Agenda Item 10C — Torrance City Council, October 6, 2026

8,
Date: October 6, 2026
To: Honorable Mayor and Members of the City Council
From: Michelle Ramirez, Community Development Director
By: Yolanda Gomez, Planning Associate | [email protected] Subject: Community Development – Adopt RESOLUTIONS to Deny the Appeal and Approve a Series of Entitlements to Allow the Construction of a New Mixed-Use Development Comprised of 20 Senior Residential Apartments and 1,608 Square Feet of Commercial Space on Property Located on the East Side of Hawthorne Boulevard, Approximately 200 Feet North of Rollings Hills Road (APNs: 7547-004-040 through 7547-004-046) and Determine a Categorical Exemption from the California Environmental Quality Act (CEQA). Expenditure: None.

RECOMMENDATION
Based on City Council’s direction at their meeting date of September 15, 2026, it is the recommendation of the Community Development Director that City Council:

1. Adopt RESOLUTIONS to deny the appeal and approve Conditional Use Permit (CUP21-00018) in conjunction with a Density Bonus, Development Permit (DVP21-00001), Precise Plan of Development (PRE21-00009), and Division of Lot (DIV21-00009) to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space on property located on the east side of Hawthorne Boulevard; and

2. Determine the project is Categorically Exempt from California Environmental Quality Act (CEQA) pursuant to CEQA State Guidelines; Article 19, Section 15332 (In-Fill Development) and Section 15315 (Minor Land Divisions).

FUNDING
None required.

DISCUSSION
On May 19, 2026, the City Council conducted a public hearing to consider the subject appeal.

During the hearing, City staff presented the project, and oral testimony was received from the appellant, the project applicant, and members of the public. Following deliberation, the City Council approved a motion to uphold the appeal and deny the requested entitlements for the construction of a mixed-use development consisting of 20 senior residential apartments and 1,608 square feet of commercial space. The motion was approved by a unanimous 7-0 vote. 1 10C
City Council
October 6, 2026

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Staff had previously prepared resolutions recommending denial of the appeal and upholding the Planning Commission’s approval of the project. However, because the City Council voted to uphold the appeal and deny the project, revised resolutions incorporating the findings supporting the City Council’s decision were required. The revised resolutions were therefore scheduled to return to the City Council for adoption at a subsequent meeting.

A Consent Calendar item was agendized for the June 23, 2026 City Council meeting; however, the item was subsequently pulled from the agenda. The item was rescheduled for the September 15, 2026 City Council meeting, where it was pulled from the Consent Calendar for separate discussion.

Following the recusal of Councilmember Kartsonis and disclosures by Councilmembers Barnett and Lieu, Mayor Kalani and the Councilmembers provided comments and discussed the item.

The discussion included whether the project qualified as a Housing Accountability Act (HAA) project and whether the perceived health and safety concerns associated with the project were applicable under the HAA. The Council also discussed whether the project complied with applicable objective standards.

Additionally, the Council discussed potential penalties for violations involving HAA projects, including the possibility of referral to the California Attorney General for enforcement. It was noted that the California Department of Housing and Community Development (HCD) has already received a referral regarding this project.

The City Council motioned to direct staff to return with an item recommending denial of the appeal and approval of the project. The motion passed by a roll-call vote of 5-1, with Councilmember Lieu voting no and Councilmember Kartsonis recused.

Attached are the revised resolutions, which incorporate the findings supporting approval, as discussed and directed by the City Council.

Additionally, staff is providing three additional Conditions of Approval from the Public Works – Traffic Engineering Division that were inadvertently omitted from the original resolutions. These conditions are proposed to be incorporated into the CUP Resolution, as follows:

70. That the applicant shall remove and replace the affected thrie-beam barrier at the project frontage; (Public Works – Traffic Engineering)

71. That the applicant shall remove and relocate the affected SCE pole and anchors at the project frontage. The applicant must coordinate directly with SCE for the removal/ relocation of the existing SCE pole, anchors, and all associated aerial utilities. SCE relocation plans must be submitted prior to Building Permit issuance; (Public Works – Traffic Engineering)

72. That the design and construction of the offsite improvements shall be made to the satisfaction of the Public Works Director and Community Development Department Director. All work must be completed prior to Certificate of Occupancy issuance; and (Public Works – Traffic Engineering)

ENVIRONMENTAL FINDINGS
The project is deemed Categorically Exempt per CEQA Guidelines; Article 19, Section 15332 (In-Fill Development) and Section 15315 (Minor Land Divisions). 2 City Council
October 6, 2026

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ATTACHMENTS

1. Resolution for Approval of Conditional Use Permit (CUP21-00018)

2. Resolution for Approval of Development Permit (DVP21-00001)

3. Resolution for Approval of Precise Plan of Development (PRE21-00009)

4. Resolution for Approval of Division of Lot (DIV21-00009) 3 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 CONDITIONAL USE

PERMIT, IN CONJUNCTION WITH A STATE DENSITY BONUS AND A SERIES OF ENTITLEMENTS, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 5, ARTICLE 1 OF THE TORRANCE MUNICIPAL CODE TO

ALLOW THE CONSTRUCTION OF A NEW MIXED-USE
DEVELOPMENT COMPRISED OF 20 SENIOR CITIZEN RESIDENTIAL
APARTMENTS AND 1,608 SQUARE FEET OF COMMERCIAL SPACE,

ON PROPERTY LOCATED WITHIN THE HILLSIDE OVERLAY

DISTRICT (R-H) IN THE HAWTHORNE BOULEVARD CORRIDOR

SPECIFIC PLAN-WALTERIA SUB-DISTRICT (H-WT) ON THE EAST
SIDE OF HAWTHORNE BOULEVARD APPROXIMATELY 200 FEET
NORTH OF ROLLING HILLS ROAD.

CUP21-00018: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of Conditional Use Permit (CUP21-00018) in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004-046); and
WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and WHEREAS, the Planning Commission of the City of Torrance at its meeting of November 19, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of CUP21- 00018 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of December 17, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of CUP21- 00018 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and 4 ATTACHMENT 1
WHEREAS, the Planning Commission on December 17, 2025, approved the project by a roll call vote of 4 to 1; and
WHEREAS, an appeal to the City Council was filed on January 2, 2026; and WHEREAS, the City Council of the City of Torrance at its meeting of May 19, 2026, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of CUP21-00018 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC).

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF TORRANCE FINDS AND DETERMINES THAT:
a) The property is located on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) The property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046); c) The proposed project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, nor have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2026 Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15322 – Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code; d) The proposed new senior citizen mixed-use development is conditionally permitted in the HWT Zone, and complies with all the applicable provisions of this Division, as conditioned; e) The proposed project, as conditioned, will not impair the integrity and character of the H-WT Zone, because residential and commercial uses are consistent with the surrounding uses in the zone and area, which include residential and commercial office uses; f) The subject site is physically suitable for the proposed use, because parking and access have been designed to meet the development standards and code, as conditioned; g) The proposed project, as conditioned, will be compatible with existing and proposed future land uses in the H-WT Zone and the general area in which the proposed project is to be located, because mixed uses are conditionally permitted and compatible with the other uses permitted and located within the zone;
h) The proposed use, as conditioned, will encourage and be consistent with the orderly development of the City as currently exists, based on the current pattern of development and 5 land uses, and the use is consistent with the General Commercial (C-GEN) General Plan designation;
i) The proposed use, as conditioned, will not discourage the appropriate existing or planned future use of the surrounding property or tenancies, because the proposed mixed uses are compatible with the existing uses and the planned future uses of the surrounding H-WT Zoned properties. The properties adjacent to the site include single family residential and commercial offices. The project, as conditioned meets and/or exceeds the objective development standards, applicable per State Density Bonus laws, related to this project; j) There will be adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed development, as conditioned, is not detrimental to the public health and safety, because the project is located within an urbanized area, and the project is conditioned to enhance the existing infrastructure;
k) There will be adequate provisions for public access to serve the proposed use, because the project, as conditioned, shall provide a pedestrian walkway, driveway and on-site parking that meet objective development standards, subject to State Density Bonus law limitations; l) The location, size, design, and operating characteristics of the proposed use would not be detrimental to the public interest, health, safety, convenience or welfare, or to the property of persons, located in the area, because the project, as conditioned, meets and/or exceeds the objective development standards and code requirements, subject to State Density Bonus limitations; and
m) The proposed use, as conditioned, will not produce any or all of the following results:

1. Damage or nuisance from noise, smoke, odor, dust or vibration,

2. Hazard from explosion, contamination or fire,

3. Hazard occasioned by unusual volume or character of traffic or the congregating of large numbers of people or vehicles.

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

The application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) for approval of CUP21-00018 to allow the construction a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H Overlay in the H-WT Zone on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road, on file in the Community Development Department of the City of Torrance, is hereby APPROVED subject to the following conditions:

1. That the development and use of the subject space as a senior citizen mixed-use development shall be subject to all conditions imposed in CUP21-00018 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;
6 2. That if CUP21-00018 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 of time as provided for in Section 92.27.1;

3. That all Conditions and Code requirements of Development Permit (DVP21-00001), Precise Plan of Development (PRE21-00009), and Division of Lot (DIV21-00009) shall be met; (Planning)

4. That a copy of all subject Adopted City Council Resolutions, including the Conditions of Approval, shall be copied onto the final Building Plans associated with this project, to facilitate coordination and effective implementation of all Conditions of Approval; (Planning)

5. That the revised/approved Density Bonus incentives, concessions and waivers shall be provided on the final Building Plans, prior to Building Permit issuance; (Planning)

6. 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 CUP21-00018, DVP21-00001, PRE21-00009, DIV21-00009 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)

7. That the applicant shall submit, in order to ensure with compliance with Government Code Section 65915 (c)(1)(A) (or successor statue) a Density Bonus Housing (DBH) Agreement or similar named agreement, complete with attachment and exhibits, as appropriate, to memorialize the approved density bonus allowance, incentives, concessions, waivers of development standards, parking allowances, development standards and uses, the City Monitoring Fee, and any other terms and conditions relative to the approved project. The applicant shall use the City’s DBH Agreement template and submit a draft DBH Agreement no less than 90 days prior to the anticipated date for issuance of the first Building Permit for the project, and the DBH Agreement shall be final and executed by the applicant and the City, in recordable form, prior to issuance of the first Building Permit for the project.

The DBH Agreement shall be presented to the Community Development Department and City Attorney's Office for review and approval and shall be in a form approved by the Community Development Department and City Attorney's Office, prior to issuance of the first Building Permit. The DBH Agreement may be executed by the City Manager on behalf of the City, subject to any preference of the City Manager or legal requirement for the DBH Agreement to be approved by the City Council. The applicant may request from the City a form to be used for the DBH Agreement, and the applicant shall reimburse the City for the cost of legal review. The DBH Agreement shall be executed and recorded with the County of Los Angeles Recorder prior to occupancy of units; (Planning) 7 8. That the one (1) affordable unit reserved for a very low-income household shall remain affordable for 55 years from the date of initial occupancy. The applicant, property manager, or owner shall provide an annual compliance report to the Community Development Department including tenant income verification, rent rolls, and rent calculations including utility allowances; (Planning)

9. That for purposes of defraying City monitoring activities, the property owner shall pay a City Monitoring Fee annually. The City shall invoice the owner each year. Failure to issue an invoice waives payment for that year only. The monitoring fee and reporting requirements shall be included in the DBH Agreement; (Planning)

10. That during all construction activities, the applicant or developer shall provide a toll-free hotline for complaints. The hotline shall be staffed with a live operator who can immediately contact a construction supervisor. Signs displaying the hotline number shall be posted at the site perimeter before Grading Permit issuance; (Planning)

11. That the construction site shall be secured with decorative temporary fencing, maintained throughout construction to the satisfaction of the Community Development Director; (Planning)

12. That prior to the issuance of a Building Permit, the applicant shall enter into negotiations for the formation of, participate in, or annex into, a Community Facilities District (CFD) to fund a portion of the additional costs for ongoing City services, including but not limited to, road maintenance, park maintenance, lighting, and public safety, to the satisfaction of the Community Development and Finance Directors; (Planning/Finance)

13. That a Phase I study shall be submitted, noting the status of the monitoring well/s on-site, and that their location shall be provided on the final Building Plans prior to Building Permit issuance; and that the Phase I study shall also show the mineral resources and any mitigation measures, prior to Building Permit issuance; (Planning)

14. That a site-wide signing, striping, and pavement marking plan shall be provided to distinguish guest/office and residential parking spaces, to show wayfinding and pedestrian pathway for pedestrians patronizing the office component and wayfinding for the residential component, for drive aisle/s, which includes stop/yield controls, directional signage, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits. All parking areas shall be striped with double lines (6” both sides of center, 4” wide stripes) between stalls to facilitate the movement into and out of the parking stalls; (Transportation Planning)

15. That a parking plan shall be provided showing location of garage parking, striping dimensions, backup spacing, drive aisle throating, drive aisle widths and loading spaces, and include turnaround turning templates for regular vehicles and trucks entering the site, if all parking stalls are occupied, and show regular vehicles backing out of their spaces with oncoming traffic entering the garage, to the satisfaction of the Community Development Director, prior to Building Permit issuance; (Planning)

16. That the loading space in the garage shall be revised or relocated to meet TMC with a 14- ft. height clearance and width of 10-ft. by a depth of 25-ft.; and that the outdoor loading space be relocated or redesigned to not provide a traffic collision conflict, with truck turning 8 templates provided on the final Building Plans, prior to Building Permit issuance; (Planning)

17. That the four commercial parking spaces shall be labeled as “COMMERCIAL AND RESIDENT GUEST PARKING” on the pavement and/or other signage, as approved by the Planning Manager, and indicated on the final Building Plans, prior to Building Permit issuance; (Planning)

18. That all storage areas shall be labeled and dimensioned indicating the space size per resident’s unit on the final Building Plans, prior to Building Permit issuance; (Planning)

19. That detailed plans of the trash room shall be submitted to the Community Development Director for approval prior to the issuance of any Building Permits. That if the proposed trash room inside of the garage cannot be developed, that an exterior trash enclosure/s shall be located away from street frontage, and designed, bounded on three sides by solid masonry walls and shall be equipped with solid roll-up doors, decorative trellis, concrete stress pads to reduce pavement stress, bumpers, a rainwater intrusion barrier (solid roof) to meet the current National Pollutant Discharge Elimination System (NPDES) requirements, provide receptacles for the storage and collection of trash and recyclable materials, and constructed of materials and of a design and color that are architecturally compatible with the building to the satisfaction of the Community Development Director; (Planning)

20. That details of the garage “green screen” shall be provided on the final Building Plans, prior to Building Permit issuance, to the satisfaction of the Community Development Director; (Planning)

21. That the applicant shall provide samples of all the final exterior color and materials, including, but not limited to, a detail of the building perimeter, finishes, hardware, gates, fences, freestanding walls, site amenities, and pathways, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits; (Planning)

22. That a roof plan shall be submitted to the Community Development Director for approval prior to the issuance of any Building Permits. The roof plan shall ensure all roof appurtenances, such as ducts and vents, mechanical equipment, electrical boxes, meters, pipes, transformers, air conditioners and any and all other equipment on the roof shall be completely screened from public view and surrounding properties by parapet walls, designed as an integral part of the façade, to the satisfaction of the Community Development Director. Such equipment or screening material shall be constructed in such a manner that noises emanating from the roof appurtenances shall not be audible beyond the property lines; (Planning)

23. That a complete roof plan noting the varying heights of the parapet shall be provided on the final Building Plans to the satisfaction of the Community Development Director, prior to Building Permit issuance; (Planning)

24. That all windows/glazing fronting on Hawthorne Blvd. shall be provided with a protective film or other technology to prevent graffiti; (Planning) 9 25. That the usable common open space areas shall be specified with actual designated recreational activities and dimensioned on the final Building Plans, prior to Building Permit issuance; (Planning)

26. That elevations and details of any freestanding walls, fences, gates, railings, etc., shall be provided on the final Building Plans, and provide their individual heights, and that they shall consist of architecturally compatible materials with the building’s design, to the satisfaction of the Community Development Director; (Planning)

27. That all electrical switchgear cabinets, fire risers, etc., shall be designed within the interior of the subject buildings, and shall be shown on the final Building Plans, and that any exterior doors/walls for this equipment shall be designed as an integral part of the façade, matching color and materials to the satisfaction of the Community Development Director; (Planning)

28. That electrical transformers shall not be located within the front setback areas of Hawthorne Boulevard, and that applicant shall continue to work with Fire, Engineering and Planning Staff for the siting and painting of all exterior equipment, including, but not limited to, electrical transformers and double-check detectors/backflow assembly equipment, and shall be shown on the final Building Plans; and that any equipment that is required to be sited aboveground shall be screened with enclosures that match the materials and finishes of the building façade and/or vegetation to the satisfaction of the Community Development Director, and shall be shown on the final Building Plans and Landscaping Plans; (Planning)

29. That no outdoor or exterior telephones, vending machines, kiosks, storage containers, publication racks, collection and/or donation bins, etc., shall be permitted on-site; (Planning)

30. That the amount of landscaping area shall be indicated on the final Building Plans, prior to Building Permit issuance and shall correspond with any Landscape Plan Review (LPR) application; (Planning)

31. That the applicant shall provide landscape area/coverage calculations on the final Building Plans’ statistics, and that the amount of landscape area provides a minimum of five percent (5%) of its parking lot surface areas, per Code, to the satisfaction of the Community Development Director, and that the applicant shall continue to work with Staff on providing additional landscaping areas, and that they shall be incorporated into the final landscaping plan; (Planning)

32. That an LPR entitlement shall be required, including a landscape plan, and shall be submitted to the Community Development Director for approval, prior to the issuance of any Building Permits associated with the subject project. The landscape plan shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director. The plan shall utilize drought resistant/xeriscape California friendly vegetation, shade-producing trees, and shall provide state-of-the-art water saving irrigation system and/or drip irrigation for all landscape areas. That trash enclosures, transformers, all aboveground equipment and parking lot shall be screened with vegetation of sufficient height and texture to provide an effective screen, to the satisfaction of the Community Development Director, including vegetation screens from headlights positioned toward the adjacent uses and street frontages. The landscape plan 10 shall include the off-site parkways on Hawthorne Boulevard and shall be implemented prior to occupancy and shall be maintained to the satisfaction of the Community Development Director.

That the landscape plan shall comply with the current State Water Efficient Landscape Ordinance; (Planning)

33. That an exterior photometric and lighting plan, in compliance with the latest California Green Code (CGC) shall be submitted to the Community Development Director for approval, prior to the issuance of any Building Permits, associated with the subject project, and shall be designed to provide ratings of zero at property lines. The lighting plan shall ensure that all exterior doorways, parking spaces, and pedestrian walkways are provided with adequate illumination, security lights shall be non-glaring, all building lighting shall be properly shielded and designed to prevent excess lighting and glare onto adjacent uses and public streets, to the satisfaction of the Community Development Director; (Planning)

34. That any future request for a Wireless Antenna Facility shall require a separate approval and would provide for all related equipment cabinets to be located within the existing structure or undergrounded; (Planning)

35. That within 30 days of the final public hearing, the applicant shall return the City’s “Public Notice” sign and stake to Planning (provided there is no appeal); (Planning)

36. That project shall comply with Tier 1 Level Green Code requirements; (Building Regulations)

37. That a CASp Report with full compliance shall be provided, prior to final inspection; (Building Regulations)

38. That the engineer / contractor shall coordinate with the appropriate utility companies to relocate power poles which would interfere with the street improvements in the public right of way on Hawthorne Boulevard.; (Engineering)

39. That the proposed driveways on Hawthorne Blvd. shall be constructed to a commercial radius type driveway minimum 30 feet wide, with depressed back of walk, and wheelchair ramps; (Engineering)

40. That a minimum 10' wide level area is required behind the sidewalk before sloping down toward the subterranean garage; (Engineering)

41. That a turning template study for the proposed driveway is required to demonstrate that vehicles are able to turn into the subterranean garage. The study shall be submitted to and approved by the Engineering Division of the Community Development Department prior to issuance of Grading Permit; (Engineering)

42. That a hydrology study is needed to determine the height of hike up behind the 10' wide level area behind the north driveway apron. The study shall demonstrate the public storm water which runs down Hawthorne Boulevard will not flow into the subterranean garage.

Approval of the study is required prior to issuance of Grading Permit; (Engineering)

43. That all proposed and/or existing water meters larger than 2", double check detector assemblies and reduce pressure backflow assemblies shall be located above ground on private property near the public right-of-way. Final location and access shall be approved 11 by the Community Development Department and incorporated into the on-site landscaping plan prior to Building Permit issuance; (Engineering)

44. That the project shall be supplied by master public water meter with privately owned, operated, maintained and administered submastering system for each dwelling unit per California Senate Bill 7, WOLK; (Engineering)

45. That one fire hydrant shall be installed near the proposed driveway approach; (Engineering)

46. That the applicant/developer shall design and construct 8" VCP mainline sewer and connection to existing public sewer main per public standards. The sewer plans, prepared by a professional engineer, shall be submitted by the applicant/developer to the Engineering Division of Community Development Department for review and approval prior to issuance of grading permit. Sewer main shall be constructed prior to occupancy; (Engineering)

47. That the applicant shall submit a sewer study discussing the new development's impact on the existing downstream public sewer mains. The study shall include flow monitoring data and be approved by the Engineering Division of the Community Development Department prior to issuance of a grading permit. The applicant shall design and construct improvements to the public sewer system as per recommendations of the approved study prior to occupancy; (Engineering)

48. Submit a noise attenuation plan to the satisfaction of the Environmental Division. The recommendations of the Noise Study/Noise consultant shall be adhered to and incorporated into plans submitted to the City of Torrance. Plans shall show how noise recommendations will mitigate noise, so that when completed, this use will comply with the TMC & will not disturb neighboring properties; (Environmental)

49. All signs (new, modified or revised) must be approved by the Environmental Division with appeal rights to the Planning Commission, or comply with the previously approved sign program; (Environmental)

50. Provide 9" (minimum) contrasting address numerals for non-residential uses; (Environmental)

51. Provide bike rack(s). Applicant shall install on-site bicycle racks and submit placement plan and bicycle rack detail, to the satisfaction of Environmental Division; (Environmental)

52. Guest parking stalls are reserved for guests and shall remain guest parking. Guest stalls shall be clearly marked; (Environmental)

53. Provide a mail kiosk and unit location map; (Environmental)

54. Verify 25' turning radius from jamb of garage door; (Environmental)

55. All trash shall be kept in an enclosure that is bounded on three sides by a decorative wall, decorative trellis and solid doors and shall be constructed of materials and of a design, color and texture which is architecturally compatible with the buildings and structures on the property; (Environmental)
12 56. The trash enclosure shall have a metal barrier roof covering to prevent rainwater intrusion to meet current National Pollutant Discharge Elimination System (NPDES) requirements; (Environmental)

57. Provide bins/containers within trash enclosure for the storage and retrieval of trash and recyclable materials; (Environmental)

58. Upon completion of the project, the applicant shall hire a Certified Access Specialist (CASp) to verify that project(s) are in compliance with California Building Code (CBC). All deficiencies shall be addressed to the satisfaction of the Building Official; (Grading)

59. The applicant shall continue to work with staff regarding the geotechnical report.

Geotechnical report shall be prepared per LA County soils report preparation manual, CBC, TMC and to the satisfaction of the building official; (Grading)

60. That the business name and address shall be visible from street; (Police)

61. That non-glare security lighting shall be installed for the parking lot; (Police)

62. That four-foot tall address numerals shall be painted on rooftop for aerial identification; (Police)

63. That secured property shall provide Knox Box lock access for Police and Fire, and includes any secured parking garage gates and common entry doors to the property; and (Police)

64. That a site map at entrance of multi-unit residential community or business park which identifies unit addresses and locations shall be provided, and that posting of site map/unit directory shall be provided at lobby elevator and main pedestrian entrances to expedite emergency response; (Police)

65. That the complex’s address numerals and business names shall be visible from the main fairway; (Police)

66. That all security camera footage shall be maintained in proper working order at all times, and that recorded footage shall be made available to the Torrance Police Department upon request; (Police)

67. That surveillance footage shall be stored for a minimum of sixty (60) days of parking garage, secured common and commercial area entrances and primary pedestrian walkways, and that the Torrance Police Department strongly recommends that the video surveillance system be Open Network Video Interface Forum (ONVIF) compatible; (Police)

68. That project shall provide collection for refuse, organic material and recycling per State Law State Bill 1383; (Public Works – Sanitation)

69. That all deliveries shall be made on-site and not on the street or right-of-way; (ADDED BY

PLANNING COMMISSION)
13 70. That the applicant shall remove and replace the affected thrie-beam barrier at the project frontage; (Public Works – Traffic Engineering)

73. 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 of Torrance held on the 19th day of May 2026.
____________________________
Mayor Sharon Kalani
APPROVED AS TO FORM: ATTEST:

Patrick Q. Sullivan, City Attorney
________________________________ ____________________________ XX, Assistant City Attorney Rebecca Poirier, MMC, City Clerk 14 RESOLUTION NO. 2026-02XX

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

TORRANCE, CALIFORNIA, DENYING AN APPEAL AND

UPHOLDING THE PLANNING COMMISSION APPROVAL OF A

DEVELOPMENT PERMIT, IN CONJUNCTION WITH A SERIES
OF ENTITLEMENTS, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 2, ARTICLE 36 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW THE CONSTRUCTION OF A NEW SENIOR

CITIZEN MIXED-USE DEVELOPMENT ON PROPERTY

LOCATED WITHIN THE HILLSIDE OVERLAY DISTRICT (R-H),

IN THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC

PLAN-WALTERIA SUBDISTRICT (H-WT ZONE) ON THE EAST
SIDE OF HAWTHORNE BOULEVARD APPROXIMATELY 200 FT
NORTH OF ROLLING HILLS ROAD.

DVP21-00001: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Development Permit (DVP21-00001) in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific PlanWalteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004-046); and WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and WHEREAS, the Planning Commission of the City of Torrance at its meeting of November 19, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DVP21- 00001 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road ; and WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of December 17, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DVP21- 00001 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and 15 ATTACHMENT 2
WHEREAS, the Planning Commission on December 17, 2025, approved the project by a roll call vote of 4 to 1; and
WHEREAS, an appeal to the City Council was filed on January 2, 2026; and WHEREAS, the City Council of the City of Torrance at its meeting of May 19, 2026, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DVP21-00001 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, 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 on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road;
b) The property is further described as portions of Lots 1-4 in Block 13 of Walteria and vacated streets, California Avenue and Canyon Road, (APNs: 7547-004-040 through 7547-004-046); c) The proposed project, as conditioned, will not be detrimental to the public interest, health, safety, convenience or welfare, nor have a significant effect on the environment and is declared Categorically Exempt (Class 32) from further environmental review in accordance with the 2026 Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15322 – Infill Development. In addition, the project site is not included on any hazardous waste and substances sites list, also known as the Cortese List, compiled pursuant to Section 65962.5 of the Government Code; d) The proposed senior citizen mixed-use project, as conditioned, is consistent with the purpose and requirements of the H-WT, complies with all objective applicable provisions of the Hawthorne Boulevard Corridor Specific Plan, and as conditioned, is consistent with the objectives, policies, and programs of the General Plan and with the land use designation of General Commercial (C-GEN), and objective land use code; e) The proposed development, as conditioned, conforms with all objective applicable design guidelines, design review criteria and landscaping guidelines of the Hawthorne Boulevard Corridor Specific Plan;
f) The subject site is physically suitable for the type and intensity of development, and for the types of land uses being proposed, because the project meets and/or exceeds the objective development standards;
g) By virtue of high-quality design and construction, the proposed development will positively contribute to the orderly and harmonious development of the Hawthorne Boulevard Corridor and the general welfare of the City, as conditioned, it will be implementing the objective District 16 design guidelines;
h) The proposed development will enhance the commercial development of the area, so as to increase the taxable value of real property and sales tax return to the City, and to maintain the stability and value of the property and of the Hawthorne Boulevard Corridor, as a desirable commercial area, as it will provide services to the residents and commercial businesses; i) Traffic impacts have been mitigated, in whole or in part by the design of the on-site circulation system, so as to minimize hazard and congestion, to facilitate on-site movements between adjacent properties, and to maximize opportunities for pedestrian and transit connections, via pedestrian access provision of only one curb cut on Hawthorne Boulevard, and widening the street at the site via a six-foot easement along the frontage; j) There are adequate provisions for water, sanitation, and public utilities and services to ensure that the proposed development is not detrimental to public health and safety, as the site is located in an area surrounded by urban uses;
k) The proposed development is consistent with the objectives, policies, general land uses and programs of the Torrance General Plan, as conditioned; and l) The proposed development would not be detrimental to the public interest, health, safety, convenience or welfare, as it complies with all required objective development standards, as conditioned.

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

The application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) for approval of DVP21-00001 to allow the construction of a new senior citizen mixeduse development on property located within the R-H in the H-WT Zone on the east side of Hawthorne Boulevard approximately 200 ft. north of Rolling Hills Road, on file in the Community Development Department of the City of Torrance, is APPROVED subject to the following conditions:

1. That the development and use of the subject property for a new senior citizen mixed-use development shall be subject to all conditions imposed in DVP21-00001; 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 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 DVP21-00001 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; and

3. That the applicants shall comply with all conditions and code requirements of CUP21-00018, PRE21-00009 and DIV21-00009.

4. That secured access for residents and “buzz in” doors or similar devices for guest access shall 17 be provided on the final Building Plans prior to Building Permit issuance to the satisfaction of the Community Development Director; (Planning)

5. That no chain link fence or similar fence type shall be permitted outside of the buildings, nor visible from any public Rights-of-Way; (Planning)

6. That the pedestrian pathway connections made from the sidewalks along Hawthorne Boulevard to the building shall feature a decorative element, such as stamped concrete or pavers, to the satisfaction of the Community Development Director, and shall be continually maintained; (Planning)

7. That the applicant shall provide samples of all the final exterior color and materials, including, but not limited to, a detail of the building perimeter, finishes, hardware, gates, fences, freestanding walls, site amenities, and pathways, to assure the development has a cohesive design and finish, and that the H-WT District Color of Indigo Blue (Pantone Matching System Reference #294) shall be provided in a visible location on the project’s hardware amenities, to the satisfaction of the Community Development Director, prior to the issuance of any Building Permits; and (Planning)

8. 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 19th day of May 2026.
____________________________
Mayor Sharon Kalani
APPROVED AS TO FORM: ATTEST:

Patrick Q. Sullivan, City Attorney
________________________________ ____________________________ XX, Assistant City Attorney Rebecca Poirier, MMC, City Clerk 18 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 SERIES OF ENTITLEMENTS, AS PROVIDED FOR IN
DIVISION 9, CHAPTER 1, ARTICLE 41 OF THE TORRANCE
MUNICIPAL CODE TO ALLOW A NEW SENIOR CITIZEN MIXEDUSE DEVELOPMENT ON PROPERTY LOCATED WITHIN THE

HILLSIDE OVERLAY DISTRICT (R-H) IN THE HAWTHORNE

BOULEVARD CORRIDOR SPECIFIC PLAN-WALTERIA

SUBDISTRICT (H-WT ZONE) ON THE EAST SIDE OF
HAWTHORNE BOULEVARD, APPROXIMATELY 200 FEET
NORTH OF ROLLING HILLS ROAD.

PRE21-00009: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Precise Plan of Development (PRE21-00009) in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific PlanWalteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004-046); and WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and WHEREAS, the Planning Commission of the City of Torrance at its meeting of November 19, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of PRE21- 00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of December 17, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of PRE21- 00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and 19 ATTACHMENT 3
WHEREAS, the Planning Commission on December 17, 2025, approved the project by a roll call vote of 4 to 1; and
WHEREAS, an appeal to the City Council was filed on January 2, 2026; and WHEREAS, the City Council of the City of Torrance at its meeting of May 19, 2026, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of PRE21-00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 5, Article 1 of the Torrance Municipal Code (TMC).

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

The application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of PRE21-00009 to allow a new senior citizen mixed-use development on property located within the R-H in the H-WT Zone on the east side of Hawthorne Boulevard, 20 approximately 200 ft. north of Rolling Hills Road, is APPROVED subject to the following conditions:

1. That the use of the subject property for a senior citizen mixed-use development shall be subject to all conditions imposed in PRE21-00009 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 PRE21-00009 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;

3. That the applicants shall comply with all conditions and code requirements of CUP21-00018, DVP21-00001 and DIV21-00009; (Planning)

4. That the maximum height of the addition at the highest point of the roof shall not exceed a height of 42’-6”, as represented by the survey elevation of 250.00 ft. for the highest ridge, based on the lowest adjacent grade of 207.50 ft. (located at the northwest corner of the garage level), based on a benchmark elevation of 178.79 ft. located within the public right-ofway near the southwest corner of Via Valmonte and Hawthorne Boulevard, as shown on the official survey map on file in the Community Development Department; (Planning)

5. 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 42’-6”. for the highest ridge, based on the benchmark of 178.79 ft. located within the public right-of-way near the southwest corner of Via Valmonte and Hawthorne Blvd., 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 Planning Commission; (Planning)

6. That the maximum height of the addition at the highest point of the roof shall not exceed a height of 28’-0” at the southwest corner of the building structure (stairwell), as represented by the survey elevation of 250.00 ft. for the highest ridge, based on the lowest adjacent grade of 222.00 ft. (located at the southwest corner of the adjacent exterior grade), based on a benchmark elevation of 178.79 ft. located within the public right-of-way near the southwest corner of Via Valmonte and Hawthorne Boulevard, as shown on the official survey map on file in the Community Development Department; (Planning)

7. That detailed plans for any proposed freestanding on-site walls, fences, gates or retaining walls shall be required, prior to Building Permit issuance; (Planning)

8. That any cabinets, storage shelves, appliances or equipment located within the garage shall be shown on the final Building Plans, and shall not encroach within the minimum interior dimensions, to the satisfaction of the Planning Manager, prior to the issuance of any Building Permits; (Planning)
21 9. That the final Building Plans shall label any fireplaces, chimneys, vents, solar panels, skylights, or any other equipment, on the elevations and roof plan, prior to Building Permit issuance, to the satisfaction of the Planning Manager; (Planning)

10. 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)

11. 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)

12. That a copy of the adopted Resolution/s for this project, including all Conditions of Approval, shall be copied onto the final Building Plans, to the satisfaction of the Planning Manager; and (Planning)

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

Patrick Q. Sullivan, City Attorney
________________________________ ____________________________ XX, Assistant City Attorney Rebecca Poirier, MMC, City Clerk 22 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
DIVISION OF LOT, AS PROVIDED FOR IN DIVISION 9,
CHAPTER 2, ARTICLE 29 OF THE TORRANCE MUNICIPAL

CODE TO ALLOW THE CONSOLIDATION OF SEVEN LOTS

INTO ONE LOT IN CONJUNCTION WITH A SERIES OF

ENTITLEMENTS TO ALLOW THE CONSTRUCTION A NEW

SENIOR CITIZEN MIXED-USE DEVELOPMENT ON PROPERTY

LOCATED WITHIN THE HILLSIDE OVERLAY DISTRICT (R-H) IN
THE HAWTHORNE BOULEVARD CORRIDOR SPECIFIC PLANWALTERIA SUB-DISTRICT (H-WT) ON THE EAST SIDE OF HAWTHORNE BOULEVARD, APPROXIMATELY 200 FEET
NORTH OF ROLLING HILLS ROAD.

DIV21-00009: ZEINA AWAD
(MAHMOUD H. AWAD TRUSTEE FOR THE MAHMOUD AND NAWAL AWAD TRUST) WHEREAS, the Planning Commission of the City of Torrance at its meeting of April 17, 2024, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of a Division of Lot (DIV21-00009) in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the Hillside Overlay District (R-H) in the Hawthorne Boulevard Corridor Specific Plan-Walteria Sub-District (H-WT) on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road (APNs: 7547-004-040 through 7547-004-046); and
WHEREAS, the Planning Commission on April 17, 2024, continued the item indefinitely; and WHEREAS, the Planning Commission of the City of Torrance at its meeting of November 19, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DIV21- 00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, the Planning Commission on November 19, 2025, continued the item indefinitely; and
WHEREAS, the Planning Commission of the City of Torrance at its meeting of December 17, 2025, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DIV21- 00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, the Planning Commission on December 17, 2025, approved the project by a roll call vote of 4 to 1; and
23 ATTACHMENT 4
WHEREAS, an appeal to the City Council was filed on January 2, 2026; and WHEREAS, the City Council of the City of Torrance at its meeting of May 19, 2026, conducted a duly noticed public hearing to consider an application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust), for approval of DIV21-00009 in conjunction with a Density Bonus and a series of entitlements to allow the construction of a new mixed-use development comprised of 20 senior citizen residential apartments and 1,608 square feet of commercial space, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road; and WHEREAS, 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, BE IT RESOLVED, BY THE CITY COUNCIL OF THE CITY OF TORRANCE, AS FOLLOWS:

The application filed by ZEINA AWAD (Mahmoud H. Awad Trustee for the Mahmoud and Nawal Awad Trust) for approval of DIV21-00009 to allow the consolidation of seven lots into one lot, on property located within the R-H in the H-WT on the east side of Hawthorne Boulevard, approximately 200 feet north of Rolling Hills Road, is APPROVED subject to the following conditions:

1. That the lot consolidation, development and use of the subject space as a senior citizen mixed-use development shall be subject to all conditions imposed in DIV21-00009; 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 DIV21-00009 is not used within two years 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 92.29.13;

3. That all Conditions and Code requirements of CUP21-00018, DVP21-00001 and PRE21- 00009 shall be met; (Planning)

4. That centerline ties be filed with and checked by the Community Development Department, Engineering Division; (Engineering)

5. That a lot tie agreement shall be recorded providing that multiple lots underlying this property shall not be sold, leased, or financed separately. The lot tie agreement shall be recorded prior to granting of any Building Permits and Final Parcel Map shall be recorded prior to occupancy; and (Engineering)

6. 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.

Patrick Q. Sullivan, City Attorney
________________________________ ____________________________ XX, Assistant City Attorney Rebecca Poirier, MMC, City Clerk 25

Torrance City CouncilOctober 6, 2026

Torrance City Council
October 6, 2026