9B
Date: September 1, 2026
To: Honorable Mayor and Members of the City Council
From: Planning Commission
Michelle Ramirez, Community Development Director
By: Ulyses Vazquez, Planning Assistant | [email protected] Subject: Planning Commission and Community Development – Conduct a Public Hearing and Adopt a RESOLUTION to Deny an Appeal and Uphold the Planning Commission’s Approval of a Modification (MOD26-00001), to Allow First and Second Story Additions to an Existing Two-Story Single-Family Residence at 317 Calle Mayor (APN: 7514-020-044) 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
4. Adopt a RESOLUTION for the approval of MOD26-00001 of a previously approved PP83- 42 to allow first and second story additions to an existing two-story single-family residence, on property located within the Hillside Overlay in the Single Family Residential (R-1) Zone at 317 Calle Mayor.
FUNDING
None required.
DISCUSSION
The project applicant, Michelle Gainer (Frederick Kieser and Mary Lynne Boorn), requests approval by the City Council to allow one and two-story additions to an existing two-story single- family residence, on property located within the Hillside Overlay 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 MOD26-00001 to allow the proposed additions.
City Council Appeal
The primary issue on appeal is whether the proposed second floor balcony and bedroom addition to the rear of the residence has the potential to cause a substantial adverse privacy impact for 1 City Council
September 1, 2026
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the property located below the project site at 170 via Monte D’oro. The appeal contends that the findings supporting approval of the project are not supported by evidence presented and that the proposed additions continue to create privacy concerns for the adjacent downslope property (Attachment 3). As discussed in detail below, staff has determined that, based on site observations, distance, and existing conditions, the north-facing second story additions do not result in such an impact. Staff recommends that City Council deny the appeal and approve MOD26-00001, as conditioned.
General Plan Land Use Designation
The project site has a General Plan Land Use designation of Low Density Residential (R-LO), which allows up to nine dwelling units per acre and is characterized by detached one- and two- story single-family residences on individual lots forming a cohesive neighborhood. The proposed additions to the existing two-story single-family residence are consistent with the R-LO land use designation, as the project maintains a single-family residential use, does not increase residential density, and is compatible in scale and character with surrounding development.
Zoning Designation and Adjacent Land Uses
The project site is zoned R-1 and located within the Hillside Overlay (R-H). The surrounding parcels that share the same zoning designation and developed with similar land uses (Attachment 2).
NORTH: R-1 / R-H One and Two-Story Single-Family Residences SOUTH: R-1 / R-H Two-Story Single-Family Residences EAST: R-1 / R-H One-Story Single-Family Residence WEST: R-1 / R-H One and Two-Story Single-Family Residences Project Site
The subject site was originally developed in 1937 with a two-story single-family residence with an attached two-car garage. The site consists of an irregularly shaped parcel measuring 15,812 square feet, located along the north side of Calle Mayor and oriented toward the south. Two existing Carob trees located to the south of the site were previously conditioned to be removed, however, the City Arborist conducted a review of both trees and determined that only the eastern Carob tree be removed, while the western tree may be retained.
The surrounding neighborhood is developed with a mix of one- and two-story single-family residences. The area exhibits notable topographic variation, with properties to the south situated at a higher elevation than the subject site, and properties to the north are at a lower elevation, reflecting an overall downward slope toward the north. In addition, Calle Mayor slopes down from east to west.
Previous additions to the residence were approved in 1984 under PP83-42, which included expansions to the first and second floors, including a drawing room, a new bay window, and construction of a second story rear “sun deck” with a spiral staircase providing access. At that time, staff determined there was no substantial adverse impact to surrounding properties from the proposed additions. In 1986, the Planning Commission denied a request to modify PP83- 42 to allow the addition of 1,370 square feet, including the construction of a second story addition above a new garage, due to potential view impacts to properties located south of Calle Mayor. 2 City Council
September 1, 2026
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The current project is primarily located at the rear of the residence and does not introduce new massing above the garage, thereby reducing the potential for view impacts.
Proposed Balcony and Bedroom
The project includes construction of a new second-story bedroom addition measuring approximately 319 square feet and a new balcony measuring approximately 144 square feet. The proposed additions are located within the footprint of the existing residence and replace the existing second-story sun deck which measures approximately 484 square feet. The new balcony is accessed through 2-panel sliding glass doors from the proposed bedroom and renovated hallway.
Hillside Overlay
In the Hillside Overlay, the permitting of additions measuring more than 14 feet in height is subject to zoning review via a Precise Plan, or Modification to a previously approved Precise Plan to determine that such additions do not have the potential to cause a substantial adverse impact on the view, light, air, and privacy of properties in the vicinity, and that there is no significant public controversy thereon. As part of the zoning review process, silhouette story-poles were installed to reflect the scale of the proposed additions.
On February 13, 2026, staff conducted site visits to the subject property and the surrounding neighborhood, including outreach to adjacent properties at 321, 309, 316, 312, and 308 Calle Mayor and 170 Via Monte D’oro. An initial field assessment was conducted to the property at 170 Via Monte D’oro on February 24, 2026, with the purpose of explaining the proposed project, sharing the project plans, and for the consideration of potential substantial adverse impacts to privacy.
During the initial field assessment, the resident at 170 Via Monte D’oro expressed concerns regarding the proposed north-facing bedroom window, balcony, and sliding glass doors overlooking the rear yard and pool area. Staff evaluated the project from the rear yard of the adjacent property and determined that the proposed additions would not create a substantial adverse impact to privacy because the project replaces an existing elevated sun deck that currently provides substantially the same viewing opportunity.
In response to residents' concerns regarding privacy, staff discussed potential design modifications with the applicant. As a result, the applicant revised the proposed bedroom window by incorporating window muntins, which more closely match the architectural style of the existing residence while providing additional visual screening. No changes were made to the proposed north-facing sliding glass doors that provide access to the balcony.
Following the initial public hearing and the filing of the appeal, staff conducted an additional site visit on June 6, to the subject property and July 17, 2026, from within the residence at 170 Via Monte D’Oro to further evaluate privacy concerns raised by the appellant. Based on observations from the interior of the home, staff did not identify substantial privacy impacts due to the separation distance between the properties, the existing topography, and the presence of the existing sun deck.
The proposed project does not introduce a new elevated vantage point. Instead, the project replaces an existing exterior deck with enclosed habitable floor area, thereby reducing the amount of accessible outdoor viewing area.
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September 1, 2026
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Specifically, the project reduces the existing second-story exterior deck area from approximately 484 square feet to 144 square feet. In addition, the length of the open balcony frontage is reduced from approximately 38.5 feet to 12 feet, representing a reduction of approximately 26.5 feet. This reduction decreases the available area from which occupants may overlook adjacent properties.
Additionally, construction of the proposed bedroom addition encloses a substantial portion of the existing deck, narrowing the available sightlines from the remaining balcony toward adjacent properties. Staff observed that the remaining views are primarily oriented towards the Pacific Ocean rather than directly into neighboring private outdoor and indoor living areas.
Prior Hearings and Publications
In accordance with the Torrance Municipal Code (TMC), notice of a public hearing was provided at least 10 calendar days before the Planning Commission meeting held on May 6, 2026, to consider an application filed by Michelle Gainer (Frederick Kieser and Mary Lynne Boorne) for MOD26-00001, requesting approval of an as-built rear yard deck on a property located within the Hillside Overlay District in the R-1 Zone. Notice of the public 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.
At the public hearing, the Planning Commission considered the request, received public testimony, and approved MOD26-00001 by a 4-0 vote, with two Commissioners absent. A timely appeal of the Planning Commission's decision was subsequently filed with the City Council on May 18, 2026.
In accordance with the TMC, notice of the City Council public hearing was provided at least 10 calendar days before the September 1, 2026, City Council meeting to consider the appeal of the Planning Commission's approval of MOD26-00001. Notice 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
In staff's judgment, the project is consistent with the R-LO General Plan land use designation, complies with the objective development standards of the R-1 Zone and the planning and design provisions of the Hillside Overlay District, and does not require additional environmental review.
Based on multiple site visits, a thorough review of the project plans, and an evaluation of existing site conditions, staff concludes that the proposed additions will not result in a substantial adverse impact on the privacy of surrounding properties. The project does not introduce new elevated vantage points beyond those that currently exist. Rather, it replaces a substantially larger existing second-story sun deck with enclosed living space and a smaller balcony, thereby reducing the exterior viewing area and limiting available sightlines toward the adjacent residence at 170 Via Monte D'Oro.
ENVIRONMENTAL FINDINGS
The project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Article 19, Section 15301(e) (Existing Facilities). 4 City Council
September 1, 2026
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ATTACHMENTS
1. Resolution
2. Location and Zoning Map
3. Appeal Filing
4. Project Plans
5. Planning Commission Minutes Excerpt (May 6, 2026)
6. Planning Commission Staff Reports (May 6, 2026)
7. Correspondence (Post-Planning Commission Meeting) (Materials Available)
8. Proof of Publication and Notification (Materials Available) 5 RESOLUTION NO. 2026-
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF TORRANCE, CALIFORNIA, AS PROVIDED FOR IN
DIVISION 9, CHAPTER 1, ARTICLE 41 OF THE
TORRANCE MUNICIPAL CODE FOR THE APPROVAL OF
A MODIFICATION (MOD26-00001) OF A PREVIOUSLY
APPROVED PRECISE PLAN OF DEVELOPMENT (PP83-
42) TO ALLOW FIRST AND SECOND STORY ADDITIONS
TO AN EXISTING TWO -STORY SINGLE -FAMILY
RESIDENCE, ON PROPERTY LOCATED WITHIN THE
HILLSIDE OVERLAY (R -H) IN THE SINGLE FAMILY
RESIDENTIAL DISTRICT (R-1) ZONE AT 317 CALLE
MAYOR.
MOD26-00001: MICHELLE GAINER (FREDERICK KIESER)
WHEREAS, the Planning Commission of the City of Torrance conducted a duly noticed public hearing on May 6, 2026 to consider an application filed by Michelle Gainer (Frederick Kieser) for approval of a Modification (MOD26-00001) of a previously approved Precise Plan of Development (PP83-42) to allow one and two story additions to an existing two-story single-family residence, on property located within the Hillside Overlay in the Single Family Residential District (R-1) Zone at 317 Calle Mayor; and
WHEREAS, at the Planning Commission meeting of May 6, 2026 , a motion to approve the project passed by a roll call vote of 4 to 0 with 2 Commissioners absent; and WHEREAS, an appeal to the City Council was filed on May 18, 2026; and WHEREAS, the City Council of the City of Torrance conducted a duly noticed public hearing on September 1, 2026, to consider an application filed by Michelle Gainer (Frederick Kieser) to allow first and second story additions to an existing two-story single-family residence, on property located within the Hillside Overlay in the Single Family Residential District (R-1) Zone at 317 Calle Mayor; and
WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC); and WHEREAS, the City Council of the City of Torrance does hereby find and determine as follows:
a) That the property is located at 317 Calle Mayor (APN 7514-020-044); b) That the property is described as Lots 31 and 32 of Tract 10302 as per map recorded in the Office of the Los Angeles County Recorder, State of California; c) That the proposed one - and two -story additions to an existing two -story single -family residence is Categorically Exempt by the Guidelines for Implementation of the California Environmental Quality Act (CEQA); Article 19, Section 15301 (Existing Facilities); d) That the proposed residence, as conditioned, complies with the objective development standards of the R -1 Zone and is consistent with the Low Density Residential (R -LO) designation of the Land Use Element of the General Plan of the City of Torrance; 6 ATTACHMENT 1
e) That the proposed residence, as conditioned, will not have a substantial adverse impact upon the view, light, air, and privacy of other properties in the vicinity because the additions are primarily located at the rear of the residence, the increase in height is minimal, and adequate separation distances are maintained between the proposed second -story elements and adjacent properties;
f) That the proposed residence, as conditioned, 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 because the project remains below the maximum permitted building height, lot coverage, and floor area ratio, and maintains substantial open space on the site; g) That the design of the proposed residence, as conditioned, provides an orderly and attractive development in harmony with other properties in the vicinity because the architecture demonstrates appeal through modulation of building masses, elevations, and r ooflines that promote visual interest and the proposed exterior design elements are in keeping with the architecture and finishes of neighboring properties;
h) That the design of the proposed residence, as conditioned, will not have a harmful impact upon the land values and investment of other properties in the vicinity because the proposed residence is consistent in scale, massing, and design with existing development in the vicinity; i) That granting such application, as conditioned, would not be materially detrimental to the public welfare and to other properties in the vicinity because the existing single -family residence is an appropriate use for this property and the proposed residence, as conditioned, has been designed so as to limit potential adverse impacts to view, light, air, and privacy; j) That the proposed residence, as conditioned, would not cause or result in an adverse cumulative impact on other properties in the vicinity because the remodeled residence conforms to the R-LO Designation of the Land Use Element of the General Plan of the City of Torrance and the residence has been designed to limit potential adverse impacts to view, light, air, and privacy;
k) That denial of such an application would result in unreasonable hardship because the proposed residence complies with applicable development standards and has been designed to minimize potential impacts to neighboring properties; and l) That granting the application, as conditioned, would not be materially detrimental to the public welfare and to other properties in the vicinity because the proposed residence complies with applicable development standards including height, lot coverage, open space, and floor area ratio requirements.
NOW, THEREFORE, BE IT RESOLVED that MOD26-00001 filed by Michelle Gainer (Frederick Kieser) for previously approved (PP83-42) to allow one- and two-story additions to an existing two-story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 317 Calle Mayor, 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 shall be subject to all conditions imposed in M OD26- 00001 and any amendments thereto or modifications thereof as may be approved from time to time pursuant to Section 92.28.1 et seq. of the TMC on file in the office of the Community Development Director of the City of Torrance; and further, that the said use shall be established, constructed, and 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;
7 2. That if MOD26-00001 is not used within one year after granting of the permit, it shall expire and become null and void unless extended by the Community Development Director for an additional period as provided for in Section 92.27.1 of the TMC;
3. That the maximum height of the residence at the highest point of the roof shall not exceed 25’-8” based on the proposed lowest adjacent grade of 1 02.79' located at the rear of the residence, based on a benchmark elevation of 104.78 feet located at the existing finished floor as shown on the official survey map on file in the Community Development Department. The final height of the proposed residence shall be certified by a licensed surveyor/engineer prior to requesting a framing of roof -sheathing inspection who verifies the e ntire roof framing and design remains consistent with the elevation heights and roof design approved by the City Council; (Planning)
4. That all applicable conditions of the previous entitlement (PP83-42) shall be met; (Planning)
5. 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 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 cos ts 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 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)
6. That the one existing Carob tree determined to be deteriorated shall be removed and replaced with one 24 -inch box size Bronze Loquat (Eriobotrya deflea) street tree, in a location and manner subject to review and approval by the Public Works Department; (Public Works)
7. That all conditions of all other City departments received prior to or during the consideration of this case by the City Council shall be met.
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
APPROVED AS TO FORM:
Patrick Q. Sullivan, City Attorney ATTEST:
________________________________ _______________________________ Patrick Q. Sullivan, City Attorney Rebecca Poirier, MMC, City Clerk
8 9
10 11
12 13
ATTACHMENT 3
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
A0
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
Kieser - Boorn Residence
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
Sheet Index
Architectural Sheets
A0 Title Sheet-Project Data
A1 Site Plan -
Survey by Denn Engineering
A2 Existing 1st Floor Plan
A2.1 Existing 2nd Floor Plan
A2.2 Existing Elevations
A2.3 Existing Elevations
A3 Proposed 1st Floor Plan
A4 Proposed 2nd Floor Plan
A5 Proposed Roof Plan
A6 Proposed Elevations
A7 Proposed Elevations
A8 Window & Door Schedules
Project Data:
Legal Description: Lot 31 and Lot 32, Block L, Tract# 10302 APN 7514-020-044 Lot Size: Irregular Lot 120x117 avg. 15,812 SF
Existing Site Description: Single Family 2-story Residence with a attached garage on an irregular lot. Located on the North side of Calle Mayor, east of Via Monte D'Oro.
Proposed Project Description: Modification to Existing Precise Plan case# 83-42 Remodel Existing 2-story Residence. New 1st and 2nd floor addition. New windows and doors, upgrade existing electrical service panel, new tankless water heater and FAU.
Existing 4 bedroom/ 3 bath to become 5 bedroom/ 5.5 bath.
Project Area Data:
Lot Size 15,812 S.F.Living per Assessor 3568 S.F.
Existing Living 3444 S.F. as measuredLot CoverageFAR
First Floor 2161 S.F.2161 S.F.2161 S.F.
Second Floor 1283 S.F.1283 S.F.
Garage 533 S.F.533 S.F.533 S.F.
Shed 153 S.F.153 S.F.153 S.F.
Courtyard Patio (open to sky) 556 S.F.556 S.F.
Covered Rear patio 383 S.F.383 S.F.383 S.F.
Covered Kitchen patio Entrance 69 S.F. 69 S.F
Existing Total Lot Coverage 3299 S.F.
Existing Total Floor Area Ratio*5069 S.F.
___________________________________________________________________________________________________ Living Area to be removed1st floor 5 S.F.
FAR covered rear patio to be removed 383 S.F.
___________________________________________________________________________________________________ Proposed Additions
First Floor 481 S.F.
Second Floor 351 S.F.
Total Additions 832 S.F.
Total New and Existing
Proposed 1st Floor2638 S.F.2638 S.F.
Proposed 2nd Floor1634 S.F.
Total Living4272 S.F.
Existing Garage 533 S.F. 533 S.F.
Proposed Total Living including existing garage4805 S.F.
Proposed 2nd floor Balcony 144 S.F.
Proposed Covered Front Door Entry 17 S.F. 17 S.F. 17 S.F.
Proposed Covered Kitchen Patio Entrance 46 S.F. 46 S.F.
Rear Patio @ grade enclosed by three sides 469 S.F.469 S.F.
Shed 153 S.F. 153 S.F. 153 S.F.
Proposed Total Lot Coverage 3387 S.F.
Proposed Total Existing Floor Area Ratio*5444 S.F.
Lot Coverage
Existing3299 S.F.20.8 %
Proposed3387 S.F.21.4 %
Floor Area Ratio - FAR*
Existing5069 S.F. 0.32
Proposed5444 S.F.0.34
Occupancy GroupR-3/UConstruction TypeV-B
No. of Stories2Fire SprinklersNo
Zone: R-1, Hillside Overlay
2-5-26
14 124.88'
N 79°43'41"E
86.37'
N 37°34'09"E
L=120.00' R=830.32'
=8°16'50" T=60.10' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' N 13°02'42"W
N 79°43'41"E
N 68°06'05"E
N 37°34'09"E
18.03'
N 21°19'32"W111.73'
36.44'
32'-10"
29'-8"
4'-10"
19'-4"
17'-4"
24'-0"
21'-3"
17'-5"
19'-7"
28'-5"
24'-7"
21'-7"
A
Width x SetbackArea
5.41' x 24.58' 132.9 SF
12.83' x 24.0'307.9 SF
15.0' x 17.33' 259.9 SF
36.75' x 20.58' avg.756.3 SF
13.58'x 25.0'max.339.5 SF
7.33' x 25.0' max.183.3SF
24.58' x 25.0' max.614.5 SF
Total 2594.3 SF
120.0' Lot Width - 10' (5'+5') Required side Setback
= 110.0'
Average Setback = 2594.3 / 110.0'
= 23.58' Actual Average
Minimum allowed 20'
B
D
E
5.4'24.58'
G
F
Average Front Setback Calculation
ABCDEFG
C
24.0'
25.0'
25.0'
25.0'
17.33'
19.58'
21.58'
20.58'
Avg.
12.83'
15.0'
36.75'
13.58'
7.33'
24.58'
All Landscape, Hardscape is existing
to Remain. Any New work will be under
a Separate Permit and is Not included
in this submission. Exception: All landings
outside of exterior doors are included in this
project and are shown where necessary.
Existing
Shed to
Remain
152.8 S.F.
Existing
Rubber
Tree to be
Removed
Existing
Spiral Stair to
be removed
Property Line
Property Line
Property LineProperty Line
Property Line
Property Line
Existing
Garage
Existing
1-story
Residence
Existing
1-story
Residence
Existing
2-story
Residence
Proposed
2-story
Addition
1st Floor 443 S.F.
2nd Floor 321 S.F.
Proposed
Balcony
144 S.F.
Proposed
2-story
Addition
45 S.F.
Proposed
1-story
Addition
23 S.F.
Existing
Driveway
Existing
Driveway
102.90
103.28
103.54
102.85
102.95
102.79
103.83
104.81104.90
104.81
104.79
104.60
104.68
104.68
104.59
104.01
103.11
Existing
Lowest
Grade
Adjacent to building
96.91 96.0
92.68 96.06
107.0108.0
107.72
107.60
105.07
Centerline of Calle Mayor
40'-0" N.T.S.
15'-0"
53'-3"
Existing Rear Setback
Proposed Front Setback
Existing Front Setback
ExistingSideSetback
Existing
1-story
Residence
w/ Balcony
above
Proposed Site Plan
North
Scale 1/8" = 1'-0"
Existing Side Setback
Existing Side Setback
102.94 Finish Floor
105.62 1st Level Finish Floor
114.7 2nd Level Finish Floor
127.41 Top of Existing Ridge
128.4 Top of Proposed Ridge
104.78 Finish Floor
18'-2"
8'-5"
Existing
Covered Patio and
deck above to be
removed 383.3 S.F.
covered 1st floor
Existing
2-story Portion to
be removed 4.7 S.F.
to remain
Open Area Calculation
Existing Open Area
in Rear Yard Only
7614 S.F.
Lot Size 15,812 S.F. /3 = 5270.6 S.F. Required
Open Area in Rear yard Only, not including patio area surrounded by 3 walls that is included in FAR= 7614 S.F. Actual
Existing Open Area
in Rear Yard Only
7614 S.F. - See
calculation box
40'-0"
10'-0"
126'-0"
121'-0"
106'-0"
76'-0"
Area Plan
317 Calle Mayor321 Calle Mayor 309 Calle Mayor
624 Calle Miramar
620 Calle Miramar
170 Via Monte Doro
174 Via
Monte Doro
Existing
Succulents
Existing
Succulents
Existing
Succulents
Existing
20' Pepper Tree
Existing
18' Pepper Tree(s)
Existing
Dwarf Tree
Existing
Grass and low
plants
Existing
Grass and low
plants
Existing
Grass and low
plants
Existing
14' Trumpet Bushes
Existing
Adjacent Neighbor's Pine Tree and
Trumpet Vine Bush
Existing
4' high Verbena Bushes and Bougainvillea
Existing
Dwarf Tree
Existing
Dwarf Tree
Existing
Palm Tree
Existing
Grass Area
Existing
Grass Area
Existing
Grass Area
Existing
10' Ornamental
Tree
Existing
10' Ornamental
Tree
Existing
succulents,
ornamental bushes
Existing
succulents,
ornamental bushes
04816
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/8" = 1'-0"
A1
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
15 NOTE:
A TITLE POLICY WAS NOT PROVIDED TO DENN ENGINEERS AT THE TIME OF THIS SURVEY.THEREFORE, DENN ENGINEERS
DOES NOT GUARANTEE THE LEGAL DESCRIPTION OF THIS PROPERTY SURVEYED NOR DOES IT REFLECT OR DELINEATE ANY EASEMENTS THAT MAY BE ON SAID PROPERTY.
ANY CHANGES OR MODIFICATIONS MADE TO THIS PLAN WITHOUT WRITTEN CONSENT
OF DENN ENGINEERS SHALL RELIEVE DENN ENGINEERS FROM ANY LIABILITY OR
DAMAGE RESULTING FROM SUCH CHANGES OR MODIFICATIONS, INCLUDING ANY
ATTORNEYS FEES OR COSTS INCURRED IN ANY PROCEEDING THAT DENN ENGINEERS MAY BE JOINED.
CONCRETE
BRICK
106.76 EXISTING ELEVATION
BLOCK WALL
LEGEND
100 EXISTING CONTOUR
X EXISTING FENCE
EXISTING
BUILDING
WOOD
DECK
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNDER MY
DIRECTION IN CONFORMANCE WITH THE REQUIREMENTS OF
PROFESSIONAL LAND SURVEYORS' ACT
3914 DEL AMO BLVD, SUITE 921
TORRANCE, CA 90503 (310) 542-9433
ENGINEER
S
JOB ADDRESS
LEGAL DESCRIPTION
FOR
DRAWN BY CHECK BY
SHEET 1 OF 1
DRAWN ON
REVISIONS
COPYRIGHT
JOB NO.
BCR BEGINNING OF CURB RETURN
CATV CABLE TV PULL BOX
CONC. CONCRETE
CHMNY CHIMNEY
CEFB CITY ENGINEERS FIELD BOOK
C/L CENTERLINE
C.L.F. / W.I.F. CHAIN LINK FENCE / WROUGHT IRON FENCE
E'LY EASTERLY
EG EDGE OF GUTTER
EM ELECTRIC METER
FF FINISH FLOOR
FH FIRE HYDRANT
FL FLOW LINE
GFF GARAGE FINISH FLOOR
GM GAS METER
GUY / GW GUY WIRE
I.P. IRON PIPE MONUMENT
L&T LEAD AND TACK / TAG MONUMENT
MH MANHOLE ( SANITARY SEWER / STORM DRAIN)
N'LY NORTHERLY
N&T / N&W NAIL AND TAG / NAIL AND WASHER MONUMENT
PB PULL BOX ( EDISON / TRAFFIC / STREET LIGHT
PB (CONT) TELEPHONE / CABLE TV)
PC PROPERTY CORNER / PROP. CORNER
PL PROPERTY LINE / PROP. LINE
PP / UP POWER POLE / UTILITY POLE
PPT PARAPET
PWFB PUBLIC WORKS FIELD BOOK
R.R. RAIL ROAD
RDFB ROAD DEPARTMENT FIELD BOOK
R.S. RECORD OF SURVEY
SPK / S&W SPIKE / SPIKE AND WASHER MONUMENT
S'LY SOUTHERLY
SSCO SANITARY SEWER CLEANOUT
STK / STK&T STAKE / STAKE AND TAG MONUMENT
STLT / LT STREET LIGHT POLE / LIGHT POLE
TC TOP OF CURB
TX / BX TOP OF APRON / BOTTOM OF APRON
W'LY WESTERLY
WM WATER METER
BOUNDARY MONUMENTS ARE NOT NECESSARILY
SET ON PROPERTY CORNERS. PLEASE REFER TO
THE NOTATION ON THIS SURVEY PLAT FOR OFFSET
DIMENSIONS. IF THERE ARE ANY QUESTIONS,
PLEASE DO NOT HESITATE TO CONTACT DENN
ENGINEERS FOR CLARIFICATION BY PHONE AT:
(310) 542-9433, M-F 8:00 AM TO 5:00 PM.
NOTE: ALL SETBACK DIMENSIONS SHOWN
ARE MEASURED TO EXTERIOR SURFACE OF
BUILDINGS UNLESS OTHERWISE NOTED.
317 CALLE MAYOR
TORRANCE, CA 90277
LOTS 31 & 32, BLOCK L,
TRACT NO. 10302,
M.B. 149-97-100,
APN 7514-020-044
BOUNDARY SURVEY
WITH TOPOGRAPHY
KW TS
SCALE 1" = 10'
AUGUST 8, 2025
REVISIONS
NORTH
25-222
MARY LYNNE BOORN & RICK KIESER
437 VIA SOLEDAD
REDONDO BEACH, CA 90277
PHONE (513) 227-3604
BENCHMARK NOTE: ASSUMED EL: 103.93'
FD L&T NO TAG @ NECOR INTX VIA MONTE D'ORO & CALLE MAYOR N 13°02'42"W
124.88'
N 79°43'41"E36.44'
N 68°06'05"E86.37'
N 37°34'09"E
18.03'
N 21°19'32"W
111.73'
40.00'
40.00'
L=510.10' R=790.32' =36°58'51" T=264.29' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' L=120.00' R=830.32' =8°16'50" T=60.10' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' L=162.79' =11°48'06" " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " L=114.22' =8°16'50" " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " L=233.09' =16°53'55" " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " " 80'
40'
40'
108.69 TP NAIL
107.71
96.90 108.67
107.93 108.03
107.32107.92 TW
103.40
108.80 TW
103.33
107.45 TW
124.86 RIDGE
109.27 FF
102.39
109.81 TW107.30
107.01
106.72
106.68
105.33
109.79 TW
109.84 TW
109.41 TW
96.52 93.81
97.66 98.79 TW
103.44 TW
95.80 94.62
115.57 100.24 TW
96.22 TW
96.42 92.59
92.58 93.65
99.18 101.38
15"TREE 99.68
SSCO 98.01
93.74 321 CALLE MAYOR
APN 7514-020-043
RIDGE = 124.86'
FF = 109.27'
624 CALLE MIRAMAR
APN 7514-020-020
RIDGE = 113.88'
FF = 91.33'
620 CALLE MIRAMAR
APN 7514-020-019
RIDGE = 109.42'
FF = 90.31'
174 VIA MONTE DORO
APN 7514-020-017
RIDGE = 115.57'
FF = 93.74'
309 CALLE MAYOR
APN 7514-020-045
RIDGE = 121.64'
FF = 107.27'
170 VIA MONTE DORO
APN 7514-020-018
RIDGE POP-UP = 101.35'
GARAGE RIDGE = 100.33'
FF = 86.51'
108.61
102.49
104.97
107.33
CTV
107.31 TC106.82 FL
107.67 107.78 108.34 TC
108.90
108.67 TC108.15 FL
108.35
108.84
108.99108.45
126.35 PPT
104.01
103.74
103.73
104.20
104.25
104.56104.70
104.75 104.59
105.63 FF
104.68
GM
105.22
2-24" TREES
108.93
106.20
104.78
105.36
105.38
105.40
104.98 104.92
104.99
105.00
105.07
105.08 105.06
104.93
105.95
108.04
108.08
105.45
36" TREE
109.63
104.96
104.93
104.81
104.90104.81
104.84
106.74
109.74 TW
106.76
103.43
102.90
103.06
103.06 102.72
102.94 GFF
103.11
103.06
102.89 103.25
105.42
107.61
107.63
104.32
104.20
108.20
105.50
102.89
103.29
108.79 TW
102.49
96.30 103.51
102.85
103.64103.77
103.95104.08
104.08
104.97
104.78 FF
104.94 104.86 104.84 104.88
105.07
104.95
104.90
104.01
18" TREE
103.98
104.99
105.62 FF
103.67
103.52
103.28
103.08103.08
18" TREE
101.05
95.99 96.60
93.55 93.77
96.0392.68
92.57 92.83
ED BOX 2X494.04
92.68 92.70
96.06 95.67
95.36 12" TREE99.39
99.84 98.30
103.88
103.83
103.77
102.79102.86
102.89
99.91 102.99 102.95
101.94
103.47
103.45
103.36103.38 101.95101.98
101.85
101.81100.39
97.97 98.03 98.28 98.36
15" PALM 99.1997.63
96.47 97.64
127.41 RIDGE
96.91 SSMH
96.82 97.61
98.09 97.86
97.94 98.12
97.27 EDMH
96.00 102.30
98.00 AC PAVEMENT
EXISTING RESIDENCE
BALCONY LINE ABOVE
BALCONY LINE ABOVE
CHMNY
CONC.
BRICK
STONE PAVER WALK
FOUND L&T RCE 30826
IN W'LY FACE OF WALL
1.00' S'LY & 0.82' E'LY
OF PROPERTY CORNER
TAG ELEV.=98.76'
FOUND N&T LS 4142
IN WOODEN FENCE POST
0.66' N'LY & 0.08' W'LY
OF PROPERTY CORNER
TAG ELEV.=98.34'
FOUND L&T LS 4142
14.40' S'LY & 0.09' W'LY
OF PROPERTY CORNER
TAG ELEV.=107.30
SET L&T LS 9321
14.00' S'LY OF CORNER
ON PROPERTY LINE PROD.
TAG ELEV.=108.61'
SHED
EXISTING RESIDENCE
EXISTING RESIDENCE
EM
19.3'
4.8'
29.6'
BRICK
SET L&T LS 9321
IN S'LY FACE OF WALL
0.68' S'LY & 0.39' NW'LY
(S 48°39'37"W / 2.04')
OF PROP. CORNER
TAG ELEV.=95.70'
SET L&T LS 9321
IN S'LY FACE OF WALL
0.18' N'LY (N 23°17'12"W / 0.18')
OF PROP. CORNER
TAG ELEV.=97.54'
CONC. DRIVEWAY
BRICK
TO FOUND NAIL @ B.C.
PER PWFB 0417-2577,2578
VIA MONTE D'ORO
L=68.13' R=2034.07' =1°55'09" T=34.07' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' FOUND L&T RCE 30826
PER PWFB 0417-3117,3118
N 84°26'19"W
13.84'
FOUND GEAR S&W LS 5411 PER PWFB 0417-3097,3098
N 05°33'47"E
297.71'
95 95
95 100
100
100
105
105
105
CALLE MAYOR
100.75
102.75
103.4
102.3
LOT 31
LOT 32
X X X X X X X X X X
16 Existing First Floor Plan
North
Living Room
Kitchen Dining Room Entry
Garage
Bedroom 2
Bathroom 4
Bathroom 3
Bedroom 3
Covered Patio
90'-11"
5'-5"25'-9"
16'-2"
38'-4"21'-5"
5'-5"12'-10"20'-2"19'-10"
11'-8"
25'-4"7'-4"
27'-3" 12'-0" 5'-0"
14'-6"10'-0"
29'-9"6'-11"5'-11"
11"
4'-4" 5"
42'-7"
49'-0"
Unfinished
Bathroom
Closet
Shower
Unfinished
Bathroom
3'-0"
ClosetCloset
Closet
Closet
Closet
Storage
Line of Deck Overhang Above
Living Room Bay Nook
Line of Deck Overhang Above
Stair
Down
Stair
Up
Toilet Room
Laundry in
Basement
Below
Covered Porch
Existing
Finish Floor
105.62
Existing
Finish Floor
104.78
Existing
Floor
102.94
I II
III
IV V
VII
VIII
IX
VI
X
XI
XIV
XV
XIII
XVI
XVII
XVIII
XIX
AA
BB
XXXXI
XXII
XXIII
XXV
CC
DDEE
FF
GG
HH
XII
XXIV
04816
Scale 1/4" = 1'-0"
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
A2
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
17 Existing Second Floor Plan
Bedroom 4
Bedroom 1
Bathroom 1
Closet
Balcony
Closet
Closet
Shower
Toilet Room
Bathroom 2
Shower
Vestibule
Linen
Open
to Below
Stair
Down
Balcony
64'-5"
12'-10"20'-2"31'-6"
8'-5"
22'-2"4'-4"
16'-9"2'-9"
12'-6"
38'-9" 25'-9"
Existing
Finish Floor
114.7
XXVI XXVII XXVIII XXIX
XXX
XXXI
XXXII
XXXIIIXXXIV
XXXVXXXVI
XXXVII
XXXVIII
JJ II
North
04816
Scale 1/4" = 1'-0"
Existing
Skylight
Existing
Skylight
Existing
Skylight
Existing line of Balcony overhang
Existing line of Enclosed Patio below
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
A2.1
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
18 Existing North Elevation
East Elevation
24'-8"
23'-4"
16'-0"
24'-7"
Existing Lowest Grade adjacent to building 102.79
Existing Ridge 127.4
Existing/rebuilt Ridge 126.1
Existing Fin. Floor 104.78
Existing Garage Floor 102.94
12 Roof 4
Slope
12 Roof 4
Slope
12 Roof 4
Slope
Existing Lowest Grade adjacent to building 102.79
Top of Parapet 126.1
Existing Top of Parapet 118.79
Existing Lowest Grade adjacent to building 102.79
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
A2.2
2-5-26
19 Existing South Elevation
Existing West Elevation
Existing Fin. Deck 114.6
Existing Fin. Floor 104.78
Existing Fin. Floor 105.62
12 Roof 4
Slope
24'-8"
23'-4"
Existing Lowest Grade adjacent to building 102.79
Existing Ridge 127.4
Existing/rebuilt Ridge 126.1
24'-8"
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
A2.3
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
20 Proposed First Floor Plan
Living Room
Dining Room Entry
Garage
Bedroom 4
Bath 5
Bath 4
Powder
Room
Bedroom 5
Proposed Patio
@ Grade
Existing
Existing
ExistingExisting
Existing
Existing
Existing
Closet
Kitchen
Remodeled
Existing
Existing
Mud Room
Remodeled
Closet
Proposed
Linen
Remodeled Tub
Shower
90'-11"
5'-5"12'-10"15'-0"25'-0"3'-11"7'-10"13'-7"7'-4"
Closet
Proposed Kitchen and Dining Room Addition
443 S.F.
29'-9"
24'-6"
6'-11"5'-11"
42'-7"
3'-0"
27'-3" 12'-0"5"6'-5"
12'-0"
3'-4"3'-4" 8'-4"
2'-1"
Stair
Up
Stair
Down
Basement
Below
Proposed
Kitchen
Addition
23 S.F.
Existing
Finish Floor
105.62
Existing
Finish Floor
104.78
Existing
Floor
102.94
Existing
Finish Floor
105.62
4 1 2
3 5
76 8
9 10
11 12
13 14
15 16
17 A
B
E
F
14'-10"
14'-4"212.5 S.F.
13'-3"
11'-4" 150.1 S.F.
24'-1"
18'-0"
20'-7"
5'-0"
90'-11"
5'-5"25'-9"
16'-2"
38'-4"21'-5"
51'-1"
Proposed
Covered
Entry 46.3 S.F.
5'-2"
Removed
11"
Removed
North
3233 C
04816
Scale 1/4" = 1'-0"
Line of existing
2nd floor above
Proposed Finish Floor 105.62
Proposed Entry Addition
15 S.F.
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
A3
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
21 Proposed Second Floor Plan
Bedroom 2
Bathroom 3
Proposed
Closet Proposed
Bedroom 3
Existing
Bathroom 2
Proposed
Bathroom 1
Proposed
Proposed
Laundry
Closet
Proposed
Bedroom 1
Proposed Balcony
Proposed
Tub
Shower
26'-9"
Stair
Down
Open
to Below
28'-9"
22'-2"
12'-10"15'-0"5'-1"31'-6"
64'-5"
12'-0" 25'-9"
12'-0"16'-9"
Existing
Finish Floor
114.7
Proposed
Finish Floor
114.7
5'-0"6'-5"
Balcony
Existing
18 19
20 21
24 25
2627
2829
30 31
22 23
G H
I
North
15'-10"
14'-10"
213.7 S.F.
12'-11"
12'-0"
155 S.F.
17'-7"
19'-112"
2'-0"
10'-1112"
15'-7"
319 S.F.
12'-0" 144 S.F.
04816
Scale 1/4" = 1'-0"
Existing
skylight
to remain
Existing
skylight to be removed
Vestibule
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
A4
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
22 Proposed Roof Plan
Existing Roof Slope
4 in 12 - verify
Existing Roof Slope
4 in 12 - verify
Existing Roof Slope
4 in 12 - verify
Existing Roof Slope
4 in 12 - verifyExisting Roof Slope
3 in 12 - verify
Proposed Roof Slope
4 in 12 - match existing
Proposed Roof Slope
4 in 12 - match existing
Proposed Roof Slope
4 in 12 - match existing
Existing Mission Tile
Roof
Existing Mission Tile
Roof
Existing
Mission Tile
Roof
Existing Mission Tile
Roof
Existing Mission Tile
Roof
Existing Mission Tile
Roof
New Mission Tile
Roof to match
existing
New Mission Tile
Roof to match
existing
New Mission Tile
Roof to match
existing
Proposed Valley
Proposed Valley
Proposed Hip
Proposed Valley
Proposed Valley
Proposed Valley
Proposed Valley
Proposed Hip
Existing Ridge 127.41
Existing Ridge 126.1
Proposed Ridge 117.4
Proposed Ridge 126.1
Proposed Ridge 128.4
North
04816
Scale 1/4" = 1'-0"
Existing Skylight(s)
to remain
Remove and replace
with new.
Existing
Skylight
to be
removed
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
A5
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
23 South Elevation
West Elevation
24'-8"
8'-1" 3'-0"
23'-4"
25'-8"
23'-4"
23'-4"
24'-8"
14'-8"
15'-4"
Existing Tile
Roofing
New Stucco - to match
existing
Existing Fin. Floor 105.62 Existing Fin. Floor 105.62
Existing Lowest Grade adjacent to building 102.79
Existing Fin. Floor 114.7Existing Fin. Floor 114.7 Existing Fin. Deck 114.6 Natural Grade 104.81
Proposed Ridge 126.1
Existing Ridge 127.4
Existing/rebuilt Ridge 126.1
Proposed Ridge 128.4
Existing Lowest Grade adjacent to building 102.79
Existing Lowest Grade adjacent to building 102.79
Existing Lowest Grade adjacent to building 102.79
Proposed Top of Rail 118.1
Existing Fin. Deck 114.6
Proposed Ridge 117.4
Existing Lowest Grade adjacent to building 102.79
Existing Fin. Floor 104.78
Existing Fin. Floor 105.62
Proposed Ridge 126.1
Existing Ridge 127.4
12 Roof 4
Slope 12
Roof 4
Slope
12 Roof 4
Slope
12 Roof 4
Slope
Proposed Tile
Roofing
Proposed Tile
Roofing
Existing Tile
Roofing
Existing Tile
Roofing
Existing Stucco - Patch and
repair as necessary
Existing Stucco - Patch and
repair as necessary
Existing Stucco - Patch and
repair as necessary
New Stucco - to match
existing
Existing Stucco -
Patch and repair as
necessary
All New Windows and Doors in New or Existing Location
All New Windows and Doors in New or Existing Location
Existing Stucco -
Patch and repair as
necessary
Existing Stucco -
Patch and repair as
necessary
New Stucco - to match
existing
Existing Tile
Roofing
Existing Tile
Roofing
Proposed Tile
Roofing
Proposed Tile
Roofing
Existing Skylight
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
A6
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
24 East Elevation
25'-8"
16'-0"
24'-7"
12 Roof 4
Slope 12
Roof 4
Slope
New Stucco - to match
existing
New Stucco - to match
existing
Existing Stucco -
Patch and repair as
necessary
Existing Stucco -
Patch and repair as
necessary
All New Windows and Doors in New or Existing Location
Proposed Tile
Roofing
Proposed Tile
Roofing
Existing Tile
Roofing
Existing Tile
Roofing
Existing Lowest Grade adjacent to building 102.79
Existing/rebuilt Ridge 126.1
Proposed Ridge 128.4
Existing Top of Parapet 118.79
Existing Lowest Grade adjacent to building 102.79
North Elevation
24'-8"
25'-8"
23'-4"
Existing Fin. Floor 105.62
Existing Lowest Grade adjacent to building 102.79
Proposed Fin. Floor 114.7
Proposed Fin. Deck 114.6
Existing Ridge 127.4
Existing/rebuilt Ridge 126.1
Proposed Ridge 128.4
All New Windows and Doors in New or Existing Location
Proposed Fin. Floor 105.62
Existing Fin. Floor 104.78
Existing Garage Floor 102.94
14'-8"
Proposed Ridge 117.4
Proposed Tile
Roofing
Proposed Tile
Roofing
Existing Tile
Roofing
Existing Tile
Roofing
Existing Brick Chimney
to Remain
Existing Tile
Roofing
New Stucco - to match
existing
Existing Stucco -
Patch and repair as
necessary
Existing Stucco -
Patch and repair as
necessary
Existing Stucco -
Patch and repair as
necessary
12 Roof 4
Slope
12 Roof 4
SlopeExisting Skylight
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
1/4" = 1'-0"
A7
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
Elevation Notes:
1. New Mission Tile Roofing - Style and
color to match existing. See Roof Notes on
sheet A5 for additional information and
manufacturer.
2.New Rain Gutter and Downspouts. Type
and Style selected by owner. Contractor to
discuss downspout placement prior to
installing. See additional Site Notes on
sheet A1.
3. All Fascia boards to be 2X - Painted or
Stained
.
4.Remove Existing Stucco at exterior walls,
along the entire unbroken line where new
plywood is required. See structural plans.
New 7/8" Exterior Stucco where removed
Verify finish and color with owner.
Provide 2 layers of Grade D Paper between
plywood and exterior lath.
5. Windows - See Schedule on Sheet A8 for
additional information and sizes.
6. Doors by various manufacturers. See
Door Schedule on Sheet A8.
7. Provide Galvanized Metal Weep Screed
a minimum of 4" above Natural Grade. See
Wall Section Detail.
8. New Exterior deck to be non-slip finish
or approved stone/tile.
9. New Metal guardrail -
2-5-26
25 Existing Window Schedule
SYMSIZEOrientationNOTES
II
III
IV
V
VI
VII
VIII
IX
X
XI
I
XII
XIII
XIV
XV
AA
XVI
XVII
XVIII
XIX
XX
XXII
Existing Exterior Door Schedule
BB
CC
DD
Proposed Window Schedule
1 2
SYMBOLSIZETYPENOTES
A
B
3'-6" x 7'-6"Entry
Proposed Door Schedule
SYMBOLSIZETYPENOTES
C
D
E
French
U SHGC U SHGC
Tempered Glass'
5'-0" x 6'-8"
3 3'-6" x 2'-6"TransomTempered Glass'
4-Panel 12'-0" x 6'-8"
0.24 0.15
4 5
6 7
8 9
10 11
12 13
14 15
16 17
F
XXIII
XXIV
XXV
XXVI
XXVII
XXVIII
XXIX
XXX
XXXI
XXXII
XXXIII
XXXIV
XXXV
XXXVI
XXXVII
XXXVIII
XXI
3'-4" x 4'-6"
2'-4" x 3'-4"
5'-0" x 3'-9"
5'-0" x 3'-9"
3'-6" x 5'-0"
3'-6" x 5'-0"
1'-5" x 1'-5"
1'-6" x 1'-6"
3'-4" x 1'-8"
3'-4" x 1'-8"
3'-4" x 1'-8"
3'-4" x 1'-8"
3'-4" x 1'-8"
3'-4" x 1'-8"
4'-6" x 2'-0"
2'-0" x 4'-6"
11'-0" x 4'-6"
2'-0" x 4'-6"
2'-0" x 4'-6"
2'-0" x 4'-6"
5'-0" x 5'-4"
2'-0" x 2'-4"
2'-6" x 3'-0"
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EE
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SYMSIZEOrientationNOTES
3'-0" x 6'-8"
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22'-0" x 7'-0"
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II
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22'-0" x 7'-0"Garage
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186'-0" x 4'-0"
19 202'-0" x 4'-0"
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244'-0" x 4'-0"
25 269'-0" x 3'-6"
27 288'-0" x 4'-6"
293'-0" x 4'-6"
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3-Panel
2-Panel
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325'-6" x 5'-6"
335'-6" x 5'-6"
O M I T T E D
Kieser - Boorn
Residence
317 Calle Mayor
Redondo Beach, CA 90277
051425
A8
Michelle Gainer Architect
P.O.Box 1448
Torrance, CA 90505
424-328-0642
[email protected]
2-5-26
26 Provided by City Clerk’s Office 07/09/26
EXCERPT OF MINUTES X- Minutes Approved
Minutes Subject to Approval
DATE 07/09/2026
MINUTES OF A REGULAR MEETING OF THE
TORRANCE PLANNING COMMISSION AGENDA
6C. Community Development – Conduct a Public Hearing and Adopt RESOLUTION for Approval of a Modification (MOD26-00001) of a Previously Approved Precise Plan of Development (PP83-42) to Allow First and Second Story Additions to an Existing Two -Story Single -Family Residence, on Property Located within the Hillside Overlay (R -H) in the Single -Family Residential (R-1) Zone at 317 Calle Mayor. (Res. No. 2026-018) Recommendation of the Community Development Director that Planning Commission conduct a public hearing, determine this project is categorically exempt from the California Environmental Quality Act (CEQA); Article 19, Section 15301 (Existing Facilities), approve MOD26-00001 to allow first and second story additions to an existing two-story single-family residence, and adopt RESOLUTION for approval of a Modification (MOD26-00001) of a previously approved Precise Plan of Development (PP83 -42) to allow first and second-story additions to an existing two-story single-family residence, on property located within the Hillside Overlay (R-H) in the Single-Family Residential District (R-1) Zone at 317 Calle Mayor.
Recommendation: Approval
Management Assistant Vazquez introduced and presented item 6C.
Applicant and representative; Michelle Gainer (Friedrick Kieser and Mary Lynne Boorn) gave a presentation on the item.
Public Comments:
• Jillynn Danis, neighbor, opposed the proposed north -facing balcony and window changes due to privacy impacts to her home and disputed the characterization of the area as an existing deck.
• Marian DeMire, neighbor, is in favor of the project and stated the home is a significant historic-style property and that the neighborhood would benefit from the owners restoring it.
Applicant Representative: Michelle Gainer responded to public comments; stating the referenced rear area functions as a deck and that the project would remove an existing roof-deck element at the third-floor level and the proposed north-facing glazing would be less than the existing glazing.
Commissioner Borgialli
• Asked whether landscaping or plantings could be used to address privacy concerns for the property at 170 Via Monte D’Oro without unintentionally affecting ocean views. The applicant responded that the property has a large rear yard and that screening could be accommodated in a way that would help address privacy while considering view impacts. 27 ATTACHMENT 5
Provided by City Clerk’s Office 07/09/26
Chair Kartsonis
• Asked the difference between the existing deck and the proposed condition. The applicant responded that the project does not introduce a new deck but retains a smaller portion of the existing deck while the addition occupies approximately two-thirds of that area. • Asked whether the proposal created new privacy concerns that do not already exist. The applicant responded that the project would reduce the existing deck area, convert the second floor to private bedroom space, and remove a more public-style upper area, thereby reducing potential privacy impacts.
Applicant Kieser gave final remarks and comments.
MOTION: Commissioner Turner moved to close the public hearing. Commissioner Borgialli seconded the motion; a roll call vote reflected 4-0 approval. (Absent:
Commissioners Anunson, Obejas and Yeh)
Commission gave final remarks and comments.
MOTION: Commissioner Turner moved to approve MOD26-00001. 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. 2026-018; A Resolution of the Planning Commission of the City of Torrance, California, approving a modification (MOD26 -00001) of a previously approved Precise Plan of Development (PP83 -42) as provided for in Division 9, Chapter 1, Article 41 of the Torrance Municipal Code to allow a first and second story additions to an existing two - story single family residence, on property located within the Hillside Overlay (R -H) in the Single Family Residential District (R-1) Zone at 317 Calle Mayor.
MOTION: Commissioner Turner moved to adopt Resolution No. 2026 -18.
Commissioner Borgialli seconded the motion; a roll call vote reflected 4-0 adoption. (Absent: Commissioners Anunson, Obejas and Yeh)
Recessed at 7:39 PM
Reconvened at 7:46 PM
Roll call vote reflected 4 -0; all commissioners present ( Absent: Commissioners Anunson, Obejas and Yeh)
End of Excerpt
28 AGENDA ITEM NO. 6C
DATE: May 6, 2026
TO: Planning Commission
FROM: Ulyses Vazquez, Management Assistant | [email protected]
SUBJECT: 317 Calle Mayor
Modification (MOD26-00001)
Consideration of a Modification (MOD26-00001) of a previously approved Precise Plan of Development (PP83 -42) to allow first and second story additions to an existing two-story single-family residence, on property located in the Hillside Overlay (R-H) in the Single Family Residential (R-1) Zone at 317 Calle Mayor (APN 7514-020-044).
RECOMMENDATION
A recommendation of the Community Development Director that the Planning Commission:
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
3. Approve MOD26-00001 to allow first and second story additions to an existing two-story single-family residence; and
4. Adopt RESOLUTION No. 2026-018 for the approval of MOD26-00001 of a previously approved PP83-42 to allow first and second story additions to an existing two-story single- family residence, on property located within the R-H Overlay in the R-1 Zone at 317 Calle Mayor.
EXECUTIVE SUMMARY
The project applican t, Michelle Gainer (Friedrick Kieser and Mary Lynne Boorn ), requests approval by the Planning Commission to allow one and two -story additions to an existing two - 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 R- H are applicable to the project, and therefore require discretionary review of the following entitlement:
• Modification (MOD) to allow a previously approved Precise Plan of Development (PP83- 42) to allow additions above 14’ in height and the expansion of a two-story residence within the Hillside Overlay.
Staff has reviewed the project and determined that it is consistent with the General Plan Low - Density Residential (R-LO) land use designation , complies with the objective development standards of the R-1 Zone, and meets the planning and design provisions of the Hillside Overlay, 29 ATTACHMENT 6
and does not require further environmental review. The balance of this report provides an overview of the project.
DISCUSSION
Project Overview
The applicant proposes an interior remodel and additions to the existing two-story single-family residence. The project includes expansion of the kitchen within the existing building footprint, as well as new first- and second-story additions located primarily at the rear of the residence and a smaller architectural enhancement at the front entry. The project would enlarge the first -floor kitchen and dining areas and add a new bedroom and balcony on the second floor within the area of the existing balcony footprint.
Existing Site and History
The subject site was originally developed in 1937 with a two-story single-family residence with an attached two-car garage. The site consists of an irregularly shaped parcel measuring 15,812 square feet, located along the north side of Calle Mayor and oriented toward the south.
The surrounding neighborhood is developed with a mix of one- and two -story single-family residences. The area exhibits notable topographic variation, with properties to the south situated at a higher elevation than the subject site, and properties to the north are at a lower elevation, reflecting an overall downward slope toward the north. In addition, Calle Mayor slopes down from east to west.
Additions to the residence were previously approved in 1984 under PP83 -42, which included expansions to the first and second floors, including a drawing room, a new bay window, and a second story rear deck. In 1986, the Planning Commission denied a request to modify PP83-42 to allow the addition of 1,370 square feet, including the construction of a second story addition above a new garage, due to potential view impacts to properties located south of Calle Mayor.
Unlike the previously denied proposal, the current project is primarily located at the rear of the residence and does not introduce new massing above the garage, thereby reducing the potential for view impacts.
General Plan Land Use Designation and Zoning Designation The project site has a General Plan Land Use designation of R-LO, which allows up to nine dwelling units per acre and is characterized by detached one - and two -story single -family residences on individual lots forming a cohesive neighborhood. The proposed additions to the existing two-story single-family residence are consistent with the R-LO land use designation, as the project maintains a single-family residential use, does not increase residential density, and is compatible in scale and character with surrounding development.
Land Uses and Zoning Designations
The project site is zone Single-Family Residential (R-1) and located within the Hillside Overlay (R-H). The surrounding parcels that share the same zoning designation and developed with similar land uses (Attachment 3).
NORTH: R-1 / R-H One and Two-Story Single-Family Residences SOUTH: R-1 / R-H Two-Story Single-Family Residences
EAST: R-1 / R-H One-Story Single-Family Residence
WEST: R-1 / R-H One and Two-Story Single-Family Residences
30 Building Architecture and Design
The proposed additions are designed to be consistent with the existing Spanish Colonial-style residence and maintain the architectural character of the home. The project incorporates high- quality exterior materials and design elements that complement the architectural style, including stucco finishes and mission-style roof tiles. Modifications to the rooflines are compatible with the existing forms and proportions, ensuring a cohesive appearance between the existing residence and the proposed additions.
Building Setbacks
The existing residence is located within the southwestern portion of the lot and complies with the required 20’ average front yard setback, providing an average front yard setback of 23.58’ with the closest point measuring 17.3’. The project provides a 4.1 ’ side yard setback to the west, a
29.8’ side yard setback to the east, and a 53.3’ rear yard setback, measured to the bay window.
The existing west side yard setback of 4.1’ is legal nonconforming and may be maintained without a waiver, as this portion of the property is not being affected by the additions.
Floor Plan
The project includes additions totaling approximately 832 square feet, resulting in a total floor area of 4,272 square feet, excluding the existing 533 square foot tw-car garage.
On the first floor, the project includes the enclosure and expansion of the area beneath the existing second-floor balcony, increasing the kitchen/dining area by 443 square feet at the rear of the residence. The kitchen is also proposed to be extended by an additional 23 square feet at the southwest corner of the residence, within the existing building footprint.
The second floor additions are located at the rear of the residence and total approximately 351 square feet, including a new bed room and balcony. A total of 5 square feet of space will be removed from the first floor living area as part of the reconfiguration. The project also includes an architectural enhancement at the front entry, consisting of a vertical element that extends to the second floor, creating a new gable roof.
Building Height
The existing two-story residence measures 24’-8” at the highest ridge, as measured from the Lowest Adjacent Grade (LAG) of 102.79, along the bay window located at the rear northwest corner of the residence. The proposed additions along the northern side of the home would result in a maximum building height of 25’-8”.
The maximum permitted height for a two -story single-family residence in the R -1 Zone is 27’.
While the proposed height complies with this standard, the project is located within the Hillside Overlay, where construction above 14 ’ in height and second -story expansions are subject to discretionary review by the Planning Commission.
Lot Coverage and Open Space
The proposed additions result in a Floor Area Ratio (FAR) of 0.34, which is lower than the maximum permitted FAR of 0.60 in the R-1 Zone. The proposed lot coverage is shown as 21.4%, which is also below the maximum allowable 40% lot coverage. Usable open space calculations provided on the project plans indicate that the site contains approximately 7,614 square feet (48%), which exceeds the 33% minimum open space requirement for the R-1 Zone.
31 Provided below is a summary of the proposed residence:
Project Summary
Lot Area 15,812 sf
Existing Building Height
24’-8”
Proposed Building Height 25’-8” ft
Max. Two-Story Building Height Limit 27 ft
Existing 1st Floor Area 2,161 sf
Proposed 1st Floor Area 2,638 sf
Existing 2nd Floor Area 1,283 sf
Proposed 2nd Floor Area 1,634 sf
Existing Garage Area 533 sf
Existing Shed 153 sf
Proposed Rear Patio 469 sf
Proposed Front Entry 17 sf
Total Floor Area towards FAR 5,444 sf
Proposed Kitchen Patio 46 sf
Proposed 2nd Floor Balcony 144 sf
Existing Lot Coverage 20.8% 3,299 sf
Proposed Lot Coverage 21.4% 3,387 sf
Maximum Lot Coverage Limit 40% 6,324 sf
Proposed Open Space Area 48% 7,614 sf
Min. Open Space Requirement 33% 5,217 sf
Hillside Overlay
In accordance with Article 41, Chapter 1, Division 9 of the Torrance Municipal Code (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 i mpact on the view, light, air, and privacy of properties in the vicinity.
The applicant has submitted the Modification Form (Attachment 4) to address the required findings. In addition, a silhouette of the proposed additions was constructed onsite to evaluate potential view impacts, and the height of the silhouette was verified by a licensed engineer (Attachment 5).
Staff conducted site visits to the subject property and the surrounding neighborhood, including outreach to adjacent properties at 321, 309, 316, 312, 308 Calle Mayor and 170 Via Monte Doro. 32 Additional site visits were conducted at 170 Via Monte Doro to evaluate potential privacy associated with the proposed second-floor balcony and northwest bedroom window.
Based on field observations, staff determined that the proposed additions would not result in a substantial privacy impact. The distant between the second-story expansion and the neighboring residence at 170 Via Monte Doro exceeds approximately 160 feet, and the orientation of the openings does not provide direct line-of-sight into primary indoor living areas or private outdoor spaces.
With respect to views, the proposed additions are primarily located at the rear of the residence and do not introduce substantial new massing that would obstruct primary view corridors from properties located to the south. The modest increase in building height and the placement of the additions within the existing building envelope help to minimize potential impacts related to light and air.
Additionally, the applicant hosted an open house for neighbors to view the plans (Attachment 7).
As of the preparation of this report, staff received correspondence on April 8, 2026, from one neighbor at 170 Via Monte Doro (Attachment 7), expressing concerns regarding potential privacy impacts from the proposed second story addition. Staff has considered these concerns in the analysis.
Based on the above, staff finds that the project complies with the planning and design provisions of the Hillside Overlay and would not result in a substantial adverse impact to views, light, air, or privacy of surrounding properties.
CONCLUSION
In the judgment of staff, the proposed two-story residence conforms to the planning and design provisions of the R-H 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 minimize potential impacts to neighboring properties through the strategic placement and design of the proposed additions. The additions are primarily located at the rear and within the existing building footprint, reducing potential impacts to adjacent properties. The project is compatible with surrounding homes and is an appropriate use for this neighborhood. The subject request also complies with the objective development standards of the R-1 Zone and is consistent with the R- LO land use designation. Staff recommends approval of the project, as conditioned.
ENVIRONMENTAL DETERMINATION
In residential zones, additions to a single -family residence are Categorically Exempt by the Guidelines for Implementation of the CEQA; Article 19, Section 15301 (Existing Facilities).
PUBLIC NOTICE
In accordance with the TMC, notices of the public hearing were made no less than 10 calendar days before the Planning Commission meeting. Notices were also posted at the project site and were mailed on April, 23, 2026, to the registered owner of properties located within a 500’ radius of the exterior boundaries of the project site. Notices were also published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.
RIGHT OF APPEAL
In accordance with TMC Section 92.28.4, decisions made by the Planning Commission may be appealed to the City Council within 15 calendar days of adoption of the Resolutions. For more information, please contact the City Clerk’s Office by telephone at (310) 618 -2870 or email at [email protected].
33 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 Boulevard, Torrance, CA 90503, during normal business hours open 8:00 a.m. to 5:00 p.m., Monday through Thursday, open alternate Fridays. Appointments are available by contacting the Planning Division at (310) 618- 5990.
ATTACHMENTS
1. Resolution No. 206-018
2. Resolution No. 83-111
3. Location and Zoning Map
4. Modification Form
5. Silhouette Certification Form
6. Code Requirements
7. Correspondence
8. Project Plans
34