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 – Supplemental Material #1 for Agenda Item 9B
DISCUSSION
Please find attached the revised Resolution to the staff report, which has been modified to incorporate the additional conditions of approval, as shown below. •Additional Conditions of approval Nos. 6, 7, and 8.
This documentation is being provided for your review and inclusion in the official record.
ATTACHMENT
1. Revised Resolution
1 1
1 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); 2 ATTACHMENT 1
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; 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 rooflines 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 MOD26- 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, 3 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 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 102.79' 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 entire 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 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 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 any outstanding work associated with expired permits 16796-B, 17288-C, and 21562-B must be brought into compliance with all applicable state and local codes, based on the Building Codes adopted and in effect at the time of submittal. All outstanding work shall be finalized through the improvements approved under MOD26-00001; (Planning)
8. Fire sprinklers shall be provided in accordance with the California Building Standard Codes with local amendments; (Building and Safety)
9. 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.
4 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. _______________________________
Sharon Kalani, Mayor
ATTEST:
________________________________ _______________________________ Patrick Q. Sullivan, City Attorney Rebecca Poirier, MMC, City Clerk 5