317 Calle Mayor
Requesting Final Approval of Planning Commission Resolution No. 2026-018 MOD26-0001 on PP83-42
City Council Hearing | September 1, 2026
Presented by Rick Kieser
Appreciate What You Do
THANK YOU
For your service and dedication to making Torrance
and the Hollywood Riviera a wonderful place to live and raise a family.
Mayor Sharon Kalani Jon Kaji | District 1 Bridgett Lewis | District 2 Asam Sheikh | District 3 Linda Barnett | District 4 Dr. Jeremy Gerson | District 6
2 Betty Lieu | District 5
Who We Are
Rick Kieser and Mary Lynne Boorn
Proud South Bay re-transplants — we first called this community home in the 1990s, then returned eight years ago and could not be happier to be back.
Rick Kieser
Retired SaaS Company CEO
Mary Lynne Boorn
Professor and Program Director, Real Estate Development Programs, USC Price School of Public Policy
Current Residence
437 Via La Soledad
Hollywood Riviera
Restoration Project
317 Calle Mayor
Hollywood Riviera
Permanent Residence — District 5
Two properties.
One neighborhood.
Love it here.
3 317 Calle Mayor - The Project
An Original 1930s Hollywood Riviera Home
Cared for by Frank Meyers for approximately 60 years until his passing this past spring at age 101.
Restore and Modernize — Not Maximize
Our goal from day one has been thoughtful restoration and modernization, not maximum density or square footage.
To be our primary residence.
Expert Design
Architect Michelle Gainer brings 25+ years of experience designing within the Torrance Hillside Overlay.
A Labor of Love — Not a Financial Exercise
4 The Facts at a Glance
Planning Commission
Vote
Unanimous
Approval
May 6, 2026
Balcony Sightline
Reduction
70%+
Existing opening reduced
Rooftop Balcony
100%
Removed
Permanently eliminated
Distance to
Neighbor
160 ft
Half a football field
5 We Went Above and Beyond
Greatest Concession: Single Family over Maximum Density 317 Calle Mayor sits on two full legal lots. We chose restoration over maximizing square footage.
Near Unanimous Neighbor Support
Continuous engagement throughout the design process resulted in overwhelming neighborhood support.
Second Floor Balcony Reduced 70%+
From 37.5 feet to 11 feet of open frontage.
Rooftop Balcony Eliminated Entirely
A 40 year completed structure under approved PP83-42 — permanently removed.
Sitting Room Converted to Private Bedroom
Reduces foot traffic and activity facing the neighboring property.
All concessions made voluntarily — not required by code 6 Deck Reduced
Sightline Analysis
Both Balconies Approved by PP83-42
Construction completed 40+ years under PP83-42.
Distance to Neighbor
More than 160 feet — roughly half the length of a
football field.
Rooftop Balcony Sight Line Eliminated
The approved plan removes the rooftop balcony
entirely, eliminating this sight line permanently.
Second Floor Balcony Reduced 70%+
The approved plan reduces the existing opening
from 37.5 feet to 11 feet.
Net Result: Increased Privacy for Both Properties
Robert Garcia, City Planning Manager, personally visited the site June 2026 and reaffirmed: this project improves privacy for both properties.
7 Deck Eliminated
The Neighborhood Speaks
The overwhelming majority of our neighbors support this project.
Twelve neighbors have signed letters of support, submitted with this presentation, and additional letters forthcoming.
Restoration improves neighborhood character and appearance Project increases privacy for surrounding properties
Owners have been transparent, respectful, and communicative throughout
Most of the full signed letters of support are attached at the end of this deck.
Sarah Villegas
422 Calle De Arboles
Marian De Meire
402 Calle De Arboles
John Canullo
400 Via La Soledad
Michael Wheeler
142 Via Alameda
Pam Gibson
325 Calle Mayor
Andy Gibson
325 Calle Mayor
Tim Lewis
316 Calle Mayor
Lia Lewis
316 Calle Mayor
Jim Jefferies
174 Via Monte Doro
Monique Agress
624 Calle Miramar
8 Yvonne Catalina
305 Calle Mayor
George Collado
638 Calle de Arboles
Jan Hake
421 Via Anita
Our Simple Request
The Torrance City Planning Commission reviewed our project thoroughly and voted unanimously to approve it.
The City Planning Manager personally visited the site and reaffirmed that approval.
Our neighbors overwhelmingly support it.
Completing this project will increase privacy for both properties compared to existing conditions.
We respectfully request that the City Council uphold Planning Commission Resolution No. 2026-018 and allow us to move forward with restoring this beautiful home —for our family and for this neighborhood.
Rick Kieser and Mary Lynne Boorn | [email protected] | (513) 227-3604 9 Appendix: Letters of Support
Signed letters submitted to the Torrance City Council
10 11
Letters of Support
11 Letters of Support
12 Letters of Support - Continued
12 Letters of Support - Continued