDE

OVERLAY DISTRICT

(R
-
H)

IN THE

SINGLE FAMILY

RESIDENTIAL

(R
-
1 )

ZONE
AT

459 VIA EL CHICO
.

WAV
25 -
0000
3 :

NAGY BAKHOUM

(

JOHN AND RENEE GROBLEWSKI
)

WHEREAS
, the Planning Commission of the City of Torrance at its meeting of May 6, 2026
,
conducted a duly noticed public hearing to consider an application filed by Nagy Bakhoum

(
John
and Renee Groblewski
), for a
Waiver

(
WAV
25 -
0000
3 )

to allow
less than
the required setback
requirements, in conjunction with

a Precise Plan of Development (PRE25
-
00005) to allow

basement,
one and two
-
story additions to an existing three
-
story single family residence
, on
property located within the Hillside Overlay District (R -
H) in the
Single Family Residential (R
-
1)
Zone
at 459 Via el Chico

(
APN: 7531
-
016
-
054
); and

WHEREAS
, the Planning Commission on
May 6, 2026
,
approved the project by a roll call vote of
4 to
0 ; and

WHEREAS
,
an appeal to the City Council was filed on
May 14, 2026
; and

WHEREAS
, the City Council of the City of Torrance at its meeting of September 1, 2026
,
conducted a duly noticed public hearing to consider an application filed by Nagy Bakhoum

(
John
and Renee Groblewski
), for
WAV
25 -
0000
3 to allow
less than the required setback requirements,
in conjunction with
PRE25
-
00005 to allow
basement, one and two
-
story additions to an existing
three
-
story single family residence,
on property located within the R
-
H in the
R
-
1 at 459 Via el
Chico
; 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
at 459 Via el Chico
;
b)
The property is further described
as
located on Parcel Map as per Book 45, Page 59 of PM
Lot 2
(
APN 7531
-
016
-
054
)
;
c)
That
additions to single family residences and setback waivers are determined to be 11 Categorically Exempted by the Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15301 (e) and 15305 (a) ;

d)
That

the
project is in compliance with the Low
-
Density Residential (R
-
LO) General Plan
Designation
;
e)
That
unreasonable difficulties will result from the strict enforcement of the average front yard setback and the minimum front yard setback dimension requirements, because the existing home was originally approved with lesser setbacks, the addition will match t he line of the
existing structure in order to provide an integrated designed project that will match the floor levels with the interior and exterior walls of the existing home, and the existing condition will not be worsened to the front, east or north sid
es, the property has limited at grade space to
develop, and the new additions meet and/or exceed the other development standards and TMC
;
f)
That
setback WAV25
-
00003 request will not be materially detrimental to the public welfare or to the property of other persons location in the vicinity thereof, because the new additions do not create a significant adverse impact to view, light, air or privacy; and
g)
That
the Setback Waiver request will not substantially interfere with the orderly development of the City, as provided for in this Division, because the plans, as conditioned, conform to the other development standards, except for the average front yard setback

and the minimum
front yard setback dimension, and the property is maintaining the single family residence use permitted by the Zone and intended by the General Plan designation .

NOW, THEREFORE, BE IT RESOLVED
,

BY THE CITY COUNCIL OF THE CITY OF
TORRANCE, AS FOLLOWS:

The application

filed by
Nagy Bakhoum

(
John and Renee Groblewski
),
for
WAV
25 -
0000
3 to allow
less than the required setback requirements, in conjunction with PRE25 -
00005 to allow basement,
one and two
-
story additions to an existing three
-
story single family residence, on property located
within the R
-
H in the R
-
1 at 459 Via el Chico
, is

APPROVED

subject to

the following conditions:

1. That the use of the subject property for a single family residence shall be subject to all conditions imposed in WAV25
-
00003 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 WAV25
-
00003 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 of the TMC;

3. That the proposed project shall comply with all the conditions of PRE25 -
00005;
12 and (Planning)

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

INTRODUCED
, APPROVED,

and

ADOPTED

at the regular meeting of the City Council of the
City of Torrance held on the
1st

day of
September

2026.

___________________________
Mayor Sharon Kalani
ATTEST:

____________________________

_______________________________
Patrick Q. Sullivan, City Attorney
Rebecca Poirier, MMC
, City Clerk

13 14
15 16
17 18
ATTACHMENT 3
SITE
Groblewski Residence

SHEET INDEX

PROJECT CONTACTS

PROJECT SUMMARY
AX.X
X'-X"
X'-X"
X
X
XX
AX.X
AX.X
X'-X"
#
#
#

ABBREVIATIONS
LEGEND
X

VICINITY MAP
Groblewski Residence
LEGAL DESCRIPTION:

APPLICABLE CODES:

CONSTRUCTION TYPE:

OCCUPANCY GROUP:

PROJECT DESCRIPTION:

PROJECT ADDRESS:

OWNER:

Elevation Heights
Sheet #
Slope
(unless noted otherwise)
Dimension to face of framing/masonry
Dimension to center line
Section
Room #
Sheet #
Detail #
Window
Door
Shearwall
New Wall
Masonry Wall
Concrete
NaturalNAT.

Concrete
MaximumMAX.

ArchitecturalARCH.

MinimumMIN.

MechanicalMECH.

BetweenBTWN.

ManufacturerMFGR.

BuildingBLDG.

MicrowaveMICRO.

BlockBLK.

MetalMTL.

BeamBM.

NumberNO.

ClearCLR.

On CenterO.C.

CeilingCL'G.

PlywoodPLYWD.

ColumnCOL.

CONC.

RisersRIS.

ContinuousCONT.

Rough OpeningR.O.

DryerDRY.

Roof RaftersR.R.

DiameterDIA.

RevisionREV.

Dimension(s)DIM.

RefrigeratorREFR.

DishwasherD.W.

RequiredREQ'D.

DrawingsDWGS.

SheetSHT.

ElevationELEV.

SimilarSIM.

EqualEQ.

SteelSTL.

Existing(E)
StructuralSTRUCT.

ExteriorEXT.

Finish, FinishedFIN.

TreadsTR.

FloorFLR.

Tongue & GrooveT.&G.

FootingFT'G.

Top ofT.O.

GalvanizedGALV.

TypicalTYP.

GradeGRD.

Unless Noted OtherwiseU.N.O.

Gypsum BoardGYP. BD.

Verify In FieldV.I.F.

HeaderHDR.

WasherWASH.

HeightHGT.

WoodWD.

InteriorINT.

Ceiling JoistC.J.

Floor JoistF.J.

Water HeaterW.H.

New(N)
TemperedTEMP.

CasementCSMT.

SliderSL.

FreezerFRZ.

Garbage DisposalG.D.

Forced Air UnitF.A.U.

Detail
Interior Elevations
Sheet #
Sect. #
R3
Furred Ceiling / Arch
Torrance, CA 90505
Phone: 1.310.373.3568
Contact: Nagy Bakhoum
3800 Pacific Coast Highway
ZONE: SPRINKLERED: NO
LOT NO. 5, BLOCK 2 TRACT NO. 3701,
2022 California Title 24,California Energy Code and C.R.C. 2022 CBC, 2022 CMC, 2022 CPC & 2022 CEC w/State of
459 Vía El Chico

JOHN GROBLEWSKI
APN 7531-016-054
REMODEL & ADDITION TO A 2-STORY PLUS
BASEMENT HOME WITH ATTACHED 2 CAR
GARAGE & NEW 1 CAR GARAGE, 2 BEDS & 2
BATH ADDED.

Type V-B

1. ALL WORKS AND MATERIALS IN THIS PROJECT SHALL COMPLY WITH 202 2 CBC, 2022 CMC, 2022 CPC & 2022 CEC W/STATE OF CALIFORNIA TITLE 24,CALIFORNIA AND CITY OF TORRANCE AND OR DISABLED ACCESS REQUIREMENTS.

2. IN ADDITION TO THE REQUIREMENTS OF SECTION 106.4.4, EVERY PER MIT ISSUED

SHALL EXPIRE AND BECOME NULL AND VOID IF THE BUILDING OR WORK AUTHORIZED BY

SUCH PERMIT IS NOT COMPLETED WITHIN TWO YEARS FROM THE DATE OF ISSUANCE OF SAID PERMIT.

3. ALL PROPERTY LINES, EASEMENTS, PROPOSED AND EXISTING STRUCTUR ES,

OVERHEAD POWER LINES, AND ABANDONED OIL WELLS, CESSPOOLS, AND SEPTIC TANKS ARE SHOWN ON THE PLANS.

4. ALL CONSTRUCTION ACTIVITY SHALL BE PROHIBITED, EXCEPT BETWEEN HOURS OF 7:00 A.M. AND 6:00 P.M. ON MONDAYS, TUESDAYS, WEDNESDAYS, THURSDAYS, AND FRIDAYS AND BETWEEN THE HOURS OF 9:00 A.M. AND 5:00 P.M. ON SATURDAYS. THERE SHALL BE NO CONSTRUCTION ACTIVITY BETWEEN THE HOURS OF 6 P.M. AND 7A.M.

MONDAY THROUGH FRIDAY, AND BETWEEN 5 P.M. AND 9 A.M. ON SATURDAYS. NO

CONSTRUCTION ACTIVITY SHALL BE PERMITTED ON SUNDAYS, MEMORIAL DAY,

INDEPENDENCE DAY, LABOR DAY, THANKSGIVING DAY,CHRISTMAS DAY, AND NEW YEAR'S DAY.

5. AT LEAST TWO SIGNS, WEATHER PROOF, 12" X 18" MINIMUM SHALL BE POSTED

ON THE CONSTRUCTION SITE SHOWING WORKING HOURS, NAME AND EMERGENCY PHONE NUMBER OF THE CONTRACTOR.

6. PROVIDE A CONSTRUCTION FENCE AND OR CANOPY PER SEC. 3303, CBC AT

PUBLIC RIGHT-OF-WAY FOR PEDESTRIANS PROTECTION IF ANY WORK TO BE PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY.

7. NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION PERMI T.

WORK COMMENCED WITHOUT A VALID PERMIT MAY BE SUBJECTED TO A SPECIAL INVESTIGATION BEFORE A PERMIT MAY BE ISSUED.

8. DEMOLITION PERMIT - THERE WILL BE A 14-DAY WAITING PERIOD AFTE R A

DEMOLITION PERMIT APPLICATION IS FILED, BEFORE A DEMOLITION PERMIT MAY BE ISSUED. EVERY HOLDER OF A DEMOLITION PERMIT AND OR BUILDING PERMIT SHALL

COMPLETELY ENCLOSE BY FENCING THE CONSTRUCTION SITE PRIOR TO THE START OF DEMOLITION OR CONSTRUCTION.

9. A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION INVOL VES A CUT OR FILL DEPTH OF 3'-0" OR MORE AND OR 200 CUBIC YARDS. SUBMIT GRADING PLANS AND SOILS REPORT TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL.

DUST SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED

MEANS IF EXCAVATING, CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (USA-1-800-422-4133) PRIOR TO ANY EXCAVATION.

10. A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL TH AT IS 5'-0" IN HEIGHT OR OVER. ENGINEERED SHORING PLANS AND CALCULATIONS AND SOIL REPORT MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL.

PER SECTION 3301.2 OF THE CBC, THE HOLDER OF A SHORING PERMIT SHALL NOTIFY IN WRITING ALL THE OWNERS OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO REQUIRED; A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DIVISION. SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION.

11. THE SANDBLASTING MUST BE WET SANDBLASTING, AND ALL THE

PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED AT LEAST TWO (2) DAYS PRIOR TO SANDBLASTING.

12. PROVIDE ROOF GUTTERS AND DOWN SPOUTS OR CONCRETE

PAVEMENT/SWALE ON GROUND TO DIVERT AND CONVEY SURFACE WATER AWA Y FROM

BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN SYSTEM.

13. NO CHANGES SHALL BE MADE ON PLANS WHETHER INTERIOR OR EXTERI OR OF

THE STRUCTURE WITHOUT WRITTEN APPROVAL FROM THE PLANNING AND BUILDING DIVISIONS.

14. THE APPROVAL OF PLANS, SPECIFICATIONS AND CALCULATIONS DOES NOT

PERMIT THE VIOLATION OF ANY SECTIONS OF THE BUILDING CODE, OR OTHER CITY ORDINANCES, STATE OR FEDERAL LAWS.

15. PARTY WALLS BETWEEN DWELLING UNITS IN CONDOMINIUMS AND APART MENTS SHALL HAVE SOUND TRANSMISSION CLASS, STC 55 RATED ASSEMBLIES AND COMMON FLOOR/CEILING SHALL HAVE IMPACT INSULATION CLASS, IIC 50 RATED ASSEMBLIES.

FLOOR SHEATHING SHALL NOT BE CONTINUOUS AT PARTY WALLS. ENTRANCE DOORS FROM CORRIDORS SHALL HAVE A STC 33 RATING.

16. A BUILDING HEIGHT SURVEY SHALL BE REQUIRED WHEN APPROVED PLA NS OR FIELD INSPECTIONS SHOW THAT THE BUILDING HEIGHT IS WITHIN 2'-0" OF THE ALLOWABLE MAXIMUM HEIGHT APPROVED BY THE PLANNING DIVISION. THE

CERTIFICATION BY THE SURVEYOR CERTIFYING THE BUILDING'S HEIGHT RELATIVE TO

THE EXISTING GRADE ELEVATION SHALL BE SUBMITTED TO BUILDING DIVISION FOR RECORD.

17. AN OPENING OR OPERABLE WINDOWS IN A WALL HAVING A WIDTH AND HEIGHT OF AT LEAST 18", WITH FLOOR TO SILL HEIGHT OF LESS THAN 30" THRU WHICH A PERSON MIGHT FALL TO LEVEL OF 30" OR MORE BELOW THE FINISH FLOOR SHALL BE

PROVIDED WITH A PERMANENT GUARD RAIL CONFORMING TO THE REQUIREMENTS OF SECTION 509, CBC.

18. GLAZING MUST BE TEMPERED AND AFFIXED WITH PERMANENT LABELS W HERE THE GLAZING IN DOOR AND AT WITHIN 24" ARC OF THE DOOR, IN RAILINGS, IN WALL

ENCLOSING STAIRWAY LANDINGS, SHOWER, AND BATH TUB IN ACCORDANCE WITH SECTION 2406, CBC.

19. WIDTH OF STAIRWAYS SHALL BE MIN. 36" CLEAR.(44" FOR OCCUPANT LOADS ARE 50 OR MORE.) THE CLEAR WIDTH IS FROM WALL TO WALL, WALL TO BALUSTRADE OR BALUSTRADE TO BALUSTRADE. GUARD RAIL/HANDRAIL PICKETS OR INTERMEDIATE RAILINGS SHALL HAVE A CLEAR SPACE OF LESS THAN 4 INCHES.

20. GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7'-0" HIGH M INIMUM AND 18'-0" WIDE BY 19'-0" DEEP CLEAR INSIDE DIMENSIONS. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVED AND WITH MANUFACTURER'S LABEL. DOOR

IN OCCUPANCY SEPARATION WALL BETWEEN GARAGE AND DWELLING UNIT SHOULD BE A LABELED 20-MINUTE DOOR OR 1-3/8" THICK SOLID WOOD, SELF-CLOSING AND TIGHT FITTING DOOR.

21. ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILIN G ON

VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR SHEATHINGS RESPECTIVELY.

22. WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1. SUBMI T

WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL INSPECTORS IN

ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORKS.

23. PRIOR TO COMMENCE OF WELDING AND INSPECTION, ALL FABRICATION SHOPS,

WELDERS, AND SPECIAL INSPECTORS SHALL BE CERTIFIED BY CITY OF LOS ANGELES

OR ICBO AND APPROVED BY BUILDING DIVISION IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM. THE CERTIFIED FABRICATOR OR SPECIAL INSPECTOR SHALL

SUBMIT A CERTIFICATE OF COMPLIANCE THAT THE WORKS WAS PERFORMED IN

ACCORDANCE WITH THE APPROVED PLANS AND SPECIFICATIONS TO THE SATISFACTION OF BUILDING OFFICIAL AND THE ENGINEER OR ARCHITECT OF RECORD.

SPECIAL INSPECTIONS ARE REQUIRED FOR ANY FIELD WELDS OF STRUCTURAL MEMBERS AND WELDS PERFORMED IN A NON-CERTIFIED SHOP.

CITY OF TORRANCE BUILDING DIVISION NOTES: 24. PROVIDE VERTICAL AND HORIZONTAL REBAR IN FOUNDATION STEM WAL L THAT EXCEEDS 24" IN HEIGHT MEASURED FROM TOP OF FOOTING PER SECTION 1914 AND SECTION 2107 OF THE CBC.

25. PROVIDE UNDERGROUND CONDUITS FOR FUTURE ELECTRICAL,

TELEVISION/CABLE, AND TELEPHONE LINES TO BE LOCATED AT THE FRONT PROPERTY LINES. VERIFY WITH INSPECTOR FOR ADDITIONAL COMMENTS.

26. A COPY OF REGISTERED LETTERS TO EACH ADJACENT PROPERTY OWNER S IS REQUIRED PRIOR TO GRADING WORK.

27. PROVIDE STREET ADDRESS LETTERS A 4 MINIMUM OF INCHES IN HEIG HT.

CITY OF TORRANCE ENGINEERING DIVISION NOTES:

A. ALL EASEMENTS, OIL WELLS, SUBSTRUCTURES, SUPERSTRUCTURES,

LANDSCAPE, HARD ESCAPE, UTILITY POLES, UTILITY BOXES, UTILITY VENTS, UTILITY

VAULTS, UTILITY CABINETS, UTILITY OVERHEAD LINES AND WATER HYDRANTS ARE

SHOWN ON THIS SITE PLAN
B. CONTRACTOR SHALL NOTIFY CITY ENGINEERING DIVISION 48 HOURS P RIOR TO COMMENCING ANY WORK IN PUBLIC RIGHT OF WAY.

C. WORK IN PUBLIC RIGHT OF WAY, SHALL COMPLY WITH THE LATEST EDI TION OS

APWA STANDARD PLANS AND SPECIFICATIONS, AND SHALL BE EXECUTED TO THE SATISFACTION OF CITY ENGINEER AND/OR HIS REPRESENTATIVE.

D. WORK IN PUBLIC RIGHT OF WAY SHALL BE PREFORMED BY LICENSED CONTRACTORS. CONTRACTORS AND SUBCONTRACTORS SHALL POSSESS VALID REDONDO BEACH BUSINESS LICENSES.

E. CONTRACTOR SHALL MAINTAIN CONSTRUCTION PERMITS AND AN APPRO VED SET OF PLANS ON SITE AT ALL TIME. CONTRACTOR SHALL SURRENDER ALL REQUIRED

CONSTRUCTION DOCUMENTS TO THE CITY ENGINEER AND/OR HIS REPRESENTATIVE UPON DEMAND.

F. PRIOR TO ISSUANCE OF THE BULIDINGS/ENGINEERING PERMIT, CONTRA CTOR MUST PROVIDE PROOF OF INSURANCE. CONTRACTOR SHALL MAINTAIN ON CITY FILES

APPROVED ONE MILLION DOLLAR GENERAL LIABILITY AND ONE MILLION DOLLAR

WORKERS COMPENSATION INSURANCE POLICY, NAMING THE CITY ADDITIONAL INSURED, WITH 30-DAY CANCELLATION NOTICE. THE INSURANCE POLICY SHALL STATE THE "CITY OF TORRANCE, ITS OFFICERS, ELECTED OFFICIALS, ATTORNEYS,

EMPLOYERS, MEMBERS OF BOARDS AND COMMISSIONS, AGENTS AND VOLUNTEERS ARE HEREBY NAMED ADDITIONAL INSURED." THE CERTIFICATE OF INSURANCE MUST STATE THAT THE INSURANCE IS "PRIMARY" AND NOT EXCESS. THE CANCELLATION CLAUSE SHALL STATE "SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE

CANCELED BEFORE THE EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL MAIL 30 DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO THE LEFT." G. CONTRACTOR SHALL REPLACE AT ITS SOLE COST, DAMAGE SIDEWALK,

DRIVEWAYS, CURB, GUTTER AND PAVEMENT TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE.

H. CONSTRUCT NEW CONCRETE DRIVEWAY TYPE B WHERE NOTED ON SITE PL AN.

NEW CONCRETE SHALL BE CLASS 520-C-2500.

I. CONSTRUCT NEW CONCRETE SIDEWALK WHERE NOTED ON THE SITE PLAN.

NEW SIDEWALK SHALL MATCH EXISTING. NEW CONCRETE SHALL BE CLASS 520-C-2500 J. CONSTRUCT NEW RESIDENTIAL CONCRETE CURB AND GUTTER WHERE NOTE D ON SITE PLAN. NEW CURB SHALL HAVE FACE HEIGHT OH 6 INCHES OR MATCH EXISTING.

NEW GUTTER SHALL BE 12 INCHES WIDE OR MATCH EXISTING. NEW CONCRETE SHALL BE CLASS 520-C-2500.

K. CONSTRUCT NEW CONCRETE CURB AND GUTTER WHERE NOTED ON SITE PL AN.

NEW CURB SHALL MATCH EXISTING . NEW CUTTER SHALL BE 12 INCHES WIDE OR MATCH EXISTING. NEW CONCRETE SHALL BE CLASS 520-C-2500 L. TRAFFIC DELINEATION SHALL BE EXECUTED IN ACCORDANCE WITH THE LATEST

EDITION OF THE WATCH MANUAL AND TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE.

M. COMMERCIAL VEHICLES TRANSPORTING SOIL, EQUIPMENT OR CONSTRUCT ION MATERIALS AND HAVING UN LADEN WEIGHT AS DEFINED IN SECTION 660 OF CVC OF 6,000 POUNDS OR MORE OR HAVING MANUFACTURES'S GROSS WEIGHT RATING AS DEFINED IN SECTION 390 OF CVC OF 10,000 POUNDS OR MORE SHALL USE DESIGNATED TRUCK ROUTE TO COMMUTE TO PROJECT SITE. AND COMMERCIAL VEHICLE HAVING A FULLY LADEN WEIGHT OF 20,000 POUNDS OR MORE SHALL NOT USE CONDITIONAL TRUCK ROUTE.

N. PUBLIC WORKS INSPECTOR SHALL INSPECT ALL STREET IMPROVEMENTS; ALL

SEWER SYSTEMS INCLUDING ALL PIPING, TRENCHING, BACKFILLING, CATCH BASINS, SUMP PUMPS AND OIL/WATER SEPARATOR. FIRST INSPECTION SHALL TAKE PLACE AFTER FORMS ARE IN PLACE FOR SIDEWALKS, DRIVEWAYS, ETC. OR AT THE TIME OF CONSTRUCTING THE SEWER LINE SADDLE. SECOND INSPECTION SHALL TAKE PLACE WHILE SIDEWALKS, DRIVEWAYS , ETC., ARE BEING POURED AND FINISHED OR AT THE TIME OF BACKFILLING. BACKFILLING, COMPACTION AND TESTING SHALL BE CONDUCTED

IN ACCORDANCE WITH CITY STANDARDS AND TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE. FINAL INSPECTION WILL BE MADE AFTER CITY BUILDING DIVISION HAS MADE THERE FINAL INSPECTION. AT THAT TIME, IF ALL WORK

PERTAINING TO PUBLIC RIGHT OF WAY IS IN GOOD ORDER, THE PERMIT DEPOSITS WILL BE RELEASED, LESS ANY AND ALL CHARGES. CONTACT CITY ENGINEERING DIVISION AT (310) 318-0661 FOR ALL INSPECTIONS
O. CONTRACTOR SHALL ARRANGE FOR PUBLIC WORKS INSPECTION 24 HOURS IN

ADVANCED
P. CONTRACTOR SHALL SUBMIT COMPACTION REPORTS AND

CONCRETE/ASPHAULT CLASS CERTIFICATES TO CITY ENGINEERING DIVISION PRIOR TO

REQUESTING FINAL INSPECTION
Q. DUST CONTROL SHALL BE ENFORCED TO THE SATIFICATION OF THE CIT Y ENGINEER AND OR/HIS REPRESENTATIVE THROUGHOUT CONSTRUCTION.

R. NOISE CONTROL SHALL BE ENFORCED TO THE SATISFACTION OF THE CI TY ENGINEER AND/OR HIS REPRESENTATIVE THROUGHOUT CONSTRUCTION. ACTUAL CONSTRUCTION ACTIVITIES IN PUBLIC RIGHT OF WAY MAD OCCUR FROM 7:00 A.M. TO 6:00 P.M. NO WORK IS PUBLIC RIGHT OF WAY SHALL OCCUR ON SUNDAYS OR NATIONAL HOLIDAYS.

S. PUBLIC RIGHT OF WAY SHALL BE KEPT CLEAR AND CLEAN TO THE SATI SFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE THROUGHOUT CONSTRUCTION.

NO STORAGE OF DEBRIS, MATERIALS OR EQUIPMENT SHALL BE ALLOWED ON PUBLIC

RIGHT OF WAY WITHOUT PRIOR CONSENT FROM THE CITY ENGINEER AND/OR HIS REPRESENTATIVE. SUCH CONSENT SHALL BE RENEWED DAILY. IF CITY CREWS ARE

CALLED UPON TO PERFORM WORK OF CONTRACTOR, REGARDING CITY RIGHT OF WAY, CONTRACTOR SHALL BE CHARGED FOR ALL EXPENSES INCURRED BY CITY CREWS.

T. CONTRACTOR SHALL LOCATE AND PROTECT EXISTING UTILITIES AT ITS SOLE COST. CONTRACTOR SHALL REPAIR, AT ITS COST TO THE SATISFACTION OF THE CITY

ENGINEER, HIS REPRESENTATIVE AND TO THE UTILITY COMPANIES, ANY DAMAGE INFLICTED BY CONTRACTOR ON EXISTING UTILITIES.

U. CONTRACTOR SHALL LOCATE AND PROTECT IN PLACE EXISTING SURVEY POINTS AT ITS SOLE COST. CONTRACTOR SHALL RE-ESTABLISH DAMAGE SURVEY

POINTS, AT ITS SOLE COST AND TO THE SATISFACTION OF THE CITY ENGINEER AND OR/HIS REPRESENTATIVE.

V. CONTRACTOR SHALL REPLACE AT ITS SOLE COST , REMOVED/DAMAGED

TREES/LANDSCAPING WITHIN PUBLIC RIGHT OF WAY, TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE.

W. EXTERIOR WALLS OF GROUP R-3/U OCCUPANCIES LESS THAN 5 FEET FR OM PROPERTY LINE SHALL BE OF ONE-HOUR CONSTRUCTION. [T-602 FOOTNOTE 'f' CBC] X. CERTIFICATION OF FOUNDATION FORMS REQUIRED PRIOR TO FOUNDATIO N INSPECTION.

CITY OF TORRANCE ENGINEERING DIVISION NOTES:

C&E Permit Required

1. A CONSTRUCTION AND EXCAVATION PERMIT (C & E PERMIT) IS REQUIR ED FROM

THE COMMUNITY DEVELOPMENT DEPARTMENT, ENGINEERING PERMITS AND RECORDS DIVISION, FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY.

Close Abandoned Driveway

2. CLOSE ABANDONED DRIVEWAY(S) WITH FULL HEIGHT CURB AND GUTTER TO MATCH EXISTING (CITY CODE SEC. 74.4.4).

Street Tree

3. INSTALL A STREET TREE IN THE CITY PARKWAY EVERY 50' FOR THE W IDTH OF THIS LOT (CITY CODE SEC. 74.3.2). CONTACT THE STREET SCAPE DIVISION OF THE TORRANCE PUBLIC WORKS DEPARTMENT AT 310-781-6900 FOR INFORMATION ON THE TYPE AND SIZE OF TREE FOR YOUR AREA.

Construct Driveway

4. PROPOSED DRIVEWAY TO COMPLY WITH MAXIMUM GRADES AS PER CITY C ODE SEC. 93.4.5(d).

Site Drainage

5. THAT PROPOSED SUMP PUMP DISCHARGE TO BE THRU CURB TO THE PUBL IC STREET AND AT LESS THAN OR EQUAL TO 4ft / SEC.

ConstruCT DRIVEWAY

6. THAT PROPOSED DRIVEWAY SHALL NOT BEGIN TO SLOPE DOWNWARD UNTI L BEHIND THE FRONT PROPERTY LINE. DRIVEWAY ELEVATION AT FRONT PROPERTY LINE TO BE 8" ABOVE FLOW LINE AT THAT POINT.

CITY OF TORRANCE STANDARD CONDITIONS:

A. MAINTAIN ONE STREET TREE AT 50 FOOT INTERVALS ALONG THIS SITE .

B. ANY WORK IN THE PUBLIC RIGHT OF WAY REQUIRES A PERMIT FROM T HE

COMMUNITY DEVELOPMENT DEPARTMENT / PERMITS AND RECORDS DIVISION PRIOR TO THE START OF WORK.

C. A REFUSE RECEPTACLE PERMIT IS REQUIRED FROM THE COMMUNITY

DEVELOPMENT DEPARTMENT/ PERMITS AND RECORDS DIVISION PRIOR TO PLACEMENT OF A DUMPSTER IN THE PUBLIC RIGHT OF WAY.

D. PUBLIC IMPROVEMENTS, SUCH AS CURB, GUTTER, SIDEWALK, ALLEYS, ETC.,THAT ARE DAMAGED MUST BE REPAIRED TO THE SATISFACTION OF THE CITY ENGINEER PRIOR TO APPROVAL OF OCCUPANCY.

E. NO PERMANENT PAVING IS ALLOWED IN THE PARKWAY WITH THE EXCEPT ION OF A DRIVEWAY APRON.

F. PATTERNED CONCRETE SHALL NOT EXTEND BEYOND THE PROPERTY LINE INTO THE PUBLIC RIGHT OF WAY.

ALLOWANCE SCHEDULE
ARCHITECT: Obelisk Architects
STRUCTURAL:

SURVEYOR:

Redondo Beach, CA 90277
BUILDING TYPE:
459
Riviera W
ay
Vía El Chico
Susana Ave
Riviera W
ay
Vía El Chico Susana Ave

MAXIMUM BUILDING HEIGHT
MAXIMUM BUILDING HEIGHT FROM LOWEST GRADE POINT 39'- 11 ½" PROPOSED ADDITION BUILDING HEIGHT FROM LOWEST GRADE POINT 30'- 11 ¼"

AREA BREAKDOWN
R1 / RH
LOT AREA: 9,874.0 Square Foot
AREA CALCULATIONS:

TOTAL FLOOR AREA:
613.65 sq. ft. BASEMENT FLOOR
2,051.72 sq. ft. FIRST FLOOR
1,879.33 sq. ft. SECOND FLOOR
946.41 sq. ft. GARAGE
5,809.22 sq. ft. TOTAL
988.95 sq. ft. DECK TOTALF.A.R CALCULATION:

ALLOWABLE FLOOR AREA 9,874 SQ. FT. X 0.6 = 5,924 SQ. FT.

ANY FLOOR AREA PROPOSED OVER .5 IN THE HOD REQUIRES A PRECISE PLAN PROPOSED FLOOR AREA 5,809.22 / 9,874 SQ. FT. = .588 F.A.R LOT COVERAGE:

LOT COVERAGE 9,874 SQ. FT. X 40% = 3,950 SQ. FT.
2,112.87 SQ. FT. / 9,874 SQ. FT. = 21.39 % L.C.

EXISTING LOT COVERAGE 1,804.54 SQ. FT.

EXISTING FLOOR AREA:
586.55 sq. ft. BASEMENT FLOOR
1,743.24 sq. ft. FIRST FLOOR
1,340.20 sq. ft. SECOND FLOOR
727.77 sq. ft. GARAGE
4,715.87 sq. ft. EXISTING TOTAL
950.95 sq. ft. DECK 1st & 2nd FLOOR
PROPOSED FLOOR AREA:
+ 27.10 sq. ft. BASEMENT FLOOR
308.48 sq. ft. FIRST FLOOR
539.13 sq. ft. SECOND FLOOR
0 sq. ft. DOUBLE VOLUME
=1,093.35 sq. ft. TOTAL PROPOSED

38.00 sq. ft. DECK
318.11 sq. ft. DOUBLE VOLUME
218.64 sq. ft. GARAGE
318.11 sq. ft. DOUBLE VOLUME
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
G-001
Cover Sheet
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026

GENERAL
G-001 Cover Sheet
CIVIL
C-001 Survey

ARCHITECTURAL
A-000 Existing Site Plan
A-001 Proposed Site, Roo f Plan & Calculation
A-001a Existing & Proposed Area Plans
A-002 Demo / Existing Basement & First Plans
A-003 Demo / Existing Second Floor Plan
A-101 Basement / First Floor Plan
A-102 Second Floor Plan
A-200 Existing Elevations
A-201 Proposed Elevations
A-202 Proposed Elevations
A-301 Building Sections
A-302 Wall Sections
A-403 Perspectives
Grand total: 15
No. Description Date
19 ATTACHMENT 4
20 180
185
190
190
185
175
170
175
170
195
250
252
253
255
256
191.80
257
199.75
258
199.36
259
197.04
260 261
262
263
264
265
266
267
268
269 270
271
272
273
274
275
276
277
278
191.68
279
280
281
282
283
284
285
286
287
288
289
290
291
292 293
294
295
296
297
298
299
300
301
304
199.73
305
306
307
308
309
310
311
176.39
312
313
167.73
314
315
316
317
318
167.23
319
320
321
164.33
322
323
324
325
326
327
328
329
330
331
332
333334
180.18
335 336
180.31
339
340
341
342343
344345
346
347
348
349
350
189.20
351
188.14
352
353
354
355
356
357
358
359
360
361
362
363
364
365
366
367
368
369
370
371
372
373
374
375
376
377
378
379
380
381
186.83
382
383
384
385
386
387
388
389
390
391
392393
394
395
396
397
398
399
400
401
402
403
404
405
406
407
174.84
408
409
410
199.72
200.77
198.64 L&T
179.85
WM
196.86
196.79
196.09
196.14
197.00
195.56
194.21 TX
193.54 FL
SSMH
194.23
192.09 TX
191.42 FL
191.54 EG
191.92
191.68
192.54
193.88
192.94
192.00
191.63
191.69
191.49
191.50
191.26
191.19
191.10
191.18
191.99
192.02
191.30
191.29
191.13
191.35191.17
191.49
191.13
191.53
191.18 194.60 197.05
198.19
EBOX
199.78
199.73 TC
199.07 FL
199.18 EG
183.24
172.35
164.57
162.87
164.89
167.16
168.19
167.12
164.37
165.82
166.76
169.08
168.61
170.86
172.82
173.16
176.04
179.89
178.47
179.88
180.19
180.28
180.63
180.60
180.56
181.63
181.80
181.60
176.24
179.69
179.23
179.26 GRATE
179.93
EMGM
185.67
185.30
184.69
184.67
185.54
185.65
188.30
187.34 190.21
191.36
193.68
193.46
195.00
191.79
195.14 197.70
182.20 TW
183.48 TW
186.13 TW
182.41
182.94
183.96
182.61
183.99
186.00
188.68
187.74
186.48
189.28
190.92
192.71
192.09
187.48
184.72
190.57
189.49187.74
185.51
184.05
183.86
181.73
180.38
179.75
179.27
177.02
174.38
175.34
172.69
172.32
174.05
170.89
170.58
TP=PENX
S&W

LT NO TAG
TP
SET LT9321
SET LT9321
SWCW

CW SWCW
SWCWCW
BSW
TS
TX FL
TX FL
EG
BSW
FC
SWCW
CC
NFACE
NFACE
BS
BS
CC
TOPO
SECW
SECW
SECW
SECW
BS
BS

NECW TOPO
SWCW
SWCW
NFACE
NFACE
NECW
NFACE
BSW
TC FL
EG
TP

SFACE FE
SET LT9321 TW

SFACE FE
SET L&T 9321 TW
TOPO
EFACE
EFACE
EFACE
TS
TS
STEP
STEP
EFACE
FE
FE
EFACE
EFACE
TOPO
TOPO
TOPO
CW
FC
CW

NECWNWCW

NWCW HS LINE
GFF
GFF
HS
CC
NWCP
NWCPEC

SFACETOPO
TOPO
SFACE
18"GRATE
SFACE
CHMNY
CHMNY
TOPO
TOPO
NFACE
NFACE
NFACE
EFACE
EFACE
NFACE
NFACE
EFACE
EFACE
NFACE
NFACE
NFACE
HS
HS
HS
TW
TW
TW
HS
FF
NWCW
NECW
HS
EC
SECW

CHMNY CHMNY
EC
NFACE
NFACE
NFACE
EC
WFACE
WFACE
WFACE

TOPONFACENFACE
NFACE
NFACE
FE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
FE

SET STKEL
NFACE
NFACE
FE
N 63°50'33"E33.63'
N 45°11'25"W123.89'
N 18°50'33"E 55.00'
N 67°38'49"W

50.00'
N 08°55'33"W98.99'
W
N 67°38'52"W

98.82'

25.74'

23.21'

17.01'

24.41'

13.37'3

6.63'

24.41'

24.41'

7.7'

17.1'

28.4'
2 11
13 200
201
207
208
213
214
411
412

VIA EL CHICO
44'
22' 22'
CHMNY
L
SET STK&T LS 9321

2.00' W'LY & 2.00' S'LY
OF PROP.CORNER
TAG ELEV.= 174.84'
SET L&T LS 9321

0.50' SE'LY OF CORNER
ON PROP. LINE PROD.

TAG ELEV.= 199.75'

FOUND S&W
PER PWFB 0417-2253,2254
P.I. ESTABLIS
PER

DRIVEWAY
CONC. SIDEWALK
CONC. GUTTER

EXISTING RESIDENCE
L=39.73'R=103.00'
=22°05'59"T=20.11''''''''''''''''''''''''''''''''''''''''' L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' (11.8%)±

11.5%

11.5%
1%
1%

12.5%

12.9%

12.5%
10%

3.8%
5%
25%
20%
2%
2% 2%

12.5%8%
5%

6.3%
192.99 TC
192.89 FL
1 193.56 FS
193.52 FS
5'
4'
191
182.50 FS
15'
4'
183.40 FS
183.40 FS
184.03 FS
182.85 FS
(182.0)±FS
JOIN (E) ELE.
5'
5'
192.90 FS
191.25 FL
184.03 FS
183.90 FL183.00 FS
180.85 FS5.0'± H. WALL

8.0 7'
182.50 FS
180
185
190
190
185
175
170
175
170
195
250
252
253
255
256
191.80
257
199.75
258
199.36
259
197.04
260 261
262
263
264
265
266
267
268
269 270
271
272
273
274
275
276
277
278
191.68
279
280
281
282
283
284
285
286
287
288
289
290
291
292 293
294
295
296
297
298
299
300
301
304
199.73
305
306
307
308
309
310
311
176.39
312
313
167.73
314
315
316
317
318
167.23
319
320
321
164.33
322
323
324
325
326
327
328
329
330
331
332
333334
180.18
335
180.31
340
341
342343
344345
346
347
348
349
350
351
188.14
352
353
354
355
356
357
358
359
360
361
362
363
364
365
366
367
368
369
370
371
372
373
376
377
379
380
381
186.83
382
383
384
385
386
387
388
389
390
391
392393
394
395
396
397
398
399
400
401
402
403
404
405
406
407
174.84
408
409
410
199.72
200.77
198.64 L&T
179.85
WM
196.86
196.79
196.09
196.14
197.00
195.56
194.21 TX
193.54 FL
SSMH
194.23
192.09 TX
191.42 FL
191.54 EG
191.92
191.68
192.54
193.88
192.94
192.00
191.63
191.69
191.49
191.50
191.26
191.19
191.10
191.18
191.99
192.02
191.30
191.29
191.13
191.35191.17
191.49
191.13
191.53
191.18 194.60 197.05
198.19
EBOX
199.78
199.73 TC
199.07 FL
199.18 EG
183.24
172.35
164.57
162.87
164.89
167.16
168.19
167.12
164.37
165.82
166.76
169.08
168.61
170.86
172.82
173.16
176.04
179.89
178.47
179.88
180.19
180.28
180.63
180.60
180.56
181.63
181.80
181.60
176.24
179.69
179.23
179.26 GRATE
179.93
EMGM
185.67
185.30
184.69
184.67
185.54
185.65
188.30
187.34 190.21
191.36
193.68
193.46
195.00
191.79
195.14 197.70
182.20 TW
183.48 TW
186.13 TW
182.41
182.94
183.96
182.61
183.99
186.00
188.68
187.74
186.48
189.28
190.92
192.71
192.09
187.48
184.72
190.57
189.49187.74
185.51
184.05
183.86
181.73
180.38
179.75
179.27
177.02
174.38
175.34
172.69
172.32
174.05
170.89
170.58
TP=PENX
S&W

LT NO TAG
TP
SET LT9321
SET LT9321
SWCW

CW SWCW
SWCWCW
BSW
TS
TX FL
TX FL
EG
BSW
FC
SWCW
CC
NFACE
NFACE
BS
BS
CC
TOPO
SECW
SECW
SECW
SECW
BS
BS

NECW TOPO
SWCW
SWCW
NFACE
NFACE
NECW
NFACE
BSW
TC FL
EG
TP

SFACE FE
SET LT9321 TW

SFACE FE
SET L&T 9321 TW
TOPO
EFACE
EFACE
EFACE
TS
TS
STEP
STEP
EFACE
FE
FE
EFACE
EFACE
TOPO
TOPO
TOPO
CW
FC
CW

NECWNWCW

NWCW HS LINE
GFF
GFF
HS
CC
NWCP
NWCPEC

SFACETOPO
TOPO
SFACE
18"GRATE
SFACE
CHMNY
CHMNY
TOPO
TOPO
NFACE
NFACE
NFACE
EFACE
EFACE
NFACE
NFACE
EFACE
EFACE
NFACE
NFACE
NFACE
HS
HS
HS
TW
TW
TW
HS
FF
NWCW
NECW
HS
EC
SECW

CHMNY CHMNY
EC
NFACE
NFACE
NFACE
EC
WFACE
WFACE
WFACE

TOPONFACE
NFACE
NFACE
NFACE
FE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
FE

SET STKEL
NFACE
NFACE
FE
N 63°50'33"E33.63'
N 45°11'25"W123.89'
N 67°38'49"W 50.00'
N 08°55'33"W98.99'
"W
N 67°38'52"W 98.82'

17.01'
N 18°50'33"E 55.00'

24.41' 13.37' 36.63' 24.41'

24.41'

7.7'
2 11
13 200
201
207
208
213
214
411
412

VIA EL CHICO
44'
22' 22'
CHMNY
LL
SET STK&T LS 9321

2.00' W'LY & 2.00' S'LY
OF PROP.CORNER
TAG ELEV.= 174.84'
SET L&T LS 9321

0.50' SE'LY OF CORNER
ON PROP. LINE PROD.

TAG ELEV.= 199.75'

FOUND S&W
PER PWFB 0417-2253,2254
P.I. ESTABL
PE

DRIVEWAY
CONC. SIDEWALK
CONC. GUTTER

EXISTING RESIDENCE
120.30 FS
L=

39.73'R=103.00'
=22°05'59"T=20.11''''''''''''''''''''''''''''''''''''''''' L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' L=48.21'R=125.00'
=22°05'59"T=24.41'''''''''''''''''''''''''''''''''''''''''

ADDITION
(E)

RESIDENCE

DEMO (E)

DRIVEWAY
NEW 5 ft

RETAINING WALL
NEW 5 ft

RETAINING WALL
DECK
DECK
180.19
(E) LAG
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-000
Existing Site
Plan
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
No. Description Date
1/8" = 1'-0"
Existing Site Plan
21 DN
180
170
175
170
252
253
255
256
191.80
199.75
262
264
266
267
268
269 270
271
272
273
275
276
281
301
305
306
307
308
310
311
176.39
312
313
167.73
314
315
316
317
318
167.23
319
320
321
164.33
322
323
324
325
326
327
328
329
330
331
344345
346
347
348
349
357
359
360
362
363
364
367
368
369
370
371
372
396
404
405
409
410
200.77
179.85
194.21 TX
193.54 FL
SSMH
194.23
192.09 TX
191.42 FL
191.54 EG
191.68
194.60
198.19
199.73 TC
199.07 FL
199.18 EG
172.35
164.57
162.87
164.89
167.16
168.19
167.12
164.37
165.82
166.76
169.08
168.61
170.86
172.82
173.16
176.04
179.89
178.47
179.88
181.60
179.69
179.23
179.26 GRATE
179.93
185.65
193.68
193.46
195.00
182.20 TW
183.48 TW
183.86
180.38
179.27
172.69
172.32
170.89
170.58
S&W
TP
SET LT9321
TX FL
TX FL
EG
FC
NECW
NFACE
BSW
TC FL
EG

SFACE FE
SET LT9321 TW

SFACE FE
SET L&T 9321 TW
TOPO
EFACE
EFACE
EFACE
TS
TS
STEP
STEP
EFACE
FE
FE
EFACE
EFACE
TOPO
TOPO
TOPO
FC
CW
EC

SFACETOPO
SFACE
18"GRATE
SFACE
NFACE
NFACE
EFACE
EFACE
NFACE
HS
HS
HS
TW
TW
EC
FE
NFACE
FE
NFACE
FE
N 63°50'33"E33.63'
N 45°11'25"W123.89'
N 18°50'33"E 55.00'
W
N 67°38'52"W

98.82'

25.74'

23.21'

17.01'

24.41'

13.37'3

6.63'

24.41'

7.40 24.41'
2 11
13 200
201
207
208
411
412

VIA EL CHICO
44'
22' 22'
L
SET STK&T LS 9321

2.00' W'LY & 2.00' S'LY
OF PROP.CORNER
TAG ELEV.= 174.84'
SET L&T LS 9321

0.50' SE'LY OF CORNER
ON PROP. LINE PROD.

TAG ELEV.= 199.75'

FOUND S&W
PER PWFB 0417-2253,2254
P.I. ESTABLIS
PER
CONC. GUTTER

EXISTING RESIDENCE

3. 2°0
L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' 183'
183'
181'
184'
185'
186'
187'
188'
189'
190'
191'
180'
173'
191.29' 191.29'192.02'

ADDITION
(E)

RESIDENCE
12'-0"
182.5' NEW LAG
13'-10 3/4"
14'-9 1/4"
16'-11"
22'-5 1/2"
28'-6 1/4"

DEMO (E)

DRIVEWAY
NEW 5 ft

RETAINING WALL
C
A-302
C
A-302
D
A-302
D
A-302
191.38' 11'-4 1/2"
182.10'
8'-11 3/4"
37'-3"
DECK
DECK
34'-6 3/4"
27'-9"
13'-7"
196.38' TOP OF CURB LAG
180.19
(E) Lowest Adjacent
Grade

ONLY ONE CHIMNEY IS

EXEMPT FROM THE HEIGHT
F
A-302
F
A-302
NEW T.O.W 186.25'
NEW T.O.W 188.08'
NEW T.O.W 189.25'
NEW T.O.W 191.25'
NEW T.O.W 191.91'
NEW T.O.W 183.58'
15'-10 1/2"
NEW T.O.W 174.44'
NEW T.O.W 170.16'
NEW T.O.W 172.64'
BOW 167.64'
BOW 165.41'

TO GARAGE
22'-1 1/4"
NEW 5' WALL
LINE OF 5 FT RETAINING WALL

EXTENDED

DRIVE WAY
PL
PL
PL
PL
PL PL
PL
PL
PL
E
A-302
15'-0"
213.99'

33.3%33.3%

33.3%

33.3%
218.98' (E) CHIMNEY
216.84' (E) MAX
(E) CHIMNEY 220.16'

8.3%16.7%
OPEN SPACE:
9,874 SQ. FT. × ⅓ = 3,291 SQ. FT. REQUIRED
25'-0"
20'-0"
1,609 sq. ft.
5,137 sq. ft.
5,137 + 1,609 = 6,746 SQ. FT. PROVIDED - OKAY

FRONT YARD SETBACK CALCULATION
25'-0"
20'-0"
1,409 SQ. FT. SETBACK REQUIRED 20'
1,277 SQ. FT. PROVIDED 17.83' AVE. SETBACK

AREA CALC BY REVIT
1,277 / 1,409 = .9063 X 20' = 18.13'
HATCH AREA / SETBACK = PROPOSED AVE. SETBACK19'-5 3/4"
9'-9" 29'-8 3/4"
17'-3"
20'-0"
14'-9 1/4"
3'-8"
12'-1 3/4"
512.83118.3
189.92
295.42
3'-2 1/4"
4'-0"

6.38 6.38+1.54+118.3+189.92+512.83+295.42+

2.14+91.28+37.34+1.72+.42+25-2.2-.75-.75
-.75=1277
2'-6"
25 24'-10 3/4"
1'-2"

2.14 1'-6" 37.34

91.28 0'-11 1/4"

1.72.42 0'-9 1/4"1.54
-2.2
-.75 -.75 -.75

FRONT YARD COVERAGE CALCULATION
1,881.75 SQ. FT. REQUIRED 50% MAX = 940 SQ. FT.
25'-0"
20'-0"
380.51 + 301.22 + 159.57 = 841.30 SQ. FT. PAVED AREA PROVIDED - OKAY 159.57
380.51 301.22
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-001
Proposed
Site, Roof
Plan &
Calculation
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
1/8" = 1'-0"
Site Plan
No. Description Date
1/8" = 1'-0"
Roof Plan
1/16" = 1'-0"
Open Space Calculation
1/16" = 1'-0"
Front Yard Setback Calculation
1/16" = 1'-0"
Paving Coverage Calculation
22 UP
UP
DN
UP
DN
DUCT
SHAFT
7'-0" CLG
MAX
727.77 S.F.
586.55 S.F.

DUCT
SHAFT
368.22 S.F.
141.35 S.F.
418.48 S.F.
140.58 S.F.
581.62 (E) DECK S.F.
178.47 S.F.
319.90 S.F.
176.24 S.F.
110.34 S.F.

DBL
VOLUME
207.77 S.F.

DBL
VOLUME
15'-0 1/2"
13'-2 3/4" 1'-6"
3'-10"
4'-1 1/2" 5'-4 1/4"
7'-8 3/4" 7'-2"
7'-3 1/4" 2'-2 3/4"
7'-8 3/4" 3'-11 1/2"
3'-10"
11 3/4"
Roof
Lobby below
Lobby below
DUCT
SHAFT
235.60 S.F.

81.25 S.F.56.97 S.F.
196.05 S.F.
218.28 S.F. (E) Deck
151.05 S.F. (E) Deck

68.65 S.F.

HALL71.75 S.F.
164.29 S.F.
386.75 S.F.

78.89 S.F.

DUCT
SHAFT
2' x 2' OPEN
15'-0" × 6'-8"

AUTO OPENER
9'-8" × 9'-0"

AUTO OPENER
C.H. 9'-0" C.H. 10'-10"
C.H. 9'-2"
7'-0" CLG
MAX

27.10 SF
393.72 S.F.

DUCT
SHAFT
DUCT
SHAFT
308.48 S.F.
171.79 S.F. (N) DECK
OPEN
OPEN
DUCT
SHAFT
C.H. 9'-9 1/2" C.H. 19'-8 1/4"
OPEN
539.13 S.F.

LOT AREA: 9,874.0 Square Foot
AREA CALCULATIONS:

TOTAL FLOOR AREA:
613.65 sq. ft. BASEMENT FLOOR
2,051.72 sq. ft. FIRST FLOOR
1,879.33 sq. ft. SECOND FLOOR
946.41 sq. ft. GARAGE
5,809.22 sq. ft. TOTAL
988.95 sq. ft. DECK TOTALF.A.R CALCULATION:

ALLOWABLE FLOOR AREA 9,874 SQ. FT. X 0.6 = 5,924 SQ. FT.

ANY FLOOR AREA PROPOSED OVER .5 IN THE HOD REQUIRES A PRECISE PLAN PROPOSED FLOOR AREA 5,809.22 / 9,874 SQ. FT. = .588 F.A.R LOT COVERAGE:

LOT COVERAGE 9,874 SQ. FT. X 40% = 3,950 SQ. FT.
2,112.87 SQ. FT. / 9,874 SQ. FT. = 21.39 % L.C.

EXISTING LOT COVERAGE 1,804.54 SQ. FT.

EXISTING FLOOR AREA:
586.55 sq. ft. BASEMENT FLOOR
1,743.24 sq. ft. FIRST FLOOR
1,340.20 sq. ft. SECOND FLOOR
727.77 sq. ft. GARAGE
4,715.87 sq. ft. EXISTING TOTAL
950.95 sq. ft. DECK 1st & 2nd FLOOR
PROPOSED FLOOR AREA:
+ 27.10 sq. ft. BASEMENT FLOOR
308.48 sq. ft. FIRST FLOOR
539.13 sq. ft. SECOND FLOOR
0 sq. ft. DOUBLE VOLUME
=1,093.35 sq. ft. TOTAL PROPOSED

38.00 sq. ft. DECK
318.11 sq. ft. DOUBLE VOLUME
218.64 sq. ft. GARAGE
318.11 sq. ft. DOUBLE VOLUME
LEGEND

NEW FLOOR AREA

DOUBLE VOLUME

EXISTING GARAGE AREA

EXISTING FLOOR AREA
Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"
7'-10"
7'-3 1/4"

DBL VOLUMEDBL VOLUME
13'-3 1/4"
Volume
17'-0"
(N) Second Floor
T.O.P
210' - 5 29/32"
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-001a
Existing &
Proposed
Area Plans
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
No. Description Date
1/8" = 1'-0"
.Demo/Existing Basement Floor Area
1/8" = 1'-0"
.Demo/Existing First Floor Area
1/8" = 1'-0"
.Demo/Existing Second Floor Area
1/8" = 1'-0"
.Proposed Basement Floor Area
1/8" = 1'-0"
.Proposed First Floor Area
1/8" = 1'-0"
.Proposed Second Floor Area
1/8" = 1'-0"
Section AA
23 UP
UP
(E)
DUCT
SHAFT
(E) MECH
7'-0" CLG MAX
701 SF
(E) GARAGE
.
7'-0" CLG
MAX
80 SF
(E) BATH
.
313 SF
(E) OFFICE
C.H. 8'-4"
HALL
.
(E) MECH
7'-0" CLG MAX
(E) MECH/CRAWL
AREA
18" TO 36" TALL
62 1/2"
42"
21'-9"
(E) KITCHEN
Deck
581.62 S.F.

DUCT
SHAFT
DUCT
SHAFT
398 SF
(E) LIVING ROOM
19'-9 ¾" × 20'-1 ¼"
34 SF

STORAGE
6'-11" × 4'-11"
42 SF
(E) POWDER
7'-3 ¾"± × 5'-9 ¼"
(E) ENTRY
.
(E) ENTRY LOBBY
.
350 SF
17' × 20'-9"
DINING
14'-0 ¾" × 10'-1 ¼"
LEGEND

DEMO WALL

EXISTING WALL
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-002
Demo /
Existing
Basement &
First Plans
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
No. Description Date
1/4" = 1'-0"
Demo/Existing Basement Floor
1/4" = 1'-0"
Demo/Existing First Floor
24 (E) BEDROOM 3
Roof
Lobby below
Lobby below
DUCT
SHAFT
152 SF
(E) DECK
22'-10"± × 5'-0"±
357 SF
(E) MAIN

BEDROOM
20'-0 ¼" × 16'-10 ¾"
60 SF
(E) CLOSET
6'-11 ¼" × 8'-7 ¾"
150 SF
(E) BEDROOM 2
11'-6 ¾" × 12'-7 ¼"
150 SF
(E) BEDROOM 2
11'-6 ¾" × 12'-7 ¼"
42 SF
(E)

LAUNDRY
5'-0" × 8'-6"
350 SF
12'-10" × 14'-2"±
(E) Deck
218 SF
138 SF
(E) MAIN

BATHROOM
12'-7" × 12'-7 ¾"
68 SF
(E) BATH
8'-0 ¾" × 8'-6"
LEGEND

DEMO WALL

EXISTING WALL
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-003
Demo /
Existing
Second Floor
Plan
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
No. Description Date
1/4" = 1'-0"
Demo/Existing Second Floor
25 DN
UP
DN
63'-9 3/4"
2'-7" 3'-10"
6'-5"
6'-6" 8'-2"
14'-8"
3'-0" 6'-5" 11'-5" 7'-4"
28'-2"
14'-2"
DUCT
SHAFT
A
A-301
A
A-301
B
A-301
B
A-301
205 SF
GARAGE
1 10' × 20'
22 SF
(N) POWDER 2
2 4'-9" × 4'-7"
34'-11"
20'-1 1/4"
13'-2"
2' x 2' OPEN
15'-0" × 6'-8"

AUTO OPENER
9'-8" × 9'-0"

AUTO OPENER
701 SF
(E) GARAGE
.
11'-0" × 9'-0"

AUTO OPENER
C.H. 9'-0" C.H. 10'-10"
C.H. 9'-2"
7'-0" CLG
MAX
(E) MECH
7'-0" CLG MAX
(E) MECH/CRAWL
AREA
18" TO 36" TALL
313 SF
(E) OFFICE
C.H. 8'-4"
80 SF
(E) BATH
.
(E) MECH
7'-0" CLG MAX
HALL
.

ONLY ONE CHIMNEY IS

EXEMPT FROM THE HEIGHT
ADDITION 27.10 SF
3'-0"
10'-0"
20'-0" 6'-4"
6'-8" CLG
MAX
147 SF
(N) MECH
8 182.50'
68"
56"
25'-9"
7'-4"
13'-0" 3'-0" 10'-6 1/2" 8'-2 1/2"
13'-0" 21'-9"
1'-8" 10'-0" 2'-6"
5'-1"
A
A-301
A
A-301
B
A-301
B
A-301
284 SF
DEN
3 13'-8" × 20'-9"
342 SF

KITCHEN
4 17' × 20'-9"
DINING
14'-0 ¾" × 10'-1 ¼"
560 SF
(E) DECK
.
163 SF
(N) DECK
10 A-502
A
B
C
D

FIRE PLACE
34 SF

STORAGE
6'-11" × 4'-11"
398 SF
(E) LIVING ROOM
19'-9 ¾" × 20'-1 ¼"
20'-1 1/4"
19'-9 3/4"
42 SF
(E) POWDER
7'-3 ¾"± × 5'-9 ¼"
C.H. 7'-10"
C.H. 9'-9 1/2
DUCT
SHAFT
DUCT
SHAFT
(E) ENTRY
.
(E) ENTRY LOBBY
.

ONLY ONE CHIMNEY IS

EXEMPT FROM THE HEIGHT
LEGEND

NEW WALL

EXISTING WALL

NEW FLOOR AREA
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-101
Basement /
First Floor
Plan
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
1/4" = 1'-0"
Proposed Basement Floor
1/4" = 1'-0"
Proposed First Floor
No. Description Date
26 OPEN
OPEN
2'-6"
4'-3 1/2" 9'-0 1/4" 14'-2"
13'-4" 14'-2"
27'-6"
14'-2" 2'-6" 11'-6"
14'-2" 14'-0"
28'-2"
2'-6" 3'-0" 2'-8" 4'-10" 2'-0" 10'-0" 2'-6"
5'-6" 7'-6"
DUCT
SHAFT
Vaulted
Ceiling
Vaulted
Ceiling
Vaulted
Ceiling
Vaulted
Ceiling
A
A-301
A
A-301
B
A-301
B
A-301
141 SF

REMODEL
BEDROOM 3
5 10'-4" × 13'-11 ¼"
166 SF
(N) BEDROOM 4
6 11'-2" × 13'-2"
151 SF
(N) BEDROOM 5
7 14' × 11'47 SF
(N) BATH
2 8
5' × 8'-6"53 SF
(N) BATH
3 9
7' × 8'-6"
53 SF
HALL
10 C.H. 7'-10"
110 SF
(E) DECK
18'-6"± × 5'-1"±
152 SF
(E) DECK
22'-10"± × 5'-0"±
150 SF
(E) BEDROOM 2
11'-6 ¾" × 12'-7 ¼"
357 SF
(E) MAIN

BEDROOM
20'-0 ¼" × 16'-10 ¾"
60 SF
(E) CLOSET
6'-11 ¼" × 8'-7 ¾"
42 SF
(E)

LAUNDRY
5'-0" × 8'-6"
68 SF
(E) BATH
8'-0 ¾" × 8'-6"
C.H. 9'-9 1/2"
C.H. 19'-8 1/4"
OPEN
138 SF
(E) MAIN

BATHROOM
12'-7" × 12'-7 ¾"

ONLY ONE CHIMNEY IS

EXEMPT FROM THE HEIGHT
3'-7"
5'-2"
3'-8"
LEGEND

NEW WALL

EXISTING WALL

NEW FLOOR AREA
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-102
Second Floor
Plan
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
1/4" = 1'-0"
Proposed Second Floor
No. Description Date
27 Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"
Basement Floor
T.O.P
189' - 3 21/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"

TOP STAIRS
195' - 9 15/16"
Basement Floor'
182' - 9 19/32"
New Garage Floor
T.O.P'
191' - 1 29/32"
New Garage Floor
182' - 6"
Driveway Top F.S.
193' - 2 3/16"
(N) Second Floor
T.O.P
210' - 5 29/32"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"
Basement Floor
T.O.P
189' - 3 21/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"
First Floor'
190' - 2 13/32"
New Garage Floor
182' - 6"
Driveway Top F.S.
193' - 2 3/16"
(N) Second Floor
T.O.P
210' - 5 29/32"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"

TOP STAIRS
195' - 9 15/16"
Driveway Top F.S.
193' - 2 3/16"
(N) Second Floor
T.O.P
210' - 5 29/32"
Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"
Basement Floor
T.O.P
189' - 3 21/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"
New Garage Floor
182' - 6"
Driveway Top F.S.
193' - 2 3/16"
(N) Second Floor
T.O.P
210' - 5 29/32"
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-200
Existing
Elevations
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
No. Description Date
1/8" = 1'-0"
.Existing North
1/8" = 1'-0"
.Existing East
1/8" = 1'-0"
.Existing South
1/8" = 1'-0"
.Existing West
28 Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
Roof
215' - 5 1/32"
Second Floor
200' - 11 29/32"
Basement Floor
T.O.P
189' - 3 21/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"

TOP STAIRS
195' - 9 15/16"
9' - 0 1/16"
Basement Floor'
182' - 9 19/32"
New Garage Floor
T.O.P'
191' - 1 29/32"
New Garage Floor
182' - 6"
Driveway Top F.S.
193' - 2 3/16"

NEW ADDITION
14'-8"

EXISTING ELEVATION
63'-3 3/4"
36'-6 1/2"
9'-3 1/4"
216.84'
216.20'
207.90'
212.91'
213.99'
182.50' (N) LAG
180.19' (E) LAG
218.98'
220.16'
(E) MAX HEIGHT
39'-11 1/2"
(N)
(E)
(N) (N) (N) (N)
(N)
(E)
(E) (E)
(E) (E) (E)
(E) (E) (E) (E)
(E)
(E)
(E)
(E)
(N)
(N)
(E)
(E)
(E)
(E)
(E)
(N)
(E) CHIMNEY

TO REMAIN
(E) CHIMNEY TO
REMAIN
196.38' TOP OF CURB LAG
(N) Second Floor
T.O.P
210' - 5 29/32"
L.A.G.
30'-11 1/4"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"
New Garage Floor
T.O.P'
191' - 1 29/32"
8'-0" 7'-10"
New Garage Floor
182' - 6"
Driveway Top F.S.
193' - 2 3/16"

NEW ADDITION
28'-2"
4"
8'-0"
(E) MAX HEIGHT
39'-11 1/2"
8'-0"
187.89'
(E) 8' FREESTANDING WALL
(N) (N) (N) (N)
(N)
(N)
(N)
(N)
(E)
(E)
(E)
(E) CHIMNEY TO
REMAIN
(E) CHIMNEY

TO REMAIN
(N) (N)(N) (N)
6'-9 1/4"
8'-0 1/4"
196.38' TOP OF CURB LAG
182.50' NEW LAG
(N) Second Floor
T.O.P
210' - 5 29/32"
2 12
1 12
8'-10"
211.12'
211.29'
212.68'
213.01'
213.43'
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-201
Proposed
Elevations
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
1/4" = 1'-0"
North
1/4" = 1'-0"
East
No. Description Date
29 First Floor
192' - 1 29/32"
Roof
215' - 5 1/32"
Second Floor
200' - 11 29/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"

TOP STAIRS
195' - 9 15/16"
Driveway Top F.S.
193' - 2 3/16"
7'-10"

NEW ADDITION
14'-2"

EXISTING ELEVATION
63'-9 3/4"
3'-0"
8'-0"
218.98'
220.16'
(N)
(E)
(N)
(N) (N)
(N) (N)
(E)
(E) (E)
(E) (E)
(E)
(E)
(E) CHIMNEY
(E) CHIMNEY
14'-0"
3'-0"
3'-0"
6'-0"
4'-6"
196.38' TOP OF CURB LAG
191.80' TOP OF CURB
199.73' TOP OF CURB
(N) Second Floor
T.O.P
210' - 5 29/32"
Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
Roof
215' - 5 1/32"
Second Floor
200' - 11 29/32"
Basement Floor
T.O.P
189' - 3 21/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"

TOP STAIRS
195' - 9 15/16"
New Garage Floor
182' - 6"
Driveway Top F.S.
193' - 2 3/16"
218.98'
220.16'
(E)
(E)
(E)
(E)
(E) CHIMNEY(E) CHIMNEY

EXISTING ELEVATION
37'-6 1/2"
(E) MAX HEIGHT
39'-11 1/2"
182.50' NEW LAG
196.38' TOP OF CURB LAG
(N) Second Floor
T.O.P
210' - 5 29/32"
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-202
Proposed
Elevations
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
1/4" = 1'-0"
South
1/4" = 1'-0"
West
No. Description Date
30 Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"
New Garage Floor
T.O.P'
191' - 1 29/32"
New Garage Floor
182' - 6"
8'-0"
B
A-301
B
A-301
8'-8"
6'-8"
(N) Second Floor
T.O.P
210' - 5 29/32"
Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"
New Garage Floor
T.O.P'
191' - 1 29/32"
New Garage Floor
182' - 6"
Driveway Top F.S.
193' - 2 3/16"
A
A-301
A
A-301
9'-9 1/2"
19'-8 1/4"
9'-0"
10'-10 1/4"
8'-4 1/4"
8'-8"
7'-10"
(N) Second Floor
T.O.P
210' - 5 29/32"
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-301
Building
Sections
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
No. Description Date
1/4" = 1'-0"
Section A
1/4" = 1'-0"
Section B
31 Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
GFF
180' - 3 23/32"
New Garage Floor
T.O.P'
191' - 1 29/32"
Driveway Top F.S.
193' - 2 3/16"
12'-7"
5'-10 1/2"
NEW T.O.W 170.16'
NEW T.O.W 172.64'
NEW T.O.W 175.99'
170.99'
167.64'NEW T.O.C 165.41'
5'-0 1/4"
First Floor
192' - 1 29/32"
First Floor T.O.P
199' - 11 29/32"

TOP STAIRS
195' - 9 15/16"
Driveway Top F.S.
193' - 2 3/16"
42"
11'-4 1/2"
NEW T.O.C 191.63'
NEW T.O.W 196.63'
5'-0"
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-302
Wall
Sections
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
No. Description Date
1/4" = 1'-0"
Exterior Wall Section C
1/8" = 1'-0"
Exterior Wall Section D
1/4" = 1'-0"
Exterior Trash Enclosure F
1/8" = 1'-0"
Exterior Wall Section E
32 SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-403
Perspectives
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
April 7, 2026
No. Description Date
3D View 1

ALL COLOR OF ADDITION TO

MATCH EXITING RESIDENT
Street View
East View North View
33 Provided by City Clerk’s Office 07/31/26

EXCERPT OF MINUTES X Minutes Approved
 Minutes Subject to Approval
DATE May 6, 2026

MINUTES OF A REGULAR MEETING OF THE

TORRANCE PLANNING COMMISSION AGENDA

6A. Community Development – Conduct a Public Hearing and Adopt RESOLUTIONS for the Approval of a Precise Plan of Development (PRE25- 00005) to Allow First and Second Story Additions and Attached Basement Level One-Car garage to an Existing Three-Story Single-Family Residence, in Conjunction with a Waiver (WAV25-00003) of the Setback Requirements on Property Located within the Hillside Overlay (R-H) in the Single Family Residential (R-1) Zone at 459 Via El Chico. (Res. Nos. 2026-016, 2026-017) Recommendation of the Community Development Director that Planning Commission Conduct a Public Hearing, determine the project is exempt from the California Environmental Quality Act (CEQA), Article 19, Section 15301 (Existing Facilities) and 15305 (Minor Alterations), approve PRE25-00005 to allow first and second additions and attached one-car garage to an existing three-story single-family residence, in conjunction with Waiver (WAV25 -00003) of the setback requirements, and a dopt RESOLUTIONS for approval of PRE25 -00005 and WAV25 -00003 to allow first and second story additions and attached one -car garage with setback waivers, on property located within the R-H and R-1 Zone at 459 Via El Chico.

Recommendation: Approval
Planning Associate Gomez introduced and presented item 6A.

Applicant; Nagy Bakhoum (John and Renee Groblewski) gave a brief presentation on the item.

Public Comments:
• Igor Nastaskin, neighbor, in favor of the project; however, expressed concerns regarding massing, the roofline, and east -facing windows that could look down onto his property and questioned the square footage listed in the staff report and permit records.

Staff stated the project area calculations were verified by staff and are based on the most current plans submitted by the applicant. The applicant’s representative added that the as -built drawings and computer calculations measure to the outside of walls, which can differ from older public records, and added the roof height was lowered.

MOTION: Commissioner Borgialli moved to close the public hearing.

Commissioner Turner seconded the motion; a roll call vote reflected 4 -0 approval. (Absent: Commissioners Anunson, Obejas and Yeh)
Commissioner Borgialli disclosed that he knows Igor Nastaskin and former Mayor Frank Scotto, whose wife submitted a letter of support. He stated that he visited the site and would make an objective decision based on the evidence presented. 34 ATTACHMENT 5

Provided by City Clerk’s Office 07/31/26
Chair Kartsonis and Commissioner Riggs disclosed that they know former Mayor Scotto and will base their decisions on the evidence and facts presented.

Commissioner Borgialli –
• Asked staff how comments from ministerially approved ADU and SB 9 units are weighed in the Hillside Overlay review process, and whether the Municipal Code codifies any limitation on relying on views or privacy created by those units. Staff responded that o ur practice is not codified, but staff practice has been to consider whether the unit was exempt from Hillside Overlay review when evaluating later objections and Chair Kartsonis noted this is consistent with prior treatment of acquired views.

MOTION: Commissioner Turner moved to approve PRE25 -00005 and WAV25 - 00003. Commissioner Riggs seconded the motion; a roll call vote reflected 4-0 approval. (Absent: Commissioners Anunson, Obejas and Yeh)
Planning Associate Allen read by title only Resolution No. 2026-016; A resolution of the Planning Commission of the City of Torrance, California, as provided for in Division 9, Chapter 1, Article 41 of the Torrance Municipal Code to allow basement, one and two-story additions to an existing three-story single-family residence, in conjunction with a setback waiver, on property located within the Hillside Overlay District in the Single-Family Residential Zone at 459 Via El Chico.

Planning Associate Allen read by title only Resolution No. 2026-017; A resolution of the Planning Commission of the City of Torrance, California, approving a waiver as provided for in Division 9, Chapter 4, Article 2 of the Torrance Municipal Code to allow less than the required setback requirements, in conjunction with a Precise Plan of Development to allow basement, one and two -story additions to an existing three-story single family residence, on property located within the Hillside Overlay District in the Single Family Residential R-1 Zone at 459 Via El Chico.

MOTION: Commissioner Turner moved to adopt Resolution Nos. 2026 -016 and 2026-017. Commissioner Riggs seconded the motion; a roll call vote reflected 4 -0 adoption. (Absent: Commissioners Anunson, Obejas and Yeh) Community Development Director Ramirez requested that the Commission state disclosures before the closing of a public hearing.

End of Excerpt

35 AGENDA ITEM NO.

6A

DATE:

May
6, 2026

TO:

Planning Commission

FROM:

Yolanda Gomez, Planning Associate
|
YGomez@TorranceCA.
g
ov

SUBJECT:

Precise Plan of Development
(PRE
25 -
00005
)

Waiver
(WAV25
-
00003)

Consideration of Precise Plan of Development (PRE25
-
00005) to allow first and
second story additions
and attached
basement level
one
-
car garage

to an existing
three
-
story single family residence, in conjunction with Waiver (WAV25 -
00003) of
the setback requirements
on property located within the Hillside Overlay (R
-
H) in
the Single Family Residential (R
-
1) Zone at
459 Via el Chico

RECOMMENDATION

A r
ecommendation of the Community Development Director that

the

Planning Commissio
n:

1. Conduct a public hearing;

and

2. Determine this project is

categorically exempt

from the California Environmental Quality
Act (CEQA); Article 19, Section
15301
(Existing Facilities) and
15305
(Minor Alterations)
;
and

3. Approve

PRE25
-
0005 to allow first and second
additions and attached one
-
car garage to
an existing three
-
story single
-
family residence, in conjunction with Waiver (WAV25
-
00003)
of the setback requirements
;

and

4. Adopt

RESOLUTION
S

for the approval of PRE25
-
00005 and WAV25
-
00003 to allow first
and second story additions and attached one
-
car gara
ge

with setback waivers

on property
located within the
R
-
H and R
-
1 Zone at 459 Via el Chico.

EXECUTIVE SUMMARY

The project applicant
, Nagy Bakhoum

(
John
a
nd Renee Groblewski
)

requests approval by the
Planning Commission to allow one and two
-
story additions and an attached one
-
car garage, in
conjunction with approval of setback requirements to an existing three
-
story single
-
family
residence, on property located within
the R
-
H

in the R
-
1 Zone. The development standards of the
R
-
1 Zone, as well as, the planning and design provisions of the Hillside Overlay, are applicable to the project; and therefore, require discretionary review and approval of the following entitlements:
•
Precise Plan of Development (PRE) to allow new construction above 14’ in height, and a third
-
story addition.
•
Waiver (WAV) of the setback requirements.

Staff has reviewed the project and determined that
it

is consistent with the Low Density Residential
(R
-
LO) land use designation of the General Plan and complies with the objective development 1 36
ATTACHMENT 6

standards of the R
-
1 Zone, as well as, the planning and design provisions of the Hillside Overlay, except for the
front yard
setback requirements and is the reason for
WAV25
-
00003
. The project

does not require further environmental review. The balance of this report provides an overview of the project.

DISCUSSION

Project Overview

The applicant proposes

a
three
-
story
addition to the existing
three
-
story
ho
me
located

along the
east
ern

portion of the property. The addition would be attached to the existing home and would provide a one
-
car garage and mechanical/uninhabitable area at the basement level and living area of two additional levels stacked above this basement level. The addit ion totals
1,093.35

square feet (
sq.
f
t.
)
. The project also proposes to remodel an existing bedroom that is adjacent to the addition. A
pproval of a

PRE and WAV are required
for

the proposal.

Existing Site and History

The subject site

is
an irregularly

shaped

parcel

with a slight radius at the frontage
. It
measur
es

9,874

sq. ft., with a front radius width of

89.73 ft. to

33.63 ft. at the
furthest

rear,
123.89 ft. along
the longest eastern side,
55 ft. along the shorter eastern side,
and

98.98 ft. along the western
side.

The
existing residence

is oriented
north
easterly and is located
one home away from
the

street’s cul
-
de
-
sac,
towards the east
, and on the northern sid
e of
Via el Chico
. The subject
property is currently developed with a
three
-
story, single
-
family residence with an attached
three
-
car garage
,
originally constructed in
1978
.

T
he
lot slopes
drastically downward from street level
to rear of property

(south to north) and

is considered a
down sloping

lot for

height calculations
(explained further in the height paragraph)
, and also slopes
downward from west to east, following
the street contours. This street ends in a cul
-
de
-
sac one house further to the east.

The residences across the street appear to be at a slightly higher elevation and follow the general contours of
the street’s slope. The majority of the homes on either side of the street are three stories
, like the subject site, with a basement level generally developed with a garage and two living floors above it, taking advantage of the slop
e.

The
existing residence

with basement garage

was approved via a Planning Commission Review
(PCR 75
-
5) and
Environmental Assessment (EA 75
-
5)

in

September 1975 and

were built via
Building Permit
(
72607B
)
. This development was approved prior to the Hillside Overlay District Ordinance, which was adopted in 1977.

In 1978, an 11
-
ft. high

by 20
-
ft. long

as
-
built
free
-
standing
wall was permitted via Building Permit (
77618B).

The permit notes that the
wall met the
Hillside
Ordinance
, at that time, and no
additional Planning entitlement was required.

In 2009, a Minor
Hillside Exemption (MIS09
-
00099) was approved to

expand the deck and remove the exterior
stairs and replace the railing

and was constructed via Building Permit (BLD08
-
02131)
.

Also in
2009,
a load bearing wall was removed in the kitchen, and included interior remodeling

via
Building Permit (BLD09
-
00512)
, a bathroom remodel via

Building Permit

(BLD09
-
00841)
, and an
exterior
re
-
stucco of the dwelling via Building Permit (BLD09
-
01063)
.

In 2011, a 5
-
ft. fence at the
rear property line was replaced via Building Permit (BLD11 -
01865), with a span of 121
-
ft., with
posts every 4
-
ft.

I
n 2019, solar panels were
flush mounted on the roof via Building Permit (BLD19
-
02786).

General Plan Land Use Designation and Zoning Designation The project site has a General Plan
Land Use designation of

R
-
LO.

T
his designation is generally characterized by one and two -
story
single
-
family residences on individual lots, forming a cohesive neighborhood. The designation allows up to nine dwelling units per acre. The proposed construction of one and two -
story
2 37

additions, and
a basement level
garage

to an existing
three
-
story single
-
family residence is
consistent with the land use designation.

Land Uses and Zoning Designations

The project site is designated as

R
-
1 Zone

and within the R
-
H
District
,

and surrounded by
properties that share the same zoning designation and
o
verlay, and are developed with similar
land uses, except for the property to the
southeast beyond the
cul
-
de
-
sac

turnaround
, which is a
City park.

NORTH:

R
-
1/Hillside Overlay
; One
-
Story, Single Family Residence
s

SOUTH:

R
-
1/Hillside Overlay;
Three
-
Story, Single Family Residence
s

EAST:

R
-
1/Hillside Overlay
, PU
;
One

and
Two
-
Story, Single Family Residences
, A
cc
essory

Dwelling Unit (ADU)
,

SB9 Two
-
Dwelling
U
nit
s, and Los Arboles Rocketship Park

WEST:

R
-
1/Hillside Overlay;
Three
-
Story, Single Family Residences

Building Architecture and Design

The existing home features horizontal
,

vertical
and angled
articulation, including
decks at the
second and third levels
from

living areas
.

Its

architecture is contemporary and provides large
windows a
nd
metal

railings.

The basement

addition will not be readily visible from the street
,

as
it is located
below grade at the
rear

of the property, but the portions that are visible will match the existing home’s architecture, exterior materials, and color, as will the remainder of the additions.

Exterior finishes include
stucco, metal clad windows and sliding doors
,

metal

railings at the
balcon
ies/decks
, low profile roof slopes

and asphalt shingles
. These finishes are typical of this
residential neighborhood.

Building Setbacks

The existing

residence is
situated

along the
front
center portion of the lot. The project, as
proposed, does not comply with some of the setback requirements, requiring approval of the proposed
WAV25
-
00003
, see discussion in WAV paragraph further below. The existing

home

was originally approved via PCR 75
-
5 (EA 75
-
78), which at that time
required
a 15
-
ft. minimum

dimension, but did not require
an average front setback,
and provided less than an average of
20 -
ft.

Therefore, the existing home

provides
a
minimum front yard setback

dimension of 17.1 ft.
,
7 .7 ft. along the west side yard,

28.4 ft. along the east side yard, and
27 .75 ft. to the rear.

The propos
ed additions will provide a
14’
-
9 ¼”

minimum
front yard dimension

on the eastmost
portion and 16’
-
11” at the westmost portion,

and providing an average front yard setback of

18.13’
,
which does not meet the minimum, nor the current average front yard setback requirements of 15

ft. and average of 20 ft., respectively
, which r
equires WAV25
-
00003
.

The side yard setback
affected by this project reduces the
east

side yard setback to
13’
-
10 ¾”
ex
ceeding the current minimum side yard setback of

9.85’
. The existing west side yard setback

would not meet current code; however, that portion of the property is not being altered .

The
proposed project is not considered a
substantial

addition/remodel; therefore, existing deficiencies
to Torrance Municipal Code (TMC) do not have to be upgraded to current Code, unless those areas are being expanded.

A substantial
addition/remodel
means increasing the

total floor area
of a dwelling, excluding any garage, more than 85%

or
enhancing
the dwelling

to the extent that
the cost would exceed 85% of the replacement value of the dwelling before remodeling.

The rear yard average setback requirement for this project is 20’, and the minimum setback dimension is 15’. The
addition provides a
15 -
10 ½” minimum rear yard setback dimension with
the average rear
setback beyond

20 ft
.,
with both

exceed
ing

the setback requirements.

3 38

Project Site

The subject property’s lot is
an irregularly

shaped

polygon,
composed of

four straight

sides
,

with

the fifth

side
on

a slight radius
. The lot

measu
res

9 ,
874

sq. ft
. The
front radius width
is

89.73 ft.
,
with the west side
at 98.98 ft., the east side has two
sides portions, with the portion closest to
the

front at 55 ft. and the portion closest to the rear at 123.89 ft., the rear

portion is 33.63 ft.

The
property is
located on the north side of Via el Chico

and
oriented
in a
general

east
-
west

direction
,
with the existing garage doors facing north, near the rear of the lot .

Th
is

property is
located
one
house west
of

this street’s cul
-
de
-
sac

turnaround area.

The subject property is currently
developed with a
three
-
story, single
-
family residence with an attached
three
-
car garage, originally
constructed in
1978
, via PCR 75
-
5 and
EA 75
-
78 .

The house was
designed

so that

the main
living level is approx. six feet below curb height. Above this living area level, is a second living area
, and below the first living area is a basement/garage level.

Most of the homes on this street
are designed with this pattern. The driveway is located on the east side of the property and
provides access to the garages via a drive aisle that wraps around the east and rear sides of the
home.

The property is considered a down
-
sloping

lot for height
measurements, as the property
slopes drastically downward from street level to rear of property. The lot also slopes

downward
from west to east, which follows the street contours and the properties that surround the project

on this street.

The street to the rear of this site is

Susana Avenue, which features home around
their cul
-
de
-
sac turnaround and are substantially lower in elevation that the subject property
.

Building Floor Plan

The
proposed
plans
show
a
n addition on each of the three levels. On the basement level, a

205

sq. ft.
one
-
car garage is shown
, with uninhabitable/mechanical area of
147

sq. ft.

The first floor
of living area shows a den, with a new
163 sq. ft. deck, which will be attached to the existing deck.

The second floor of living area shows two new bedrooms

and two new bathrooms, with a
remodeled bedroom
.

Lastly, minor remodeling is proposed, which includes
the remodel of a bedroom on

the

second
floor

adjacent to the additions
.

Based on the applicant’s plans, the proposed additions total 1,093.35

sq. ft., which provides a
new total living area of
3,9

31.05 sq. ft., including the garage
/basement (uninhabitable)
, the total
gross area for this project is
5,809.22

sq. ft.

Planning
code
shows

1,000 sq. ft. as

the
maximum garage area for the subject zone
. The existing
garages for this property
provide 727.77 sq. ft., with the proposed garage addition of 218
.64

sq.
ft., the total garage for this project is
9 46.41

sq. ft., which is below the maximum allowed.

Building Height

The existing
three
-
story home measures

23.78 ft. from the highest ridge of
220.16

ft., taken from
the
right
-
of
-
way
, front

Top of Curb Lowest Adjacent Grade (TOC LAG)

of 196.38 ft.

This property
is classified as a down
-
sloping lot.

Typically, heights
in the R
-
H
are taken from the LAG around
the building; however, on properties that are classified as down -
sloping lots
, the LAG is taken
from the TOC

LAG
. For reference, staff had the architect note the
heights on the elevations taken
from the regular LAGs, as well as, the TOC LAG.

The
project provides a maximum height of 17.05 ft. for the
additions, with a maximum ridgeline of
213.43 ft. taken from TOC LAG of 196.38 ft. Because the height exceeds 14 ft., the project requires a PRE
, not a Height WAV.

Staff notes the maximum height permitted in the R
-
1 Zone for
a two
-
story is 27’, and heights over 14 ft. may be constructed in the R
-
H
, with approval by the
Planning Commission. Staff also notes that most of the homes on both sides of
the subject street
4 39

are
three

story
, except for the adjacent home to the east, which fronts on Susana Avenue and is located
far below

Via el Chico’s elevation.

The other homes to the rear of the subject property
are also located below on Susana Avenue.

FAR, Lot Coverage and Open Space

The proposed additions result in a Floor Area Ratio (FAR) of 0. 59 , which is lower than the Code
maximum of 0.60 for the R
-
1 Zone, and notes that a FAR of up to 0.60 can be constructed for properties in the Hillside Overlay, with approval by the Planning Commission. The Lot Coverage is shown as

21 %, with 40% being the
maximum

per Code. Usable Open Space calculations and
statistics were provided on the plans, showing
52 % of the lot

(5,137 sq. ft.)
, exceeding the
minimum of one
-
third of the lot

(
3,291 sq. ft
.)
.

Provided below is a summary of the proposed project:

Basement = 587 sf Basement = 27 sf Basement = 614 sf
1st Floor Area = 1,743 sf 1st Floor Area = 308 sf 1st Floor Area = 2,052 sf 2nd Floor Area = 1,340 sf 2nd Floor Area = 539 sf 2nd Floor Area = 1,879 sf Total Living Area = 3,083 sf Total Living Area Additions = 848 sf Total Living Area = 3,931 sf Garage Area = 728 sf Garage Area = 219 sf Garage Area = 946 sf Volume Area = 318 sf Volume Area = 0 sf Volume Area = 318 sf Total Area = 4,398 sf Total Additions = 1,093 sf Total Area = 5,809 sf Lot Size = 9,874 sf FAR =

0.59 EXISTING

ADDITIONS

PROPOSED

Hillside Overlay

In accordance with Article 41, Chapter 1, Division 9 of the TMC, the Planning Commission is required to make a series of findings relating to the planning and design of the project and its potential to have a substantial adverse impact on the view, light, air, and privacy of properties in
the vicinity. The applicant has responded to this requirement in the Hillside Overlay Substantiation Form (Attachment
3 ). The applicant was also required to construct a silhouette of the proposed additions to demonstrate p
otential impacts. A Licensed
Surveyor

has verified the height of the
silhouette (Attachment
4 ). Additionally, on
April 7
, 2026, staff conducted a site visit and left
business cards for the neighboring properties
on Via el Chico and Susana Avenue
.

On
April 10, 2026
, staff received
correspondence

from the neighbor at
23719 Susana Avenue
,
noting
air, light and privacy
impacts

(Attachment
7 )
.

This neighbor asked that the applicant remove
all windows on the second floor of the addition

that face east, and that the addition’s roofline be
changed

to a flat roof

with ceiling height
s

not exceeding 8 ft.
, which would resolve his concerns.

Staff notes that there are
four
,

floor to ceiling
,

windows proposed on the second floor
, which
would
not
substantially

overlook the neighbor’s
single
-
family

residence

(SFR)

located
below on Susana
,
as the

proposed windows

face

east
ward
.

Staff notes
that there is a
lready a
n existing large window
on the east elevation of the second floor
.

Staff also notes
three proposed windows on the north
elevation

on both floors
, which are adjacent to

an existing bank of windows on
both

floor
s.

In
staff’s judgment, these new windows would not
worsen

the

existing
condition and

therefore,
would
not be considered adverse impacts

to privacy
.

Staff notes that this neighbor’s property is located in the R -
H Overlay, and the existing SFR would
be protected by the R
-
H Ordinance. The neighbor’s SFR is located at the bottom of the sloped property, fronting on Susana Ave., approximately 100 ft. from t he subject property.

However, the
5 40

neighbor’s property was recently approved for redevelopment, and currently under construction to include an Accessory Dwelling Unit (ADU) at mid
-
slope and two SB
-
9 dwelling units at the top
rear of the property adjacent to the subject addition.

Both the A
DU and the SB
-
9 units were not
subject to the R
-
H Ordinance’s subjective development standards; therefore, staff maintains that if a project is not subject to the R
-
H Ordinance, it cannot benefit from it either.

This standard is
what staff typically appli
es to properties that are not in the R
-
H Overlay, whether within the City of
Torrance or in an adjacent municipality, such as, Rancho Palos Verdes.

Another factor to consider
is the age of the neighbor’s units under construction.

Typically, staff has rev
iewed a neighbor’s
R
-
H Overlay concerns, based on the age of the home. Is it an original, grand -
fathered in, home
with original views and privacy protections?

Most of the homes on Via el Chico, as well as, other
nearby streets, are original three
-
story ho
mes, and maintain their original view/privacy
protections, as they pre
-
date the Hillside Ordinance.

Newer constructions that have acquired
views and privacy areas, have typically received less consideration during staff’s evaluation of the impacts, and th
e Planning Commission has also applied those practices.

This neighbor’s three
units are currently under construction, and in staff’s judgment, would not have the same standard of privacy protection as an original home.

As stated above, the neighbor’s ori
ginal home at the
bottom of the slope fronting on Susana Ave would have full R -
H protections, but as
noted
, its
impacts are considered minimal.

While staff attaches all correspondence received to the staff report, in an effort of government transparency, regardless of whether the neighbor is located within the R
-
H Overlay or not, communications from propertie
s not in the R
-
H do not have any
bearing on the subject project.

During staff’s site visit to this neighbor’s home, the neighbor pointed out the inside and outside
areas of the four units on his property and noted
the following impacts:

•

W
estmost SB
-
9 unit’s
second floor
living room
:
impacts

to privacy

from a window. Staff
observed minimal privacy impacts as
less than
half of the proposed project’s
silhouette
was visible

from two narrow windows
.

First floor impacts to privacy from large windows,
no impact.

•

Westmost SB
-
9’s west outside patio
: impacts

to privacy
from
various levels. Staff
observed partial silhouette.

•

ADU’s
living room and kitchen: impacts to privacy
. Staff observed mostly the east
elevation’s
second

floor
silhouette.

•

ADU’s west

outside patio: impacts to privacy
. Staff observed only the top portion of the
silhouette
, which may include partial second floor windows.

•

SFR
’s rear yard: impacts to privacy. Staff observed partial silhouette, mostly the northerly elevation
,

from

flat areas of the yard
, which is approximately 75 ft. from the addition
.

No
access provided inside the SFR.

While the neighbor noted air, light and privacy impacts from the proposed addition to all four of his units, staff did not observe any substantial potential air or light impacts, as the distance separation from these units and the subject addition is subst antially far, at approximately 75 ft.
from the SB
-
9 unit, 110 ft. from the ADU, and 100 ft. from the SFR.

In staff’s judgment, the
potential privacy impacts are minimal, and would not consider them substantially adverse, and are not worsening an existing
condition, as the existing home has a bank of windows on both levels facing northbound and some windows facing eastward. Finally, it’s debatable whether the impacts to the ADU and SB
-
9 units are valid, as their development did not allow consideration of th
e R
-
H Overlay.

In staff’s judgment, the project will not have a substantial adverse impact to this neighbor’s property
.

6 41

Staff received correspondence
from

many
neighbors in support of the project,

provided by the
applicant,

as well as individual neighbors who contacted the City directly in support of the project

(Attachment
7)
.

As of the completion of this report, staff has not received any further correspondence.

Criteria for Granting a Waiver

The Planning Commission may grant a WAV of development standards relating to the front, rear, and side yard requirements, court requirements, building/structure heights, and distances between buildings. The criteria for granting a WAV is specified in Sect ion 94.2.4 of the TMC,
which states:

A waiver may be granted if, in the judgment of the Planning Commission or the City Council:

a)

Unreasonable difficulties will result from the strict enforcement of this Division;

b)

It will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof; and

c)

It will not substantially interfere with the orderly development of the City as provided for in this Division.

As mentioned in the Setbacks paragraph above, the project does not comply with the setback requirements, requiring approval of the proposed
WAV25
-
00003
. The placement of the proposed
basement level, first and second
-
story addition
s

would require meeting the average front setback

and the minimum front yard dimension
. The plans show the average as

18.13 ’, shy of the 20’
minimum, requiring approval of
WAV25
-
00003
.

The plans show the minimum front yard dimension
as 14’
-
9 ¼”
, which is just shy of the 15 ft. mi
nimum, requiring approval of WAV25
-
00003.

The applicant was required to provide facts to substantiate criteria, by which the Planning Commission may grant
WAV25
-
00003

(Attachment 5). Staff attempted to contact the adjacent neighbors, but as of the completion of this Report, only one response was received, from the next door neighbor at
23719 Susana Avenue
.,
mentioning that the
east side yard WAV should not be
approved; however, no WAV is required for the east side yard.

The rest of his correspondence
refers
to R
-
H

impacts, which are discussed in the Hillside Overlay paragraph.

As also mentioned
in the Setbacks paragraph, the remainder of the setbacks meet and/or exceed the setback requirements and do
not

require a WAV.

In the judgment of Staff, this request to allow the reduction of the required average front yard setback,
and the
minimum front yard dimension
,

satisfies the hardship criteria for approving
WAV25
-
00003
. In order to meet the setback requirements and add more space to the home, the addition would need to be relocated
at grade level, which only a small usable rear yard currently exists, as the
topography

of the property
slopes drastically downward towards the rear, and
provides for unusable rear yard area. Developing along the rear would eliminate the circulation
access to the existing garages that face northerly and are accessed from the rear.

While t
he
property is
large

at
9,874
sq. ft.,
it

is irregularly shaped
and provides limited building pad area

due
to the sloped topography of the lot,
provid
ing

added difficulty in designing additions. No active
complaints are on file.

The approval of lesser setbacks along the f
rontage do not appear to impact
any neighbors, as there is no expectation of privacy along a property’s frontage.

Granting
WAV25
-
00003

will not interfere with the orderly development of the City, as the proposed improvements will maintain the land use, as a single
-
family residence, complying with the Zone and General
Plan designation.

7 42

CONCLUSION

In staff’s judgment, the proposed
three
-
story

additions conform to the planning and design
provision of the Hillside Overlay and would not have a substantial adverse impact on the view, light, air, and privacy of other properties in the vicinity. The project, as conditioned, has been designed to mini
mize potential impacts to neighboring properties by the strategic placement of the proposed additions to decrease potential impacts to neighboring properties. The additions are designed
along the east portion of the property and provide a side yard and re ar yard setback
that exceeds TMC. The front yard average and
minimum

setback dimensions are less than
required and satisfy
the
findings

required to recommend approval of the lesser setbacks. Staff received many letters in support of the project, and one in opposition. However, in staff’s judgment, there is no substantial or adverse impact to light, air and privacy, as claimed by the oppo
sing neighbor
.

No correspondence was received from the other neighbors on Susana Avenue.

The project is compatible wit
h surrounding homes and is an appropriate use for this
neighborhood. The subject request also complies with all other objective development standards of the R
-
1 Zone and is consistent with
the R
-
LO

land use designation, except for the setback
requirements. The proposed setbacks were reviewed and staff determined that they do not interfere with the orderly development of the City, as the proposed improvements will maintain the land use, as a single
-
family residence, complying with the Zone and General Plan designation.

Staff recommends

APPROVAL
of the project, as conditioned.

ENVIRONMENTAL DETERMINATION

In residential zones, additions to a single
-
family residence and setback waivers are Categorically
Exempt by the Guidelines for Implementation of the CEQA, Article 19, Sections 15301 (Existing Facilities) and 15305 (Minor Alterations).

PUBLIC NOTICE

In accordance with TMC, notices of the public hearing are required to be published in the local newspaper, no less than 10 calendar days, before the Planning Commission meeting. The notice was published in The Daily Breeze on
April

24 , 2026,
1 2

calendar days ahead of the hearing.

Notices were also posted at the project site

on April 24, 2026,

and were mailed to the registered
owners of properties, located within a 500’ radius of the exterior boundaries of the project site, on April
23 , 2026. Notices were

also posted on the City of Torrance webpage.

RIGHT OF APPEAL

In accordance with TMC Section

96.2.5 , decisions made by the Planning Commission may be appealed to the City Council within 15 calendar days of the adoption of the Resolution/s. For more information, please contact t
he City Clerk’s Office by telephone at 310.618.2870 or email at [email protected]
.

PROJECT PLANS

The project plans and all related documents are readily available for public review at the Permit Center (Planning Counter) located at City Hall, 3031 Torrance Blvd., Torrance, CA 90503, during normal business hours, open 8:00am to 5:00pm, Monday through Thursday, open alternate
Fridays. Appointments are available by contacting the Planning Division at 310.618.5990.

8 43

ATTACHMENTS

1. Resolution Nos. 2026
-
016
and 2026
-
017

2. Notificat
ion

Map
s

3. Hillside Overlay Substantiation

4. Silhouette Certification & Map

5. Waiver Substantiation

6. Code Requirements

7. Correspondence

8. Project Plans

9 44
ITEM 6A
ATTACHMENT 1
RESOLUTION NOS. 2026-016 & 2026-017
ITEM 6A
ATTACHMENT 1
10 45
PLANNING COMMISSION RESOLUTION NO.
20 26
-
016

A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF

TORRANCE, CALIFORNIA,

APPROVING

A PRECISE PLAN OF
DEVELOPMENT AS PROVIDED FOR IN DIVISION 9, CHAPTER 1,
ARTICLE 41 OF THE TORRANCE MUNICIPAL CODE TO ALLOW

BASEMENT, ONE

AND TWO
-

STORY ADDITIONS

TO

AN EXISTING
THREE
-

STORY SINGLE FAMILY RESIDENCE
, IN CONJUNCTION WITH

A SETBACK WAIVER,

ON PROPERTY LOCATED
WITH

IN THE HILLSIDE

OVERLAY DISTRICT IN THE

SINGLE FAMILY RESIDENTIAL

ZONE AT
459 VIA EL CHICO
.

PRE25
-
00005
:

NAGY BAKHOUM (JOHN AND RENEE GROBLEWSKI)

WHEREAS
, the Planning Commission of the City of Torrance conducted a public hearing on
May 6, 2026
, to consider an application for Precise Plan

(
PRE25
-
00005
)

of
Development filed by
Nagy Bakhoum (John and Renee Groblewski)

to
allow basement,
one and two
-
story additions to an existing three
-
story single

family residence
, in
conjunction with a S
etback Waiver

(
WAV25
-
00003
)
,

on property located
with
in the
Hillside Overlay District in the
Single Family Residential (
R
-
1 )

Z
one at
459 Via el Chico
;
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 Torrance Municipal Code

(TMC)
; and

WHEREAS
,
additions to single family residences

and setback waivers

are

determined to be Categorically Exempted by the Guidelines for I
mplementation of the
California Environmental Quality Act

(CEQA)
,
Article 19
, Section 15301 (e)

and 15305
(a)
;

and

WHEREAS
, the Planning Commission of the City of Torrance does hereby find and determine as follows:

A)

That the property address is
459 Via el Chico
;

B)

That the property is located on
Parcel Map as per Book 45, Page 59 of PM Lot 2
,
and further described as APN
7531
-
016
-
054
;

C)

Th
at th
e project
, as conditioned,

is in compliance with both the R
-
1 Zoning and the
Low
-
Density Residential
(R
-
LO)
General Plan designation for this site
,
with the
exception of the
average front yard setback of

18.13’
,
and
the
minimum front yard
dimension of 14’
-
9 ¼”
, for which
S
etback

WAV25
-
00003

has

also been requested
in conjunction with this request
;

D)

Th
at th
e proposed
three
-
story additions
, as conditioned,

will not have an adverse
impact upon the view, light, air, or privacy of other properties in the vicinity ,

because the proposed additions have been designed
exceeding the east side yard
setback

adjacent

to the

neighbor to the
east
, in orde
r

to prevent
privacy

impacts
.

No northern
, western or southern

properties voiced concerns;

11 46

E)

That
the
proposed additions
, as conditioned,

have been located, planned and
designed
,

so as to

cause the least intrusion on the view, light, air, or privacy of other properties in the vicinity, because the
majority of the
additions

are

located
in
the far
eastern

portion

of the
property
,
and exceeding the east side yard setback
;

F)

Th
at th
e design of the
proposed
additions provides an orderly and attractive
development in harmony with other properties in the vicinity, because the additions

will match the

exterior materials

of the existing home
,
which
are

consistent with
the
current
pattern of
development
in the vicinity
;

G)

Th
at th
e

proposed

additions
, as conditioned,

have been designed to
ensure

that
the development will not have a harmful impact upon the land values and investment of other properties in the vicinity
,

because the proposed additions
meet
and/or
exceed the R
-
1 development standards
,

except for the
aforementioned
setback requirements
;

H)

Th
at th
e granting of this application
, as conditioned,

would not be materially
detrimental to the public welfare or to other properties in the vicinity ,

because the
project is designed
with
lower
heights
than

the
maximum
C
ode
allowance
,
and
the
highest ridge is

existing,

located
along

the
center of the home
,
and the addition’s
maximum height is lower than the existing home’s height, which limit

the potential
for privacy impairment
;

I)

Th
at th
e proposed additions
, as conditioned,

will not cause or result in an adverse
cumulative impact on other properties in the vicinity
,

because
the project

would be
compatible with the surrounding pattern of development in design and is less than
the allowable Floor Area Ratio

(FAR)
;

J)

That it

is not feasible to increase the size of or rearrange the space within the existing building or structure for the purposes intended ,

except by increasing the
height
,

because

sprawling
the additions

would elimi
nate the limited yard space on
this
irregularly

shaped

lot
, with topographical challenges
;

K)

That the d
enial of this request to increase the height will constitute an unreasonable hardship
,

as the proposed additions do not cause a significant
adverse impact to view, light, air or privacy
; and

L)

That g
ranting
this

application

to increase the height

would not be materially
detrimental to the public welfare and to other properties in the vicinity ,

because the
project
, as conditioned,

complies with the development standards
of

the R
-
1 Zone
,
except for the
noted
setback

requirements
.

WHEREAS
, the Planning Commission by the following roll call vote APPROVED PRE25
-
00005
, subject to conditions:

AYES:

COMMISSIONERS:

NOES:

COMMISSIONERS:

12 47
ABSENT:

COMMISSIONERS:

ABSTAIN:

COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED

that
PRE25
-
00005
, filed by
Nagy Bakhoum
(John and Renee Groblewski)

to
allow basement, one and two
-
story additions to an
existing three
-
story single

family residence
, in conjunction with S
etback

WAV25
-
00003
,

on property located
with
in the Hillside Overlay District in the R
-
1 Zone at
459 Via el Chico
,
is hereby APPROVED subject to the following conditions:

1. That

the use of th
e subject property for a single
family residence shall be subject
to all conditions imposed in
PRE25
-
00005

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, application
s or other documents presented by the
applicant to the Community Development Department and upon which the Planning Commission relied in granting approval;

2. That if this
PRE25
-
00005

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

of the TMC
;

3. That the maximum height of the addition at the highest point of the roof shall not exceed a height of

17.05’
as represented by the survey elevation of
213.43
’

for the
highest ridge

based on the
top of curb
lowest adjacent grade of
196.38
’

(located
near

the
southern

perimeter of the
property’s frontage
), based on a bench mark
elevation of
191.80
’

located within the public right
-
of
-
way along
Via el Chico
, at the
northeast

portion

of the
right
-
of
-
way
, as shown on the official survey map on file in
the Community Development Department
;
(
Planning
)

4. 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

17.05’
for the highest ridge based on the
benchmark of
191.80
’

located within the public right
-
of
-
way along
Via el Chico
,

at
the
north
east

portion

of the right
-
of
-
way,
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 de sign approved
by the Planning Commission
; (
Planning
)

5. That
the final Building Plans shall note that the additions shall match the existing home’s

exterior color/materials
,
prior to the issuance of a Building Permit;
(Planning)

6. 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
)

13 48

7. 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
)

8. T
hat 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 cost
s incurred on behalf of the City in connection with the application, and the defense of any claim, action, or proceeding challenging the approval of this
Precise Plan

of
D
evelopment

and Waiver

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)

9. That the proposed project shall comply with all the conditions of WAV25 -
00003;
(Planning)

10. That all connections for water service shall be made to the stub outs provided (unless stub outs are undersized). If existing stub outs are not used, they shall be abandoned at the main; (Engineering)

11. That if fire sprinklers are required, the existing water service shall be upgraded to 1” minimum;
and
(Engineering)

12. That all conditions of 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
6th

d
ay of
Ma
y

20 26
.

___________
_______________________

Chairman
, Torrance Planning Commission

ATTEST:

__________________________________

Secretary, Torrance Planning Commission

14 49

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 Commissio
n held on the
6th

day of
Ma
y

202
6 , by the following roll call
vote:

AYES:

COMMISSIONERS:

NOES:

COMMISSIONERS:

ABSENT:

COMMISSIONERS:

ABSTAIN:

COMMISSIONERS:

__________________________________

Secretary, Torrance Planning Commission

15 50
PLANNING COMMISSION RESOLUTION NO. 2026
-
017

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF TORRANCE, CALIFORNIA, APPROVING A WAIVER AS
PROVIDED FOR IN DIVISION 9, CHAPTER 4, ARTICLE 2 OF

THE TORRANCE MUNICIPAL CODE TO
ALLOW

LESS THAN

THE REQUIRED SETBACK REQUIREMENTS,
IN

CONJUNCTION WITH A PRECISE PLAN OF DEVELOPMENT

TO ALLOW

BASEMENT,

ONE AND TWO
-

STORY ADDITIONS

TO AN EXISTING
THREE
-

STORY SINGLE FAMILY

RESIDENCE, ON PROPERTY LOCATED WITHIN THE HILLSIDE

OVERLAY DISTRICT IN THE

SINGLE FAMILY RESIDENTIAL

R
-
1 ZONE AT
459

VIA EL CHICO
.

WAV25
-
00003
:

NAGY BAKHOUM (JOHN AND RENEE GROBLEWSKI)

WHEREAS
, the Planning Commission of the City of Torrance conducted a public hearing on
May 6, 2026
, to consider an application for Waiver
(
WAV25
-
00003
)

filed by
Nagy Bakhoum (John and Renee Groblewski)

to allow less than the required setback
requirements, in conjunction with Precise Plan of Development (
PRE25
-
00005
)
to
allow
basement, one and two
-
story additions to an existing three
-
story single

family residence,
on property located within the Hillside Overlay District in the Single Family Residential (
R
-
1) Zone at
459 Via el Chico
; and

WHEREAS
, due and legal publication of notice was given to owners of property in the vicinity thereof, all in accordance with the provisions of Division 9, Chapter 4, Article 2 of the Torrance Municipal Code (TMC); and

WHEREAS
, Setback Waivers are Categorically Exempted by the Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15305 (a); and

WHEREAS,
the Planning Commission of the City of Torrance does hereby find and determine as follows:

A)

That the property address is
459 Via el Chico

;

B)

That the property is located on
Parcel Map as per Book 45, Page 59 of PM Lot 2
,
and further described as APN
7531
-
016
-
054
;

C)

That the project is in compliance with the Low
-
Density Residential (R
-
LO) General
Plan Designation;

D)

That unreasonable difficulties will result from the strict enforcement of the average front yard setback and the
minimum front

yard setback
dimension
requirements,
because the
existing home was originally approved with lesser setbacks, the addition will match the line of the existing structure in order to provide an integrated designed project that will match the floor levels with the interior and exterior walls of the existing
home,

and the existing condition will not be worsened to the front ,
16 51
east

or north side
s
,
the property has limited at grade space to develop,
and the
new additions meet and/or exceed the other development standards and TMC;

E)

That setback
WAV25
-
00003

request will not be materially detrimental to the public welfare or to the property of other persons location in the vicinity thereof, because the new additions do not create a significant adverse impact to view, light, air or privacy; and

F)

That the Setback Waiver request will not substantially interfere with the orderly development of the City, as provided for in this Division, because the plans, as conditioned, conform to the other development standards, except for the average
front yard setback

and the minimum front

yard setback

dimension,
and the property
is maintaining the single family residence use permitted by the Zone and intended by the General Plan designation.

WHEREAS
, the Planning Commission by the following roll call vote APPROVED WAV25
-
00003
, subject to conditions:

AYES:

COMMISSIONERS:

NOES:

COMMISSIONERS:

ABSENT:

COMMISSIONERS:

ABSTAIN:

COMMISSIONERS:

NOW, THEREFORE, BE IT RESOLVED

that
WAV25
-
00003

filed by
Nagy Bakhoum
(John and Renee Groblewski)

to allow less than the required setback requirements, in conjunction with

PRE25
-
00005

to
allow basement, one and two
-
story additions to an
existing three
-
story single

family residence, on property located in the Hillside Overlay District in the R
-
1 Zone

at
459 Via el Chico
, on file in the Community Development
Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That the use of the subject property for a single family residence shall be subject to all conditions imposed in
WAV
25 -
0000
3 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 sha ll 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 Commissi
on relied in granting approval;

2. That if this
WAV
25 -
0000
3 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 of the TMC;

17 52

3. That the proposed project shall comply with all the conditions of PRE25
-
00005
;
and (Planning)

4. That all conditions of 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
6th

day of Ma
y

2026.

__________________________________

Chairman, Torrance Planning Commission

ATTEST:

__________________________________

Secretary, Torrance Planning Commission

18 53

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
6th

day of Ma
y

2026, by the following roll call
vote:

AYES:

COMMISSIONERS:

NOES:

COMMISSIONERS:

ABSENT:

COMMISSIONERS:

ABSTAIN:

COMMISSIONERS:

___________________________________

Secretary, Torrance Planning Commission

19 54
ITEM 6A
ATTACHMENT 2

NOTIFICATION MAPS
ITEM 6A
ATTACHMENT 2
20 55
21 56
22 57
23 58
24 59
ITEM 6A
ATTACHMENT 3

HILLSIDE OVERLAY SUBSTANTIATION
ITEM 6A
ATTACHMENT 3
25 60
City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G I Precise Plan
N 4TG RANCE-,
. 4
* %ENT‘O -:

TABLE OF CONTENTS
PART I. PROPERTY LOCATION
PART II. FINDINGS
PART III. SIGNATURE
PART I. PROPERTY LOCATION
Street Address and/or Assessor Parcel Nos. (APNs)
PART II. FINDINGS:

PRECISE PLAN FINDINGS (HILLSIDE OVERLAY):

The findings below are required for the following type of requests in the Hillside Overlay:

O Planning and Design
O Limitations on Increases in Height (Projects over 14ft) O Limitations on Building Space - Lot Coverage (Projects over 0.5 Net Interior Floor Area) Before a Precise Plan may be granted, all of the following findings must be made in the affirmative. If more than one (1) Precise Plan is requested, separate findings shall be required:

Planning and Design:

No construction and no remodeling or enlargement of a building or structure shall be permitted unless the Planning Commission (or the City Council on appeal) shall find that the location and size of the building or structure, or the location and size of the remodeled or enlarged portions of the building or structure, have been planned and designed in such a manner as to comply with the following provisions:

A) The proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity:

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G|Precise Plan

TABLE OF CONTENTS

PART I. PROPERTY LOCATION
PART II. FINDINGS
PART III. SIGNATURE

PART I. PROPERTY LOCATION

_____________________________________________________________________________ Street Address and/or Assessor Parcel Nos. (APNs)

PART II. FINDINGS:

PRECISE PLAN FINDINGS (HILLSIDE OVERLAY):

The findings below are required for the following type of requests in the Hillside Overlay:
 Planning and Design
 Limitations on Increases in Height (Projects over 14ft)  Limitations on Building Space - Lot Coverage (Projects over 0.5 Net Interior Floor Area)

Before a Precise Plan may be granted, all of the following findings must be made in the affirmative. If more than one (1) Precise Plan is requested, separate findings shall be required:

Planning and Design:

No construction and no remodeling or enlargement of a building or structure shall be permitted unless the Planning Commission (or the City Council on appeal) shall find that the location and size of the building or structure, or the location and size of the remodeled or enlarged portions of the building or structure, have been planned and designed in such a manner as to comply with the following provisions:

A) The proposed development will not have an adverse impact upon the view, light, air and privacy of other properties in the vicinity:

1 26
61 459 Via El Chico, Redondo Beach, CA 90277
✔
✔
✔
The proposed addition has been thoughtfully designed to avoid adverse impacts on neighboring properties. Its scale and placement ensure that views, natural light, and air circulation for adjacent homes are preserved. The height and massing are consistent with surrounding structures, maintaining the character of the neighborhood. Window locations and orientation are similar to those that currently exist and have been planned to protect the privacy of nearby residents. Overall, the addition enhances the property while respecting the existing home and the surrounding community’s planning and design goals.

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G I Precise Plan
N 4TG RANCE--a
%E N-4‘0-:

B) The development has been located, planned and designed so as to cause the least intrusion on the views, light, air and privacy of other properties in the vicinity:

C) The design provides an orderly and attractive development in harmony with other properties in the vicinity:

D) The design will not have a harmful impact upon the land values and investment of other properties in the vicinity:

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G|Precise Plan

B) The development has been located, planned and designed so as to cause the least intrusion on the views, light, air and privacy of other properties in the vicinity:

C) The design provides an orderly and attractive development in harmony with other properties in the vicinity:

D) The design will not have a harmful impact upon the land values and investment of other properties in the vicinity:

2 27
62 The addition has been carefully located and designed to minimize any intrusion on the views of neighboring properties. Its placement takes advantage of existing site conditions and natural topography to reduce visual impact. The scale and orientation of the addition ensure that views from adjacent homes remain largely unobstructed, preserving the visual character of the neighborhood. From the street view this will appear to be a one story addition.

The design of the addition complements the existing architectural style and scale of surrounding properties, creating an orderly and visually appealing development.

Materials, colors, and rooflines have been selected to blend seamlessly with the neighborhood, ensuring harmony with the character of the vicinity, and the character of the existing home it ties too.

The design of the addition is sensitive to the surrounding neighborhood and maintains the quality and character of the area. By respecting the scale, style, and overall aesthetics of nearby properties, the project supports the preservation of land values and the investments of neighboring homeowners. No harmful impacts on property values are anticipated as a result of this development.

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G I Precise Plan
N 4TG RANCE--a

E) Granting such application would not be materially detrimental to the public welfare and to other properties in the vicinity:

F) The proposed development will not cause or result in an adverse cumulative impact on other properties in the vicinity:

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G|Precise Plan

E) Granting such application would not be materially detrimental to the public welfare and to other properties in the vicinity:

F) The proposed development will not cause or result in an adverse cumulative impact on other properties in the vicinity:

3 28
63 Granting this application will not be materially detrimental to the public welfare or to neighboring properties. The addition is designed to be compatible with the existing community character and will not cause significant adverse effects such as noise, traffic, or visual disruption. It supports the overall wellbeing and harmony of the neighborhood.

The proposed addition is modest in scale and thoughtfully designed to avoid contributing to any significant adverse cumulative impacts in the neighborhood. It maintains consistency with the surrounding properties and does not introduce changes that would negatively affect the overall character, livability, or property values in the vicinity.

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G I Precise Plan
N 4TG RANCE--a

Limitation on Increases in Height:

No enlargement in any building or structure, or any remodeling of any building or structure, shall be permitted which causes the height of such building or structure or any part thereof, to be higher than before the remodeling or enlargement, unless the Planning Commission (or City Council on appeal) shall find that:

A) It is not feasible to increase the size of or rearrange the space within the existing building or structure for the purposes intended except by increasing the height:

B) If such lack of feasibility is proved:
1) Denial of such application would result in an unreasonable hardship to the applicant; and 2) Granting the application would not be materially detrimental to the public welfare and to other properties in the vicinity:

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G|Precise Plan

Limitation on Increases in Height:

No enlargement in any building or structure, or any remodeling of any building or structure, shall be permitted which causes the height of such building or structure or any part thereof, to be higher than before the remodeling or enlargement, unless the Planning Commission (or City Council on appeal) shall find that:

A) It is not feasible to increase the size of or rearrange the space within the existing building or structure for the purposes intended except by increasing the height:

B) If such lack of feasibility is proved:
1) Denial of such application would result in an unreasonable hardship to the applicant; and 2) Granting the application would not be materially detrimental to the public welfare and to other properties in the vicinity:

4 29
64 It is not feasible to increase the size or rearrange the space within the existing building to meet the project’s needs due to the current layout and structural constraints. The proposed height increase is necessary to accommodate the addition due to the extreem slope while maintaining functional and livable spaces. The design minimizes the height increase as much as possible and is consistent with the neighborhood’s scale and character and the scale and character of the existing building. This will allow all of the family to sleep on the same level of the home.

1. Denial of this application would create an unreasonable hardship because the existing building’s layout and structural limitations prevent adequate expansion or functional improvements without increasing the height. The addition is essential to meet the applicant’s needs and to make reasonable use of the property.

2. Granting the application will not be materially detrimental to the public welfare or neighboring properties. The height increase is minimal, carefully designed, and consistent with the surrounding neighborhood’s character, the existing house shape and configuration, ensuring no negative impacts on light, views, privacy, or property values.

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 5 4 771
4 00
Limitation on Increases in Building Space Lot Coverage:

No enlargement in any building or structure, or any remodeling of any building or structure, shall be permitted which causes the height of such building or structure or any part thereof, to be higher than before the remodeling or enlargement, unless the Planning Commission (or City Council on appeal) shall find that:

A) No remodeling or enlargement shall be made to any building or structure, except for commercial uses in a commercial zone, which remodeling or addition increases the net interior floor area of the building or structure so that it exceeds fifty percent (50%) of the number of square feet in the lot or parcel of land upon which the building or structure is located unless the Planning Commission (or the City Council on appeal) shall find that:
1) Denial of such application would result in an unreasonable hardship to the applicant; and 2) Granting the application would not be materially detrimental to the public welfare and to other properties in the vicinity:
*For purposes of this section, the term "commercial zone" shall mean any zone in which commercial uses are permitted or are permitted with a Conditional Use Permit. 4G I Precise Plan
City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G|Precise Plan

Limitation on Increases in Building Space Lot Coverage:

No enlargement in any building or structure, or any remodeling of any building or structure, shall be permitted which causes the height of such building or structure or any part thereof, to be higher than before the remodeling or enlargement, unless the Planning Commission (or City Council on appeal) shall find that:

A) No remodeling or enlargement shall be made to any building or structure, except for commercial uses in a commercial zone, which remodeling or addition increases the net interior floor area of the building or structure so that it exceeds fifty percent (50%) of the number of square feet in the lot or parcel of land upon which the building or structure is located unless the Planning Commission (or the City Council on appeal) shall find that:
1) Denial of such application would result in an unreasonable hardship to the applicant; and

2) Granting the application would not be materially detrimental to the public welfare and to other properties in the vicinity:

*For purposes of this section, the term "commercial zone" shall mean any zone in which commercial uses are permitted or are permitted with a Conditional Use Permit.

5 30
65 The proposed enlargement will cause the building to exceed fifty percent (50%) of the lot’s square footage, but still be under the 60% complying with lot coverage regulations.

Denial of this application would result in an unreasonable hardship to the applicant because the addition is necessary to provide functional living space that the family needs and that cannot be accommodated within the existing structure. The expansion is designed to be efficient and sensitive to the site constraints, ensuring it does not negatively impact the surrounding neighborhood.

Granting the application will not be materially detrimental to the public welfare or to neighboring properties. The proposed addition respects the character and scale of the neighborhood, the existing home, and no significant impacts on safety, privacy, or property values are expected.

City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G I Precise Plan
N 4TG RANCE-,

Refer to TORRANCE WEBSITE (Planning Documents) for access to the City's General Plan, Land Use Code, and any applicable Specific Plan.

PART III. SIGNATURE:

By signing this application form, I hereby acknowledge that the information contained herein, or subsequently submitted, is true and correct to my knowledge.

Signature Date
Name (print) Phone No. or E-mail Address
City of Torrance, Community Development Department, Planning Division 3031 Torrance Boulevard, Torrance, CA 90503, Telephone (310) 618-5990 4G|Precise Plan

Refer to TORRANCE WEBSITE (Planning Documents) for access to the City’s General Plan, Land Use Code, and any applicable Specific Plan.

PART III. SIGNATURE:

By signing this application form, I hereby acknowledge that the information contained herein, or subsequently submitted, is true and correct to my knowledge.

___ ______________________________________________________ Signature Date

_____________________________________________________________________________ Name (print) Phone No. or E-mail Address
6 31
66 August 7, 2025
Nagy Bakhoum, Architect
[email protected]
ITEM 6A
ATTACHMENT 4

SILHOUETTE CERTIFICATION & MAP
ITEM 6A
ATTACHMENT 4
32 67
33 68
34 69
ITEM 6A
ATTACHMENT 5

WAIVER SUBSTANTIATION
ITEM 6A
ATTACHMENT 5
35 70
36 71
37 72
38 73
39 74
ITEM 6A
ATTACHMENT 6

CODE REQUIREMENTS
ITEM 6A
ATTACHMENT 6
40 75

CODE REQUIREMENTS

The following is a partial list of Code requirements applicable to the proposed project. Not all Code requirements are provided, and the applicant is strongly advised to contact each individual department for further clarification. The Planning Commissio
n may not waive or alter the Code requirements. They are provided for information purposes only.

CDD

–

Building & Safety

1. Comply with the 2025 California Building Standard Codes (i.e. Building, Electrical, Mechanical, Plumbing, Green Building and etc.) with local amendments. The local amendments can be found at
https://www.codepublishing.com/CA/Torrance/ords/3957.pdf .

CDD

–

E
ngineering
–

Permits & Records

2. A Construction and Excavation Permit (C&E Permit) is required from the Community Development Department, Engineering Services Division, for any work in the public right -
of
-
way on
Via el Chico

(City Code Sec. 74.6.2).

3. Close abandoned driveway on Via El Chico with full height curb and gutter to match existing (City Code sec. 74.4.4).

4. Construct driveway on Via El Chico per SPPWC standards 110 -
2 (W=12', X=3'). Any portion of the
driveway approach, including both sides of the wings, shall not encroach on the frontage of the other properties.

41 76
ITEM 6A
ATTACHMENT 7

CORRESPONDENCE
ITEM 6A
ATTACHMENT 7
42 77
1 Gomez, Yolanda
From:

Sent:

Friday, April 10, 2026 8:00 PM
To:

Gomez, Yolanda
Cc:
'Nagy Bakhoum'
Subject:

My objections to the 459 Via El Chico remodeling project Hi Yolanda,
I wanted to express my objec on to the 459 Via El Chico approx. 900 sq addi on project.

As you know I am the owner of the property at 23719 Susana, Torrance (and it’s newly built ADU) and the 2 new units (part of the SB9 project) that are currently being built on Via El Chico and are 95% completed.

Here is the ra onale for my objec ons.

John Groblewski’s current home is approximately 3,800 sq of living space and he is proposing to add another approx. 900 sq , resul ng in an app roximately 4,700 sq of living space- which will make it one of the larger homes not only on Via El Chico but also in the en re Hollywood Riviera! John is also asking for a side-
yard and a front yard waiver from the city in order be able to do this addi on. (i.e. his current situa on does not meet the current building codes.) My u nderstanding is that the waivers are typically considered/granted when there are special hardships involved. I don’t believe that “not been able to expand an already large 3,800 sq home” cons tutes such a hardship. I understand that John has a need for ext
ra bedrooms for his kids, but his 3,800 sq home can be re-c onfigured to accommodate for those extra bedrooms.

John is also crea ng an addi on that will be about 14 closer to my proper es and will have a massive bulk as viewed from either 23719 Susana exis ng home or from my other new units that are much more modest in size. This new 900 sq addi on will interfere with air/light and privacy for all those proper es.

At the very least, I would like John to modify his plans to:
1) Not have any windows on the second floor that are facing East, with the excep on of some transom glass (which will give John addi onal light in those rooms) that are no lower than 5.5 off the floor.

This will provide some privacy protec on to both myself and John and allow for some light to enter those rooms from that side of the house and
2) I would like to see his addi on height further lowered to a flat roof, with the ceiling height not exceeding 8 .

This will mi gate the great massing that the property currently has and the new addi on further exacerbates.

I think those are very reasonable things for John to implement, especially for someone who already has a massive exis ng house and who is also asking the city to give him two city waivers.

Feel
free to contact me with any ques ons and/or clarifica ons.

P.S
. I am also copying John’s architect Nagy Bakhoum on this email as well. 43 78
2 P:

E:

DRE#: 01317822
igorrealestate.com
LiveinHollywoodRiviera.com
44 79
1 Gomez, Yolanda
From: John Groblewski
Sent: Monday, April 13, 2026 2:22 PM
To: Nagy Bakhoum; Gomez, Yolanda
Subject: Neighbor Support 041326
Attachments: Neighbor Support 041326.pdf

45 80
46 81
47 82
48 83
49 84
50 85
51 86
52 87
53 88
54 89
55 90
56 91
57 92
58 93
59 94
60 95
61 96
62 97
63 98
64 99
65 100
1 Gomez, Yolanda
From: Vince Saint
Sent: Monday, April 20, 2026 10:25 AM
To: Gomez, Yolanda
Cc: John Groblewski
Subject: Letter of Support 459 Via El Chico, Redondo Beach, CA

NEIGHBOR LETTER OF SUPPORT
459 Via El Chico, Redondo Beach, CA

To Whom It May Concern,
I am the owner or resident of the property listed below and have reviewed the proposed plans for the home addition at 459 Via El Chico.

I fully support the project as presented. In my view, the proposed design is thoughtful, well- considered, and consistent with the character of the neighborhood.

I understand the project is subject to the City’s Hillside Overlay requirements, and based on my review, I have no concerns regarding potential impacts to views, light, or privacy. I support the project moving forward through the City’s review and approval process.

Name: __Vincent Saint_________________________________________ Property Address: ___23715 Susana Ave, Torrance, CA 90505_

66 101
ITEM 6A
ATTACHMENT 8

PROJECT PLANS
ITEM 6A
ATTACHMENT 8
67 102
SITE
Groblewski Residence

SHEET INDEX

PROJECT CONTACTS

PROJECT SUMMARY
AX.X
X'-X"
X'-X"
X
X
XX
AX.X
AX.X
X'-X"
#
#
#

ABBREVIATIONS
LEGEND
X

VICINITY MAP
Groblewski Residence
LEGAL DESCRIPTION:

APPLICABLE CODES:

CONSTRUCTION TYPE:

OCCUPANCY GROUP:

PROJECT DESCRIPTION:

PROJECT ADDRESS:

OWNER:

Elevation Heights
Sheet #
Slope
(unless noted otherwise)
Dimension to face of framing/masonry
Dimension to center line
Section
Room #
Sheet #
Detail #
Window
Door
Shearwall
New Wall
Masonry Wall
Concrete
NaturalNAT.

Concrete
MaximumMAX.

ArchitecturalARCH.

MinimumMIN.

MechanicalMECH.

BetweenBTWN.

ManufacturerMFGR.

BuildingBLDG.

MicrowaveMICRO.

BlockBLK.

MetalMTL.

BeamBM.

NumberNO.

ClearCLR.

On CenterO.C.

CeilingCL'G.

PlywoodPLYWD.

ColumnCOL.

CONC.

RisersRIS.

ContinuousCONT.

Rough OpeningR.O.

DryerDRY.

Roof RaftersR.R.

DiameterDIA.

RevisionREV.

Dimension(s)DIM.

RefrigeratorREFR.

DishwasherD.W.

RequiredREQ'D.

DrawingsDWGS.

SheetSHT.

ElevationELEV.

SimilarSIM.

EqualEQ.

SteelSTL.

Existing(E)
StructuralSTRUCT.

ExteriorEXT.

Finish, FinishedFIN.

TreadsTR.

FloorFLR.

Tongue & GrooveT.&G.

FootingFT'G.

Top ofT.O.

GalvanizedGALV.

TypicalTYP.

GradeGRD.

Unless Noted OtherwiseU.N.O.

Gypsum BoardGYP. BD.

Verify In FieldV.I.F.

HeaderHDR.

WasherWASH.

HeightHGT.

WoodWD.

InteriorINT.

Ceiling JoistC.J.

Floor JoistF.J.

Water HeaterW.H.

New(N)
TemperedTEMP.

CasementCSMT.

SliderSL.

FreezerFRZ.

Garbage DisposalG.D.

Forced Air UnitF.A.U.

Detail
Interior Elevations
Sheet #
Sect. #
R3
Furred Ceiling / Arch
Torrance, CA 90505
Phone: 1.310.373.3568
Contact: Nagy Bakhoum
3800 Pacific Coast Highway
ZONE: SPRINKLERED: NO
LOT NO. 5, BLOCK 2 TRACT NO. 3701,
2022 California Title 24,California Energy Code and C.R.C. 2022 CBC, 2022 CMC, 2022 CPC & 2022 CEC w/State of
459 Vía El Chico

JOHN GROBLEWSKI
APN 7531-016-054
REMODEL & ADDITION TO A 2-STORY PLUS
BASEMENT HOME WITH ATTACHED 2 CAR
GARAGE & NEW 1 CAR GARAGE, 2 BEDS & 2
BATH ADDED.

Type V-B

1. ALL WORKS AND MATERIALS IN THIS PROJECT SHALL COMPLY WITH 202 2 CBC, 2022 CMC, 2022 CPC & 2022 CEC W/STATE OF CALIFORNIA TITLE 24,CALIFORNIA AND CITY OF TORRANCE AND OR DISABLED ACCESS REQUIREMENTS.

2. IN ADDITION TO THE REQUIREMENTS OF SECTION 106.4.4, EVERY PERMIT ISSUED

SHALL EXPIRE AND BECOME NULL AND VOID IF THE BUILDING OR WORK AUTHORIZED BY

SUCH PERMIT IS NOT COMPLETED WITHIN TWO YEARS FROM THE DATE OF ISSUANCE OF SAID PERMIT.

3. ALL PROPERTY LINES, EASEMENTS, PROPOSED AND EXISTING STRUCTURES,

OVERHEAD POWER LINES, AND ABANDONED OIL WELLS, CESSPOOLS, AND SEPTIC TANKS ARE SHOWN ON THE PLANS.

4. ALL CONSTRUCTION ACTIVITY SHALL BE PROHIBITED, EXCEPT BETWEEN HOURS OF 7:00 A.M. AND 6:00 P.M. ON MONDAYS, TUESDAYS, WEDNESDAYS, THURSDAYS, AND FRIDAYS AND BETWEEN THE HOURS OF 9:00 A.M. AND 5:00 P.M. ON SATURDAYS. THERE SHALL BE NO CONSTRUCTION ACTIVITY BETWEEN THE HOURS OF 6 P.M. AND 7A.M.

MONDAY THROUGH FRIDAY, AND BETWEEN 5 P.M. AND 9 A.M. ON SATURDAYS. NO

CONSTRUCTION ACTIVITY SHALL BE PERMITTED ON SUNDAYS, MEMORIAL DAY,

INDEPENDENCE DAY, LABOR DAY, THANKSGIVING DAY,CHRISTMAS DAY, AND NEW YEAR'S DAY.

5. AT LEAST TWO SIGNS, WEATHER PROOF, 12" X 18" MINIMUM SHALL BE POSTED

ON THE CONSTRUCTION SITE SHOWING WORKING HOURS, NAME AND EMERGENCY PHONE NUMBER OF THE CONTRACTOR.

6. PROVIDE A CONSTRUCTION FENCE AND OR CANOPY PER SEC. 3303, CBC AT

PUBLIC RIGHT-OF-WAY FOR PEDESTRIANS PROTECTION IF ANY WORK TO BE PERFORMED ON ANY BUILDING OR STRUCTURE ADJACENT TO PUBLIC RIGHT-OF-WAY.

7. NO DEMOLITION SHALL COMMENCE WITHOUT A VALID DEMOLITION PERMI T.

WORK COMMENCED WITHOUT A VALID PERMIT MAY BE SUBJECTED TO A SPECIAL INVESTIGATION BEFORE A PERMIT MAY BE ISSUED.

8. DEMOLITION PERMIT - THERE WILL BE A 14-DAY WAITING PERIOD AFTER A

DEMOLITION PERMIT APPLICATION IS FILED, BEFORE A DEMOLITION PERMIT MAY BE ISSUED. EVERY HOLDER OF A DEMOLITION PERMIT AND OR BUILDING PERMIT SHALL

COMPLETELY ENCLOSE BY FENCING THE CONSTRUCTION SITE PRIOR TO THE START OF DEMOLITION OR CONSTRUCTION.

9. A GRADING PERMIT IS REQUIRED WHEN GRADING OR EXCAVATION INVOL VES A CUT OR FILL DEPTH OF 3'-0" OR MORE AND OR 200 CUBIC YARDS. SUBMIT GRADING PLANS AND SOILS REPORT TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL.

DUST SHALL BE CONTROLLED CONTINUOUSLY BY WATERING OR BY OTHER APPROVED

MEANS IF EXCAVATING, CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (USA-1-800-422-4133) PRIOR TO ANY EXCAVATION.

10. A SHORING PERMIT IS REQUIRED FOR ANY VERTICAL CUT OR FILL TH AT IS 5'-0" IN HEIGHT OR OVER. ENGINEERED SHORING PLANS AND CALCULATIONS AND SOIL REPORT MUST BE SUBMITTED TO THE BUILDING DIVISION FOR REVIEW AND APPROVAL.

PER SECTION 3301.2 OF THE CBC, THE HOLDER OF A SHORING PERMIT SHALL NOTIFY IN WRITING ALL THE OWNERS OF ADJOINING PROPERTIES NOT LESS THAN 10 DAYS BEFORE SUCH EXCAVATION IS TO COMMENCE. AN OSHA PERMIT IS ALSO REQUIRED; A COPY OF WHICH SHALL BE SUBMITTED TO THE BUILDING DIVISION. SHORING CONTRACTOR SHALL NOTIFY THE UNDERGROUND SERVICE ALERT (1-800-422-4133) PRIOR TO ANY EXCAVATION.

11. THE SANDBLASTING MUST BE WET SANDBLASTING, AND ALL THE

PRECAUTIONARY MEASURES MUST BE TAKEN BY THE CONTRACTOR TO PROTECT LIFE AND PROPERTY OF NEIGHBORS, RESIDENTS AND THE PUBLIC. ADJACENT PROPERTY OWNERS MUST BE NOTIFIED AT LEAST TWO (2) DAYS PRIOR TO SANDBLASTING.

12. PROVIDE ROOF GUTTERS AND DOWN SPOUTS OR CONCRETE

PAVEMENT/SWALE ON GROUND TO DIVERT AND CONVEY SURFACE WATER AWA Y FROM

BUILDING TO CATCH BASIN AND DRAIN PIPES THROUGH CURB TO STREET AND STORM DRAIN SYSTEM.

13. NO CHANGES SHALL BE MADE ON PLANS WHETHER INTERIOR OR EXTERI OR OF

THE STRUCTURE WITHOUT WRITTEN APPROVAL FROM THE PLANNING AND BUILDING DIVISIONS.

14. THE APPROVAL OF PLANS, SPECIFICATIONS AND CALCULATIONS DOES NOT

PERMIT THE VIOLATION OF ANY SECTIONS OF THE BUILDING CODE, OR OTHER CITY ORDINANCES, STATE OR FEDERAL LAWS.

15. PARTY WALLS BETWEEN DWELLING UNITS IN CONDOMINIUMS AND APART MENTS SHALL HAVE SOUND TRANSMISSION CLASS, STC 55 RATED ASSEMBLIES AND COMMON FLOOR/CEILING SHALL HAVE IMPACT INSULATION CLASS, IIC 50 RATED ASSEMBLIES.

FL
OOR SHEATHING SHALL NOT BE CONTINUOUS AT PARTY WALLS. ENTRANCE DOORS FROM CORRIDORS SHALL HAVE A STC 33 RATING.

16. A BUILDING HEIGHT SURVEY SHALL BE REQUIRED WHEN APPROVED PLA NS OR FIELD INSPECTIONS SHOW THAT THE BUILDING HEIGHT IS WITHIN 2'-0" OF THE ALLOWABLE MAXIMUM HEIGHT APPROVED BY THE PLANNING DIVISION. THE

CERTIFICATION BY THE SURVEYOR CERTIFYING THE BUILDING'S HEIGHT RELATIVE TO

THE EXISTING GRADE ELEVATION SHALL BE SUBMITTED TO BUILDING DIVISION FOR RECORD.

17. AN OPENING OR OPERABLE WINDOWS IN A WALL HAVING A WIDTH AND HEIGHT OF AT LEAST 18", WITH FLOOR TO SILL HEIGHT OF LESS THAN 30" THRU WHICH A PERSON MIGHT FALL TO LEVEL OF 30" OR MORE BELOW THE FINISH FLOOR SHALL BE

PROVIDED WITH A PERMANENT GUARD RAIL CONFORMING TO THE REQUIREMENTS OF SECTION 509, CBC.

18. GLAZING MUST BE TEMPERED AND AFFIXED WITH PERMANENT LABELS W HERE THE GLAZING IN DOOR AND AT WITHIN 24" ARC OF THE DOOR, IN RAILINGS, IN WALL

ENCLOSING STAIRWAY LANDINGS, SHOWER, AND BATH TUB IN ACCORDANCE WITH SECTION 2406, CBC.

19. WIDTH OF STAIRWAYS SHALL BE MIN. 36" CLEAR.(44" FOR OCCUPANT LOADS ARE 50 OR MORE.) THE CLEAR WIDTH IS FROM WALL TO WALL, WALL TO BALUSTRADE OR BALUSTRADE TO BALUSTRADE. GUARD RAIL/HANDRAIL PICKETS OR INTERMEDIATE RAILINGS SHALL HAVE A CLEAR SPACE OF LESS THAN 4 INCHES.

20. GARAGE DOOR OPENING INCLUDING HARDWARE SHALL BE 7'-0" HIGH M INIMUM AND 18'-0" WIDE BY 19'-0" DEEP CLEAR INSIDE DIMENSIONS. GARAGE DOOR SPRINGS AND OPENERS SHALL BE STATE APPROVED AND WITH MANUFACTURER'S LABEL. DOOR

IN OCCUPANCY SEPARATION WALL BETWEEN GARAGE AND DWELLING UNIT SHOULD BE A LABELED 20-MINUTE DOOR OR 1-3/8" THICK SOLID WOOD, SELF-CLOSING AND TIGHT FITTING DOOR.

21. ONLY COMMON NAILS SHALL BE PERMITTED FOR THE REQUIRED NAILIN G ON

VERTICAL AND HORIZONTAL DIAPHRAGMS SUCH AS SHEAR WALLS AND ROOF/FLOOR SHEATHINGS RESPECTIVELY.

22. WELDING OF REBAR SHALL COMPLY WITH CBC, STANDARD 19-1. SUBMI T

WELDING PROCEDURES AND QUALIFICATION OF DEPUTY/SPECIAL INSPECTORS IN

ACCORDANCE WITH SPECIAL INSPECTION PROGRAM TO THE BUILDING DIVISION FOR APPROVAL PRIOR TO ANY WELDING WORKS.

23. PRIOR TO COMMENCE OF WELDING AND INSPECTION, ALL FABRICATION SHOPS,

WELDERS, AND SPECIAL INSPECTORS SHALL BE CERTIFIED BY CITY OF LOS ANGELES

OR ICBO AND APPROVED BY BUILDING DIVISION IN ACCORDANCE WITH SPECIAL INSPECTION PROGRAM. THE CERTIFIED FABRICATOR OR SPECIAL INSPECTOR SHALL

SUBMIT A CERTIFICATE OF COMPLIANCE THAT THE WORKS WAS PERFORMED IN

ACCORDANCE WITH THE APPROVED PLANS AND SPECIFICATIONS TO THE SATISFACTION OF BUILDING OFFICIAL AND THE ENGINEER OR ARCHITECT OF RECORD.

SPECIAL INSPECTIONS ARE REQUIRED FOR ANY FIELD WELDS OF STRUCTURAL MEMBERS AND WELDS PERFORMED IN A NON-CERTIFIED SHOP.

CITY OF TORRANCE BUILDING DIVISION NOTES: 24. PROVIDE VERTICAL AND HORIZONTAL REBAR IN FOUNDATION STEM WAL L THAT EXCEEDS 24" IN HEIGHT MEASURED FROM TOP OF FOOTING PER SECTION 1914 AND SECTION 2107 OF THE CBC.

25. PROVIDE UNDERGROUND CONDUITS FOR FUTURE ELECTRICAL,

TELEVISION/CABLE, AND TELEPHONE LINES TO BE LOCATED AT THE FRONT PROPERTY LINES. VERIFY WITH INSPECTOR FOR ADDITIONAL COMMENTS.

26. A COPY OF REGISTERED LETTERS TO EACH ADJACENT PROPERTY OWNER S IS REQUIRED PRIOR TO GRADING WORK.

27. PROVIDE STREET ADDRESS LETTERS A 4 MINIMUM OF INCHES IN HEIG HT.

CITY OF TORRANCE ENGINEERING DIVISION NOTES:

A. ALL EASEMENTS, OIL WELLS, SUBSTRUCTURES, SUPERSTRUCTURES,

LANDSCAPE, HARD ESCAPE, UTILITY POLES, UTILITY BOXES, UTILITY VENTS, UTILITY

VAULTS, UTILITY CABINETS, UTILITY OVERHEAD LINES AND WATER HYDRANTS ARE

SHOWN ON THIS SITE PLAN
B. CONTRACTOR SHALL NOTIFY CITY ENGINEERING DIVISION 48 HOURS P RIOR TO COMMENCING ANY WORK IN PUBLIC RIGHT OF WAY.

C. WORK IN PUBLIC RIGHT OF WAY, SHALL COMPLY WITH THE LATEST EDI TION OS

APWA STANDARD PLANS AND SPECIFICATIONS, AND SHALL BE EXECUTED TO THE SATISFACTION OF CITY ENGINEER AND/OR HIS REPRESENTATIVE.

D. WORK IN PUBLIC RIGHT OF WAY SHALL BE PREFORMED BY LICENSED CONTRACTORS. CONTRACTORS AND SUBCONTRACTORS SHALL POSSESS VALID REDONDO BEACH BUSINESS LICENSES.

E. CONTRACTOR SHALL MAINTAIN CONSTRUCTION PERMITS AND AN APPROVED SET OF PLANS ON SITE AT ALL TIME. CONTRACTOR SHALL SURRENDER ALL REQUIRED

CONSTRUCTION DOCUMENTS TO THE CITY ENGINEER AND/OR HIS REPRESENTATIVE UPON DEMAND.

F. PRIOR TO ISSUANCE OF THE BULIDINGS/ENGINEERING PERMIT, CONTRA CTOR MUST PROVIDE PROOF OF INSURANCE. CONTRACTOR SHALL MAINTAIN ON CITY FILES

APPROVED ONE MILLION DOLLAR GENERAL LIABILITY AND ONE MILLION DOLLAR

WORKERS COMPENSATION INSURANCE POLICY, NAMING THE CITY ADDITIONAL INSURED, WITH 30-DAY CANCELLATION NOTICE. THE INSURANCE POLICY SHALL STATE THE "CITY OF TORRANCE, ITS OFFICERS, ELECTED OFFICIALS, ATTORNEYS,

EMPLOYERS, MEMBERS OF BOARDS AND COMMISSIONS, AGENTS AND VOLUNTEERS ARE HEREBY NAMED ADDITIONAL INSURED." THE CERTIFICATE OF INSURANCE MUST STATE THAT THE INSURANCE IS "PRIMARY" AND NOT EXCESS. THE CANCELLATION CLAUSE SHALL STATE "SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE

CANCELED BEFORE THE EXPIRATION DATE THEREOF, THE ISSUING COMPANY WILL MAIL 30 DAYS WRITTEN NOTICE TO THE CERTIFICATE HOLDER NAMED TO THE LEFT." G. CONTRACTOR SHALL REPLACE AT ITS SOLE COST, DAMAGE SIDEWALK,

DRIVEWAYS, CURB, GUTTER AND PAVEMENT TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE.

H. CONSTRUCT NEW CONCRETE DRIVEWAY TYPE B WHERE NOTED ON SITE PL AN.

NEW CONCRETE SHALL BE CLASS 520-C-2500.

I. CONSTRUCT NEW CONCRETE SIDEWALK WHERE NOTED ON THE SITE PLAN.

NEW SIDEWALK SHALL MATCH EXISTING. NEW CONCRETE SHALL BE CLASS 520-C-2500 J. CONSTRUCT NEW RESIDENTIAL CONCRETE CURB AND GUTTER WHERE NOTE D ON SITE PLAN. NEW CURB SHALL HAVE FACE HEIGHT OH 6 INCHES OR MATCH EXISTING.

NEW GUTTER SHALL BE 12 INCHES WIDE OR MATCH EXISTING. NEW CONCRETE SHALL BE CLASS 520-C-2500.

K. CONSTRUCT NEW CONCRETE CURB AND GUTTER WHERE NOTED ON SITE PL AN.

NEW CURB SHALL MATCH EXISTING . NEW CUTTER SHALL BE 12 INCHES WIDE OR MATCH EXISTING. NEW CONCRETE SHALL BE CLASS 520-C-2500 L. TRAFFIC DELINEATION SHALL BE EXECUTED IN ACCORDANCE WITH THE LATEST

EDITION OF THE WATCH MANUAL AND TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE.

M. COMMERCIAL VEHICLES TRANSPORTING SOIL, EQUIPMENT OR CONSTRUCT ION MATERIALS AND HAVING UN LADEN WEIGHT AS DEFINED IN SECTION 660 OF CVC OF 6,000 POUNDS OR MORE OR HAVING MANUFACTURES'S GROSS WEIGHT RATING AS DEFINED IN SECTION 390 OF CVC OF 10,000 POUNDS OR MORE SHALL USE DESIGNATED TRUCK ROUTE TO COMMUTE TO PROJECT SITE. AND COMMERCIAL VEHICLE HAVING A FULLY LADEN WEIGHT OF 20,000 POUNDS OR MORE SHALL NOT USE CONDITIONAL TRUCK ROUTE.

N. PUBLIC WORKS INSPECTOR SHALL INSPECT ALL STREET IMPROVEMENTS; ALL

SEWER SYSTEMS INCLUDING ALL PIPING, TRENCHING, BACKFILLING, CATCH BASINS, SUMP PUMPS AND OIL/WATER SEPARATOR. FIRST INSPECTION SHALL TAKE PLACE AFTER FORMS ARE IN PLACE FOR SIDEWALKS, DRIVEWAYS, ETC. OR AT THE TIME OF CONSTRUCTING THE SEWER LINE SADDLE. SECOND INSPECTION SHALL TAKE PLACE WHILE SIDEWALKS, DRIVEWAYS , ETC., ARE BEING POURED AND FINISHED OR AT THE TIME OF BACKFILLING. BACKFILLING, COMPACTION AND TESTING SHALL BE CONDUCTED

IN ACCORDANCE WITH CITY STANDARDS AND TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE. FINAL INSPECTION WILL BE MADE AFTER CITY BUILDING DIVISION HAS MADE THERE FINAL INSPECTION. AT THAT TIME, IF ALL WORK

PERTAINING TO PUBLIC RIGHT OF WAY IS IN GOOD ORDER, THE PERMIT DEPOSITS WILL BE R
ELEASED, LESS ANY AND ALL CHARGES. CONTACT CITY ENGINEERING DIVISION AT (310) 318-0661 FOR ALL INSPECTIONS
O. CONTRACTOR SHALL ARRANGE FOR PUBLIC WORKS INSPECTION 24 HOURS IN

ADVANCED
P. CONTRACTOR SHALL SUBMIT COMPACTION REPORTS AND

CONCRETE/ASPHAULT CLASS CERTIFICATES TO CITY ENGINEERING DIVISION PRIOR TO

REQUESTING FINAL INSPECTION
Q. DUST CONTROL SHALL BE ENFORCED TO THE SATIFICATION OF THE CIT Y ENGINEER AND OR/HIS REPRESENTATIVE THROUGHOUT CONSTRUCTION.

R. NOISE CONTROL SHALL BE ENFORCED TO THE SATISFACTION OF THE CI TY ENGINEER AND/OR HIS REPRESENTATIVE THROUGHOUT CONSTRUCTION. ACTUAL CONSTRUCTION ACTIVITIES IN PUBLIC RIGHT OF WAY MAD OCCUR FROM 7:00 A.M. TO 6:00 P.M. NO WORK IS PUBLIC RIGHT OF WAY SHALL OCCUR ON SUNDAYS OR NATIONAL HOLIDAYS.

S. PUBLIC RIGHT OF WAY SHALL BE KEPT CLEAR AND CLEAN TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE THROUGHOUT CONSTRUCTION.

NO STORAGE OF DEBRIS, MATERIALS OR EQUIPMENT SHALL BE ALLOWED ON PUBLIC

RIGHT OF WAY WITHOUT PRIOR CONSENT FROM THE CITY ENGINEER AND/OR HIS REPRESENTATIVE. SUCH CONSENT SHALL BE RENEWED DAILY. IF CITY CREWS ARE

CALLED UPON TO PERFORM WORK OF CONTRACTOR, REGARDING CITY RIGHT OF WAY, CONTRACTOR SHALL BE CHARGED FOR ALL EXPENSES INCURRED BY CITY CREWS.

T. CONTRACTOR SHALL LOCATE AND PROTECT EXISTING UTILITIES AT ITS SOLE COST. CONTRACTOR SHALL REPAIR, AT ITS COST TO THE SATISFACTION OF THE CITY

ENGINEER, HIS REPRESENTATIVE AND TO THE UTILITY COMPANIES, ANY DAMAGE INFLICTED BY CONTRACTOR ON EXISTING UTILITIES.

U. CONTRACTOR SHALL LOCATE AND PROTECT IN PLACE EXISTING SURVEY POINTS AT ITS SOLE COST. CONTRACTOR SHALL RE-ESTABLISH DAMAGE SURVEY

POINTS, AT ITS SOLE COST AND TO THE SATISFACTION OF THE CITY ENGINEER AND OR/HIS REPRESENTATIVE.

V. CONTRACTOR SHALL REPLACE AT ITS SOLE COST , REMOVED/DAMAGED

TREES/LANDSCAPING WITHIN PUBLIC RIGHT OF WAY, TO THE SATISFACTION OF THE CITY ENGINEER AND/OR HIS REPRESENTATIVE.

W. EXTERIOR WALLS OF GROUP R-3/U OCCUPANCIES LESS THAN 5 FEET FR OM PROPERTY LINE SHALL BE OF ONE-HOUR CONSTRUCTION. [T-602 FOOTNOTE 'f' CBC] X. CERTIFICATION OF FOUNDATION FORMS REQUIRED PRIOR TO FOUNDATIO N INSPECTION.

CITY OF TORRANCE ENGINEERING DIVISION NOTES:

C&E Permit Required

1. A CONSTRUCTION AND EXCAVATION PERMIT (C & E PERMIT) IS REQUIRED FROM

THE COMMUNITY DEVELOPMENT DEPARTMENT, ENGINEERING PERMITS AND RECORDS DIVISION, FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY.

Close Abandoned Driveway

2. CLOSE ABANDONED DRIVEWAY(S) WITH FULL HEIGHT CURB AND GUTTER TO MATCH EXISTING (CITY CODE SEC. 74.4.4).

Street Tree

3. INSTALL A STREET TREE IN THE CITY PARKWAY EVERY 50' FOR THE W IDTH OF THIS LOT (CITY CODE SEC. 74.3.2). CONTACT THE STREET SCAPE DIVISION OF THE TORRANCE PUBLIC WORKS DEPARTMENT AT 310-781-6900 FOR INFORMATION ON THE TYPE AND SIZE OF TREE FOR YOUR AREA.

Construct Driveway

4. PROPOSED DRIVEWAY TO COMPLY WITH MAXIMUM GRADES AS PER CITY C ODE SEC. 93.4.5(d).

Site Drainage

5. THAT PROPOSED SUMP PUMP DISCHARGE TO BE THRU CURB TO THE PUBL IC STREET AND AT LESS THAN OR EQUAL TO 4ft / SEC.

ConstruCT DRIVEWAY

6. THAT PROPOSED DRIVEWAY SHALL NOT BEGIN TO SLOPE DOWNWARD UNTI L BEHIND THE FRONT PROPERTY LINE. DRIVEWAY ELEVATION AT FRONT PROPERTY LINE TO BE 8" ABOVE FLOW LINE AT THAT POINT.

CITY OF TORRANCE STANDARD CONDITIONS:

A. MAINTAIN ONE STREET TREE AT 50 FOOT INTERVALS ALONG THIS SITE .

B. ANY WORK IN THE PUBLIC RIGHT OF WAY REQUIRES A PERMIT FROM T HE

COMMUNITY DEVELOPMENT DEPARTMENT / PERMITS AND RECORDS DIVISION PRIOR TO THE START OF WORK.

C. A REFUSE RECEPTACLE PERMIT IS REQUIRED FROM THE COMMUNITY

DEVELOPMENT DEPARTMENT/ PERMITS AND RECORDS DIVISION PRIOR TO PLACEMENT OF A DUMPSTER IN THE PUBLIC RIGHT OF WAY.

D. PUBLIC IMPROVEMENTS, SUCH AS CURB, GUTTER, SIDEWALK, ALLEYS, ETC.,THAT ARE DAMAGED MUST BE REPAIRED TO THE SATISFACTION OF THE CITY ENGINEER PRIOR TO APPROVAL OF OCCUPANCY.

E. NO PERMANENT PAVING IS ALLOWED IN THE PARKWAY WITH THE EXCEPT ION OF A DRIVEWAY APRON.

F. PATTERNED CONCRETE SHALL NOT EXTEND BEYOND THE PROPERTY LINE INTO THE PUBLIC RIGHT OF WAY.

ALLOWANCE SCHEDULE
ARCHITECT: Obelisk Architects
STRUCTURAL:

SURVEYOR:

Redondo Beach, CA 90277
BUILDING TYPE:
459
Riviera W
ay
Vía El Chico
Susana Ave
Riviera W
ay
Vía El Chico Susana Ave

MAXIMUM BUILDING HEIGHT
MAXIMUM BUILDING HEIGHT FROM LOWEST GRADE POINT 37'- 11" PROPOSED ADDITION BUILDING HEIGHT FROM LOWEST GRADE POINT 33'- 2 3/4"

AREA BREAKDOWN
R1 / RH
LOT AREA: 9,874.0 Square Foot
AREA CALCULATIONS:

TOTAL FLOOR AREA:
613.65 sq. ft. BASEMENT FLOOR
2,051.72 sq. ft. FIRST FLOOR
1,879.33 sq. ft. SECOND FLOOR
946.41 sq. ft. GARAGE
5,809.22 sq. ft. TOTAL
988.95 sq. ft. DECK TOTALF.A.R CALCULATION:

ALLOWABLE FLOOR AREA 9,874 SQ. FT. X 0.6 = 5,924 SQ. FT.

ANY FLOOR AREA PROPOSED OVER .5 IN THE HOD REQUIRES A PRECISE PLAN PROPOSED FLOOR AREA 5,809.22 / 9,874 SQ. FT. = .588 F.A.R LOT COVERAGE:

LOT COVERAGE 9,874 SQ. FT. X 40% = 3,950 SQ. FT.
2,112.87 SQ. FT. / 9,874 SQ. FT. = 21.39 % L.C.

EXISTING LOT COVERAGE 1,804.54 SQ. FT.

EXISTING FLOOR AREA:
586.55 sq. ft. BASEMENT FLOOR
1,743.24 sq. ft. FIRST FLOOR
1,340.20 sq. ft. SECOND FLOOR
727.77 sq. ft. GARAGE
4,715.87 sq. ft. EXISTING TOTAL
950.95 sq. ft. DECK 1st & 2nd FLOOR
PROPOSED FLOOR AREA:
+ 27.10 sq. ft. BASEMENT FLOOR
308.48 sq. ft. FIRST FLOOR
539.13 sq. ft. SECOND FLOOR
0 sq. ft. DOUBLE VOLUME
=1,093.35 sq. ft. TOTAL PROPOSED

38.00 sq. ft. DECK
318.11 sq. ft. DOUBLE VOLUME
218.64 sq. ft. GARAGE
318.11 sq. ft. DOUBLE VOLUME
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
G-001
Cover Sheet
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
March 16, 2026

GENERAL
G-001 Cover Sheet
CIVIL
C-001 Survey

ARCHITECTURAL
A-000 Existing Site Plan
A-001 Proposed Site, Roo f Plan & Calculation
A-001a Existing & Proposed Area Plans
A-002 Demo / Existing Basement & First Plans
A-003 Demo / Existing Second Floor Plan
A-101 Basement / First Floor Plan
A-102 Second Floor Plan
A-200 Existing Elevations
A-201 Proposed Elevations
A-202 Proposed Elevations
A-301 Building Sections
A-302 Wall Sections
A-403 Perspectives
Grand total: 15
No. Description Date
68 103
69 104
180
185
190
190
185
175
170
175
170
195
250
252
253
255
256
191.80
257
199.75
258
199.36
259
197.04
260 261
262
263
264
265
266
267
268
269 270
271
272
273
274
275
276
277
278
191.68
279
280
281
282
283
284
285
286
287
288
289
290
291
292 293
294
295
296
297
298
299
300
301
304
199.73
305
306
307
308
309
310
311
176.39
312
313
167.73
314
315
316
317
318
167.23
319
320
321
164.33
322
323
324
325
326
327
328
329
330
331
332
333334
180.18
335 336
180.31
339
340
341
342343
344345
346
347
348
349
350
189.20
351
188.14
352
353
354
355
356
357
358
359
360
361
362
363
364
365
366
367
368
369
370
371
372
373
374
375
376
377
378
379
380
381
186.83
382
383
384
385
386
387
388
389
390
391
392393
394
395
396
397
398
399
400
401
402
403
404
405
406
407
174.84
408
409
410
199.72
200.77
198.64 L&T
179.85
WM
196.86
196.79
196.09
196.14
197.00
195.56
194.21 TX
193.54 FL
SSMH
194.23
192.09 TX
191.42 FL
191.54 EG
191.92
191.68
192.54
193.88
192.94
192.00
191.63
191.69
191.49
191.50
191.26
191.19
191.10
191.18
191.99
192.02
191.30
191.29
191.13
191.35191.17
191.49
191.13
191.53
191.18 194.60 197.05
198.19
EBOX
199.78
199.73 TC
199.07 FL
199.18 EG
183.24
172.35
164.57
162.87
164.89
167.16
168.19
167.12
164.37
165.82
166.76
169.08
168.61
170.86
172.82
173.16
176.04
179.89
178.47
179.88
180.19
180.28
180.63
180.60
180.56
181.63
181.80
181.60
176.24
179.69
179.23
179.26 GRATE
179.93
EMGM
185.67
185.30
184.69
184.67
185.54
185.65
188.30
187.34 190.21
191.36
193.68
193.46
195.00
191.79
195.14 197.70
182.20 TW
183.48 TW
186.13 TW
182.41
182.94
183.96
182.61
183.99
186.00
188.68
187.74
186.48
189.28
190.92
192.71
192.09
187.48
184.72
190.57
189.49187.74
185.51
184.05
183.86
181.73
180.38
179.75
179.27
177.02
174.38
175.34
172.69
172.32
174.05
170.89
170.58
TP=PENX
S&W

LT NO TAG
TP
SET LT9321
SET LT9321
SWCW

CW SWCW
SWCWCW
BSW
TS
TX FL
TX FL
EG
BSW
FC
SWCW
CC
NFACE
NFACE
BS
BS
CC
TOPO
SECW
SECW
SECW
SECW
BS
BS

NECW TOPO
SWCW
SWCW
NFACE
NFACE
NECW
NFACE
BSW
TC FL
EG
TP

SFACE FE
SET LT9321 TW

SFACE FE
SET L&T 9321 TW
TOPO
EFACE
EFACE
EFACE
TS
TS
STEP
STEP
EFACE
FE
FE
EFACE
EFACE
TOPO
TOPO
TOPO
CW
FC
CW

NECWNWCW

NWCW HS LINE
GFF
GFF
HS
CC
NWCP
NWCPEC

SFACETOPO
TOPO
SFACE
18"GRATE
SFACE
CHMNY
CHMNY
TOPO
TOPO
NFACE
NFACE
NFACE
EFACE
EFACE
NFACE
NFACE
EFACE
EFACE
NFACE
NFACE
NFACE
HS
HS
HS
TW
TW
TW
HS
FF
NWCW
NECW
HS
EC
SECW

CHMNY CHMNY
EC
NFACE
NFACE
NFACE
EC
WFACE
WFACE
WFACE

TOPONFACENFACE
NFACE
NFACE
FE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
NFACE
FE

SET STKEL
NFACE
NFACE
FE
N 63°50'33"E33.63'
N 45°11'25"W123.89'
N 18°50'33"E 55.00'
N 67°38'49"W

50.00'
N 08°55'33"W98.99'
W
N 67°38'52"W

98.82'

25.74'

23.21'

17.01'

24.41'

13.37'3

6.63'

24.41'

24.41'

7.7'

17.1'

28.4'
2 11
13 200
201
207
208
213
214
411
412

VIA EL CHICO
44'
22' 22'
CHMNY
L
SET STK&T LS 9321

2.00' W'LY & 2.00' S'LY
OF PROP.CORNER
TAG ELEV.= 174.84'
SET L&T LS 9321

0.50' SE'LY OF CORNER
ON PROP. LINE PROD.

TAG ELEV.= 199.75'

FOUND S&W
PER PWFB 0417-2253,2254
P.I. ESTABLIS
PER

DRIVEWAY
CONC. SIDEWALK
CONC. GUTTER

EXISTING RESIDENCE
L=39.73'R=103.00'
=22°05'59"T=20.11''''''''''''''''''''''''''''''''''''''''' L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' (E)

RESIDENCE

DEMO (E)

DRIVEWAY
NEW 5 ft

RETAINING WALL
NEW 5 ft

RETAINING WALL
DECK
DECK
180.19
(E) LAG
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-000
Existing Site
Plan
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
March 16, 2026
No. Description Date
1/8" = 1'-0"
Existing Site Plan
70 105
DN
180
170
175
170
252
253
255
256
191.80
199.75
262
264
266
267
268
269 270
271
272
273
275
276
281
301
305
306
307
308
310
311
176.39
312
313
167.73
314
315
316
317
318
167.23
319
320
321
164.33
322
323
324
325
326
327
328
329
330
331
346
347
348
349
357
359
360
362
363
364
367
368
369
370
371
396
404
405
409
410
200.77
179.85
194.21 TX
193.54 FL
SSMH
194.23
192.09 TX
191.42 FL
191.54 EG
191.68
194.60
198.19
199.73 TC
199.07 FL
199.18 EG
172.35
164.57
162.87
164.89
167.16
168.19
167.12
164.37
165.82
166.76
169.08
168.61
170.86
172.82
173.16
176.04
179.89
178.47
179.88
179.69
179.23
179.26 GRATE
179.93
185.65
193.68
193.46
195.00
182.20 TW
183.86
180.38
179.27
172.69
172.32
170.89
170.58
S&W
TP
SET LT9321
TX FL
TX FL
EG
FC
NECW
NFACE
BSW
TC FL
EG

SFACE FE
SET LT9321 TW

SFACE FE
SET L&T 9321 TW
TOPO
EFACE
EFACE
EFACE
TS
TS
STEP
STEP
EFACE
FE
FE
EFACE
EFACE
TOPO
TOPO
TOPO
FC
CW
SFACE
18"GRATE
SFACE
NFACE
NFACE
EFACE
EFACE
NFACE
HS
HS
HS
TW
EC
FE
NFACE
FE
NFACE
FE
N 63°50'33"E33.63'
N 45°11'25"W123.89'
N 18°50'33"E 55.00'
W
N 67°38'52"W

98.82'

25.74'

23.21'

17.01'

24.41'

13.37'3

6.63'

24.41'

7.40 24.41'
2 11
13 200
201
207
208
411
412

VIA EL CHICO
44'
22' 22'
L
SET STK&T LS 9321

2.00' W'LY & 2.00' S'LY
OF PROP.CORNER
TAG ELEV.= 174.84'
SET L&T LS 9321

0.50' SE'LY OF CORNER
ON PROP. LINE PROD.

TAG ELEV.= 199.75'

FOUND S&W
PER PWFB 0417-2253,2254
P.I. ESTABLIS
PER
CONC. GUTTER

EXISTING RESIDENCE

3. 2°0
L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' L=48.21'R=125.00'
=22°05'59"T=24.41''''''''''''''''''''''''''''''''''''''''' 182'
181'
184'
191'
180'
173'
191.29' 191.29'192.02'

ADDITION
(E)

RESIDENCE
12'-0"
182.5' NEW LAG
13'-10 3/4"
14'-9 1/4"
16'-11"
22'-5 1/2"
28'-6 1/4"

DEMO (E)

DRIVEWAY
NEW 5 ft

RETAINING WALL
C
A-302
C
A-302
D
A-302
D
A-302
191.38' 11'-4 1/2"
182.52'
181.50'
182.10'
190.89'
188.40'
191.86'
190.33'
187.65'
185.18'
183.24'
185.83'

8.5%

15.3%27.4%24.2%

20.6%

13.9%

5.4%

8.3%
8'-11 3/4"
37'-3"
DECK
DECK
34'-6 3/4"
27'-9"
13'-7"
NEW
DRIVEW

AY APPROACH
15'-0"
196.38' TOP OF CURB LAG
180.19
(E) Lowest Adjacent
Grade

ONLY ONE CHIMNEY IS

EXEMPT FROM THE HEIGHT
F
A-302
F
A-302
NEW T.O.C 184.28'
NEW T.O.C 185.58'
NEW T.O.C 188.31'
NEW T.O.C 190.27'
NEW T.O.C 191.45'
NEW T.O.W 185.25'
NEW T.O.W 187.91'
NEW T.O.W 189.25'
NEW T.O.W 191.25'
NEW T.O.W 191.91'
NEW T.O.W 182.58'
15'-10 1/2"
NEW T.O.W 174.44'
NEW T.O.W 170.16'
NEW T.O.W 172.64'
BOW 167.64'
BOW 165.41'

TO GARAGE
22'-1 1/4"
NEW 5' WALL
LINE OF 5 FT RETAINING WALL

EXTENDED

DRIVE WAY
PL
PL
PL
PL
PL PL
PL
PL
PL
E
A-302
15'-0"
184.81' .T.O.W.
182.39' B.O.W.
213.99'

33.3%33.3%

33.3%

33.3%
218.98' (E) CHIMNEY
216.84' (E) MAX
(E) CHIMNEY 220.16'

8.3%16.7%
OPEN SPACE:
9,874 SQ. FT. × ⅓ = 3,291 SQ. FT. REQUIRED
25'-0"
20'-0"
1,609 sq. ft.
5,137 sq. ft.
5,137 + 1,609 = 6,746 SQ. FT. PROVIDED - OKAY

FRONT YARD SETBACK CALCULATION
25'-0"
20'-0"
1,409 SQ. FT. SETBACK REQUIRED 20'
1,277 SQ. FT. PROVIDED 17.83' AVE. SETBACK

AREA CALC BY REVIT
1,277 / 1,409 = .9063 X 20' = 18.13'
HATCH AREA / SETBACK = PROPOSED AVE. SETBACK19'-5 3/4"
9'-9" 29'-8 3/4"
17'-3"
20'-0"
14'-9 1/4"
3'-8"12'-1 3/4"
512.83118.3
189.92
295.42
3'-2 1/4"
4'-0"

6.38 6.38+1.54+118.3+189.92+512.83+295.42+

2.14+91.28+37.34+1.72+.42+25-2.2-.75-.75
-.75=1277
2'-6"
25 24'-10 3/4"1'-2"

2.14 1'-6"

37.34 91.28
0'-11 1/4"

1.72.42 0'-9 1/4"1.54
-2.2
-.75 -.75 -.75

FRONT YARD COVERAGE CALCULATION
1,881.75 SQ. FT. REQUIRED 50% MAX = 940 SQ. FT.
25'-0"
20'-0"
380.51 + 301.22 + 159.57 = 841.30 SQ. FT. PAVED AREA PROVIDED - OKAY 159.57
380.51 301.22
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-001
Proposed
Site, Roof
Plan &
Calculation
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
March 16, 2026
1/8" = 1'-0"
Site Plan
No. Description Date
1/8" = 1'-0"
Roof Plan
1/16" = 1'-0"
Open Space Calculation
1/16" = 1'-0"
Front Yard Setback Calculation
1/16" = 1'-0"
Paving Coverage Calculation
71 106
UP
UP
DN
UP
DN
DUCT
SHAFT
7'-0" CLG
MAX
727.77 S.F.
586.55 S.F.

DUCT
SHAFT
368.22 S.F.
141.35 S.F.
418.48 S.F.
140.58 S.F.
581.62 (E) DECK S.F.
178.47 S.F.
319.90 S.F.
176.24 S.F.
110.34 S.F.

DBL
VOLUME
207.77 S.F.

DBL
VOLUME
15'-0 1/2"
13'-2 3/4" 1'-6"
3'-10"
4'-1 1/2" 5'-4 1/4"
7'-8 3/4" 7'-2"
7'-3 1/4" 2'-2 3/4"
7'-8 3/4" 3'-11 1/2"
3'-10"
11 3/4"
Roof
Lobby below
Lobby below
DUCT
SHAFT
235.60 S.F.

81.25 S.F.56.97 S.F.
196.05 S.F.
218.28 S.F. (E) Deck
151.05 S.F. (E) Deck

68.65 S.F.

HALL71.75 S.F.
164.29 S.F.
386.75 S.F.

78.89 S.F.

DUCT
SHAFT
2' x 2' OPEN
15'-0" × 6'-8"

AUTO OPENER
9'-8" × 9'-0"

AUTO OPENER
C.H. 9'-0" C.H. 10'-10"
C.H. 9'-2"
7'-0" CLG
MAX

27.10 SF
393.72 S.F.

DUCT
SHAFT
DUCT
SHAFT
308.48 S.F.
171.79 S.F. (N) DECK
OPEN
OPEN
DUCT
SHAFT
C.H. 9'-9 1/2" C.H. 19'-8 1/4"
OPEN
539.13 S.F.

LOT AREA: 9,874.0 Square Foot
AREA CALCULATIONS:

TOTAL FLOOR AREA:
613.65 sq. ft. BASEMENT FLOOR
2,051.72 sq. ft. FIRST FLOOR
1,879.33 sq. ft. SECOND FLOOR
946.41 sq. ft. GARAGE
5,809.22 sq. ft. TOTAL
988.95 sq. ft. DECK TOTALF.A.R CALCULATION:

ALLOWABLE FLOOR AREA 9,874 SQ. FT. X 0.6 = 5,924 SQ. FT.

ANY FLOOR AREA PROPOSED OVER .5 IN THE HOD REQUIRES A PRECISE PLAN PROPOSED FLOOR AREA 5,809.22 / 9,874 SQ. FT. = .588 F.A.R LOT COVERAGE:

LOT COVERAGE 9,874 SQ. FT. X 40% = 3,950 SQ. FT.
2,112.87 SQ. FT. / 9,874 SQ. FT. = 21.39 % L.C.

EXISTING LOT COVERAGE 1,804.54 SQ. FT.

EXISTING FLOOR AREA:
586.55 sq. ft. BASEMENT FLOOR
1,743.24 sq. ft. FIRST FLOOR
1,340.20 sq. ft. SECOND FLOOR
727.77 sq. ft. GARAGE
4,715.87 sq. ft. EXISTING TOTAL
950.95 sq. ft. DECK 1st & 2nd FLOOR
PROPOSED FLOOR AREA:
+ 27.10 sq. ft. BASEMENT FLOOR
308.48 sq. ft. FIRST FLOOR
539.13 sq. ft. SECOND FLOOR
0 sq. ft. DOUBLE VOLUME
=1,093.35 sq. ft. TOTAL PROPOSED

38.00 sq. ft. DECK
318.11 sq. ft. DOUBLE VOLUME
218.64 sq. ft. GARAGE
318.11 sq. ft. DOUBLE VOLUME
LEGEND

NEW FLOOR AREA

DOUBLE VOLUME

EXISTING GARAGE AREA

EXISTING FLOOR AREA
Basement Floor
180' - 3 19/32"
First Floor
192' - 1 29/32"
Second Floor
200' - 11 29/32"
First Floor T.O.P
199' - 11 29/32"
Second Floor T.O.P
208' - 11 29/32"
7'-10"
7'-3 1/4"

DBL VOLUMEDBL VOLUME
13'-3 1/4"
Volume
17'-0"
(N) Second Floor
T.O.P
210' - 5 29/32"
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-001a
Existing &
Proposed
Area Plans
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
March 16, 2026
No. Description Date
1/8" = 1'-0"
.Demo/Existing Basement Floor Area
1/8" = 1'-0"
.Demo/Existing First Floor Area
1/8" = 1'-0"
.Demo/Existing Second Floor Area
1/8" = 1'-0"
.Proposed Basement Floor Area
1/8" = 1'-0"
.Proposed First Floor Area
1/8" = 1'-0"
.Proposed Second Floor Area
1/8" = 1'-0"
Section AA
72 107
UP
UP
(E)
DUCT
SHAFT
(E) MECH
7'-0" CLG MAX
701 SF
(E) GARAGE
.
7'-0" CLG
MAX
80 SF
(E) BATH
.
313 SF
(E) OFFICE
C.H. 8'-4"
HALL
.
(E) MECH
7'-0" CLG MAX
(E) MECH/CRAWL
AREA
18" TO 36" TALL
62 1/2"
42"
21'-9"
(E) KITCHEN
Deck
581.62 S.F.

DUCT
SHAFT
DUCT
SHAFT
398 SF
(E) LIVING ROOM
19'-9 ¾" × 20'-1 ¼"
34 SF

STORAGE
6'-11" × 4'-11"
42 SF
(E) POWDER
7'-3 ¾"± × 5'-9 ¼"
(E) ENTRY
.
(E) ENTRY LOBBY
.
350 SF
17' × 20'-9"
DINING
14'-0 ¾" × 10'-1 ¼"
LEGEND

DEMO WALL

EXISTING WALL
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-002
Demo /
Existing
Basement &
First Plans
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
March 16, 2026
No. Description Date
1/4" = 1'-0"
Demo/Existing Basement Floor
1/4" = 1'-0"
Demo/Existing First Floor
73 108
(E) BEDROOM 3
Roof
Lobby below
Lobby below
DUCT
SHAFT
152 SF
(E) DECK
22'-10"± × 5'-0"±
357 SF
(E) MAIN

BEDROOM
20'-0 ¼" × 16'-10 ¾"
60 SF
(E) CLOSET
6'-11 ¼" × 8'-7 ¾"
150 SF
(E) BEDROOM 2
11'-6 ¾" × 12'-7 ¼"
150 SF
(E) BEDROOM 2
11'-6 ¾" × 12'-7 ¼"
42 SF
(E)

LAUNDRY
5'-0" × 8'-6"
350 SF
12'-10" × 14'-2"±
(E) Deck
218 SF
138 SF
(E) MAIN

BATHROOM
12'-7" × 12'-7 ¾"
68 SF
(E) BATH
8'-0 ¾" × 8'-6"
LEGEND

DEMO WALL

EXISTING WALL
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-003
Demo /
Existing
Second Floor
Plan
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
March 16, 2026
No. Description Date
1/4" = 1'-0"
Demo/Existing Second Floor
74 109
DN
UP
DN
63'-9 3/4"
2'-7" 3'-10"
6'-5"
6'-6" 8'-2"
14'-8"
3'-0" 6'-5" 11'-5" 7'-4"
28'-2"
14'-2"
DUCT
SHAFT
A
A-301
A
A-301
B
A-301
B
A-301
205 SF
GARAGE
1 10' × 20'
22 SF
(N) POWDER 2
2 4'-9" × 4'-7"
34'-11"
20'-1 1/4"
13'-2"
2' x 2' OPEN
15'-0" × 6'-8"

AUTO OPENER
9'-8" × 9'-0"

AUTO OPENER
701 SF
(E) GARAGE
.
11'-0" × 9'-0"

AUTO OPENER
C.H. 9'-0" C.H. 10'-10"
C.H. 9'-2"
7'-0" CLG
MAX
(E) MECH
7'-0" CLG MAX
(E) MECH/CRAWL
AREA
18" TO 36" TALL
313 SF
(E) OFFICE
C.H. 8'-4"
80 SF
(E) BATH
.
(E) MECH
7'-0" CLG MAX
HALL
.

ONLY ONE CHIMNEY IS

EXEMPT FROM THE HEIGHT
ADDITION 27.10 SF
3'-0"
10'-0"
20'-0" 6'-4"
6'-8" CLG
MAX
147 SF
(N) MECH
8 182.50'
68"
56"
25'-9"
7'-4"
13'-0" 3'-0" 10'-6 1/2" 8'-2 1/2"
13'-0" 21'-9"
1'-8" 10'-0" 2'-6"
5'-1"
A
A-301
A
A-301
B
A-301
B
A-301
284 SF
DEN
3 13'-8" × 20'-9"
342 SF

KITCHEN
4 17' × 20'-9"
DINING
14'-0 ¾" × 10'-1 ¼"
560 SF
(E) DECK
.
163 SF
(N) DECK
10 A-502
A
B
C
D

FIRE PLACE
34 SF

STORAGE
6'-11" × 4'-11"
398 SF
(E) LIVING ROOM
19'-9 ¾" × 20'-1 ¼"
20'-1 1/4"
19'-9 3/4"
42 SF
(E) POWDER
7'-3 ¾"± × 5'-9 ¼"
C.H. 7'-10"
C.H. 9'-9 1/2
DUCT
SHAFT
DUCT
SHAFT
(E) ENTRY
.
(E) ENTRY LOBBY
.

ONLY ONE CHIMNEY IS

EXEMPT FROM THE HEIGHT
LEGEND

NEW WALL

EXISTING WALL

NEW FLOOR AREA
SHEET

SHEET TITLE
STAMP

PROJECT NUMBER
DATE

REVISIONS

PROJECT
3 1 0 . 3 7 3 . 0 8 1 0 f a x
obeliskarc.com
TORRANCE, CALIFORNIA 90505
3800 PACIFIC COAST HIGHWAY
3 1 0 . 3 7 3 . 3 5 6 8 t e l

OBELISK
NAGY
R.

BAK H O U M

REGISTEREDPROFESSIONAL ARCH I T E C T
EXP. 1-31-27
LIC# C26503

S T A T E
OF

CALIFORNIA

ARCHITECTS
A P r o f e s s i o n a l C o r p o r a t i o n

THIS DOCUMENT IS FURNISHED IN

CONFIDENCE FOR THE LIMITED

PURPOSE OF EVALUATION, BIDDING
OR REVIEW. THIS DOCUMENT AND

ITS CONTENTS MAY NOT BE USED

FOR ANY OTHER PURPOSE AND MAY

NOT BE REPRODUCED OR DISCLOSED

TO OTHERS WITHOUT THE PRIOR

WRITTEN AUTHORIZED CONSENT
OF OBELISK ARCHITECTS, INC.

ALL RIGHTS RESERVED (C) 1997-2025
A-101
Basement /
First Floor
Plan
2506 GRO VíA TOR
Groblewski
Residence
459 Vía El Chico Redondo
Beach, CA 90277
March 16, 2026
1/4" = 1'-0"
Proposed Basement Floor
1/4" = 1'-0"
Proposed First Floor
No. Description Date
75 110
OPEN
OPEN
2'-6"
4'-3 1/2" 9'-0 1/4" 14'-2"
13'-4" 14'-2"
27'-6"
14'-2" 2'-6" 11'-6"
14'-2" 14'-0"
28'-2"
2'-6" 3'-0" 2'-8" 4'-10" 2'-0" 10'-0" 2'-6"
5'-6" 7'-6"
DUCT
SHAFT
Vaulted
Ceiling
Vaulted
Ceiling
Vaulted
Ceiling
Vaulted
Ceiling
A
A-301
A
A-301
B
A-301
B
A-301
141 SF

REMODEL
BEDROOM 3
5 10'-4" × 13'-11 ¼"
166 SF
(N) BEDROOM 4
6 11'-2" × 13'-2"
151 SF
(N) BEDROOM 5
7 14' × 11'47 SF
(N) BATH
2 8
5' × 8'-6"53 SF
(N) BATH
3 9
7' × 8'-6"
53 SF
HALL
10 C.H. 7'-10"
110 SF
(E) DECK
18'-6"± × 5'-1"±
152 SF
(E) DECK
22'-10"± × 5'-0"±
150 SF
(E) BEDROOM 2
11'-6 ¾" × 12'-7 ¼"
357 SF
(E) MAIN