Agenda Item 10A — Torrance City Council, October 20, 2026

10A
Date: October 20, 2026
To: Honorable Mayor and Members of the City Council
From: Historic Preservation Commission
Michelle Ramirez, Community Development Director
By: Kevin Joe, Planning Associate | [email protected] Subject: Historic Preservation Commission and Community Development - Approve Mills Act Contract for Historic Landmark #8 (HPC26-00005) for a Residence Located within the Torrance Tract Overlay in a Single-Family Residential (R-1) Zone at 1511 Acacia Avenue and Determine an Exemption from California Environmental Quality Act (CEQA). Expenditure: None.

RECOMMENDATION
Recommendation of Historic Preservation Commission that City Council:

1. Approve a Mills Act contract, excluding repairs to the garage and including repairs to the driveway from the Property Maintenance and Rehabilitation Plan, for a Historic Landmark designated residence within the Torrance Tract Overlay in a R-1 Zone, at 1511 Acacia Avenue; and

2. Determine a Categorical Exemption for the project in accordance with Guidelines for Implementation of the California Environmental Quality Act (CEQA), Article 19, Section 15331 (Historic Resource Rehabilitation/Restoration).
-ORRecommendation of the Community Development Director that City Council:

1. Approve a Mills Act contract, excluding repairs to the garage and driveway from the Property Maintenance and Rehabilitation Plan, for a Historic Landmark designated residence within the Torrance Tract Overlay in a R-1 Zone, at 1511 Acacia Avenue; and

FUNDING
None required.

DISCUSSION
Background
On March 19, 2026, the Historic Preservation Commission approved HPC25-00008 to designate the Spanish Colonial Revival home located at 1511 Acacia Avenue a Historic Landmark (Historic Landmark #8). On September 17, 2026, the Historic Preservaton Commission considered a Mills 1 City Council
October 20, 2026

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Act Contract request (HPC26-00005) for the subject property and recommended that the City Council enter into a Mills Act Contract with the property owner, as conditioned, by a vote of 4 to 0, with Commissioners Higginbotham and Trivelli absent.

Analysis
The homeowner of 1511 Acacia Avenue has submitted a request to enter into a Mills Act Contract (“Contract”) (Attachment 1) for the Historic Landmark Spanish Colonial Revival home located within the Torrance Tract Overlay R-1 Zone. As part of the Mills Act Contract application, the homeowner prepared a Property Maintenance and Rehabilitation Plan (“Plan”) (Attachment 1, Exhibit B), based in part on recommendations contained in a structural report prepared by a licensed architect.

The Plan identifies the work to be performed by the homeowner over the term of the Contract, including the anticipated timeline for completion and estimated costs associated with the proposed repairs and rehabilitation. The initial Plan included installing weep screed flashing on the original portions of the home; repainting window and door trim; installing rain gutters, downspouts, and splash pans; repainting and resealing the driveway; replacing the entry door; repairing moisture damage and replacing damaged framing, sheathing, and plaster/stucco, along with repainting affected interior and exterior surfaces; reframing the garage roof; bringing the rear garage addition into code compliance; replacing damaged roof tiles and roof sheathing; and installing metal flashing at roof valleys and around pipes and vents.

A revised Plan was subsequently submitted after additional moisture damage was discovered.

The revised Plan includes the additional recommendation to replace all windows throughout the home with new wood-framed windows.

The timeline for completion of all work identified in the Plan extends through 2036. Upon execution and recordation of the Contract, the approved Plan will be incorporated as an exhibit to the Contract and will establish the rehabilitation and maintenance obligations of the property owner for the term of the Contract.

The Mills Act program is a historic preservation tool through which property tax savings realized by participating property owners are reinvested in the rehabilitation and preservation of historic landmark properties in accordance with an approved Property Maintenance and Rehabilitation Plan. At its meeting, staff recommended that the Historic Preservation Commission exclude the proposed garage and driveway repairs from the Plan because those improvements are not components of, nor do they impact, the historic or structural integrity of the original designated landmark structure.

The Historic Preservation Commission concurred with staff's recommendation to exclude the garage repairs from the Plan because the proposed repairs would not be visible from the public right-of-way. However, the Commission recommended that the driveway work remain in the Plan because the driveway is visible from the street. The applicant indicated that the garage repairs would be completed regardless of whether the work is included in the Plan. The estimated cost of all repairs identified in the proposed Plan, including the driveway work but excluding the garage repairs, is $77,400.
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The estimated property tax savings to the homeowner is $8,538 annually. Actual property taxes are determined by the Los Angeles County Assessor and may change over time. The homeowner will be required to complete the approved repairs in accordance with the timeline identified in the Plan, the Secretary of the Interior’s Standards for Rehabilitation (Attachment 1, Exhibit C), and the conditions of approval (Attachment 1, Exhibit D).

Conclusion
The Historic Preservation Commission recommends that the City Council approve the Mills Act Contract with the garage repairs excluded from, but the driveway work included in, the Plan.

The Community Development Director recommends that the City Council approve the Mills Act Contract with both the garage repairs and driveway work excluded from the Plan. Staff recommends excluding the driveway work because, although the driveway is visible from the street, it does not contain historic features or distinctive characteristics that would warrant its inclusion in the Plan. For example, the driveway does not have distinguishing characteristics such as a “Hollywood-style” driveway with grass between two concrete strips or distinctive historic materials.

Staff also recommends excluding the garage repairs from the Plan because the existing garage is not part of the original designated landmark structure. In addition, the proposed garage repairs include work to an unpermitted rear addition that was constructed in the 1980s and appears not to comply with the applicable side-yard setback requirements. A condition of approval has therefore been included requiring the homeowner to obtain a building permit for the addition or remove the unpermitted addition.

Should the City Council approve the Contract, the Plan will be required to be amended to reflect the Council’s direction regarding the garage and driveway work prior to execution and recordation of the Contract.

ENVIRONMENTAL FINDINGS
This item is categorically exempt from the California Environmental Quality Act in accordance with the Guidelines for Implementation of CEQA, Article 19, Section 15331 (Historic Resource Rehabilitation /Restoration).

ATTACHMENTS

1. Mills Act Contract

2. September 17, 2026 - Historic Preservation Commission Material

3. September 17, 2026 Historic Preservation Commission Subject to Approval Minutes 3 Recording Requested by:

Rebecca Poirier, City Clerk
When Recorded, Mail to:

City of Torrance
3031 Torrance Boulevard
Torrance, CA 90503-2970
ATTN: City Clerk’s Office

HISTORIC PROPERTY AGREEMENT
This Historic Property Agreement (“Agreement”) is made and entered into as of October 20, 2026, by and between the CITY OF TORRANCE, a municipal corporation (“City”) and KC Family Trust (“Owner”).

RECITALS:

WHEREAS, California Government Code Section 50280, et seq. (the Mills Act), authorizes cities to enter into contracts with the owners of qualified historic buildings to provide for the use, maintenance and restoration of such historic property so as to retain its characteristics of historic significance; and
WHEREAS, Owner possesses fee title in and to that certain real property, together with associated structures and improvements thereon, located at 1511Acacia Avenue, Assessor Parcel Number 7355-011-010, Torrance, California (“Historic Property”). A legal description of the Historic Property is attached hereto, marked as Exhibit A and is incorporated herein by this reference; and WHEREAS, on December 12, 2017, City of Torrance City Council adopted Ordinance No. 3822 creating a Historic Preservation Program that enables the City to enter into a Mills Act contract with the owner of a Historic Landmark designated property; and WHEREAS, City and Owner, for their mutual benefit, now desire to enter in this Agreement both to protect and preserve the historically significant characteristics of the Historic Property and to qualify the Historic Property for an assessment of valuation pursuant to the Provisions of Chapter 3 of Part 2 of Division 1 of the California Revenue and Taxation Code.

AGREEMENT:

1. EFFECTIVE DATE AND TERM
This Agreement shall be effective and commence on October 20, 2026, and shall remain in effect for a term of ten (10) years thereafter. Each year upon the anniversary of the effective date, such initial term will automatically be extended as provided in Paragraph 2 below.

2. AUTOMATIC RENEWAL
Each year on the anniversary of the effective date of this Agreement (“renewal date”), a year shall automatically be added to the initial term of this Agreement unless notice of nonrenewal is as provided herein.

3. NOTICE OF NONRENEWAL
4 If either Owner or City desires in any year not to renew the Agreement, Owner or City that party shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date, or served by City to Owner at least ninety (90) days prior to the annual renewal date. If such notice is not timely served, one (1) year shall be automatically added to the term of the Agreement as provided herein. Upon receipt by Owner of a notice of nonrenewal from City, Owner may make a written protest of the notice. City may, at any time prior to the annual renewal date of the Agreement, withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice to the other of nonrenewal in any year, the agreement shall remain in effect for the balance of the term then remaining, either from its original execution or from the last renewal of the agreement, whichever may apply.

4. PRESERVATION OF HISTORIC PROPERTY
During the term of this Agreement the Historic Property shall be subject to the following conditions, requirements and restrictions:

A) Owner shall rehabilitate, preserve and maintain the historically significant characteristics of the Historic Property. Attached hereto, marked as Exhibit B:

Property Maintenance and Rehabilitation Plan and incorporated herein by this reference is a list of those minimum standards and conditions for rehabilitation, maintenance, use and preservation of the Historic Property, which shall apply to such property throughout the term of this Agreement.

B) Owner shall, additionally and where necessary, restore and rehabilitate the property according to the rules and regulations of the Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings, attached hereto, marked as Exhibit C.

C) Owner shall allow reasonable periodic examination, by prior appointment, of the interior and exterior of the Historic Property by representative of the County Assessor, State Office of Historic Preservation, State Board of Equalization and City, as may be necessary to determine Owner’s compliance with the terms and provisions of this Agreement.

D) Owner shall submit an annual progress report to City documenting all maintenance, rehabilitation, and preservation activities performed during the preceding year, including supporting photographs and, where applicable, contractor invoices.

5. PROVISION OF INFORMATION OF COMPLIANCE
Owner hereby agrees to furnish City with any and all information requested by the City which may be reasonable and necessary to determine compliance with the terms and provisions of this Agreement.

6. CANCELLATION
Prior to cancellation, City shall provide Owner with written notice of the alleged breach or deficiency and a reasonable opportunity (not less than sixty (60) days) to cure such breach or deficiency. If the Owner fails to cure within specified period, City may proceed with cancellation. City, following a duly noticed public hearing as set forth in California Government Code Section 50280, et seq., may cancel this Agreement if City determines:

A) Owner has breached any of the conditions or covenants of the Agreement; 5 B) Owner has allowed the Historic Property to deteriorate to the point that it no longer meets the standards for a qualified historical property; or C) Owner has failed to restore or rehabilitate the Historic Property in the manner specified in paragraph 4 of this Agreement.

City’s right to cancel this Agreement pursuant to this paragraph shall in no way limit or restrict its rights or legal remedies arising from City’s Historic Preservation Ordinance or Municipal Code.

7. CANCELLATION FEE
In the event of cancellation, Owner shall be subject to payment of those cancellation fees set forth in California Government Code Sections 50280, et seq, described herein. Upon cancellation, Owner shall pay cancellation fee equal to twelve and one-half percent (12.5%) of the current fair market value of the property as determined by the County Assessor as though the Historic Property were free of contractual restriction pursuant to this Agreement. The Owner shall pay the cancellation fee to the county auditor in the time and manner prescribed by the County Auditor. As an alternative to cancellation of the contract for breach of any conditions, City or landowners that are party to the contract, may bring any action in court necessary to enforce the contract, including, but not limited to, an action to enforce the contract by specific performance or injunction.

8. ENFORCEMENT OF AGREEMENT
In lieu of and/or in addition to any provisions to cancel this Agreement as referenced herein, City may specifically enforce, or enjoin the breach of, the terms of this Agreement.

9. WAIVER
City does not waive any claim or default by Owner if City does not enforce or cancel this Agreement. All other remedies at law or in equity which are not otherwise provided for in this Agreement or in City’s regulations governing historic properties are available to City to pursue in the event there is a breach of this Agreement. No waiver by City of any breach or default under this Agreement shall be deemed to be a waiver of any other subsequent breach thereof or default hereunder.

10. BINDING EFFECT OF AGREEMENT
Owner hereby subjects the Historic Property to the covenants, reservations and restrictions set forth in this Agreement. City and Owner hereby declare their specific intent that the covenants, reservations, and restrictions as set forth herein shall be deemed covenants running with the land and shall pass to and be binding upon Owner’s successors and assigns in title or interest to the Historic Property.

Each and every contract, deed or other instrument hereinafter executed, governing or conveying the Historic Property, or any portion thereof, shall conclusively be held to have been executed, delivered and accepted subject to the covenants, reservations and restrictions are set forth in such contract, deed or other instrument.

City and Owner hereby declare their understanding and intent that the burden of the covenants, reservations and restrictions set forth herein touch and concern the land in that it restricts development of the Historic Property. City and Owner hereby further declare their understanding and intent that the benefit of such covenants, reservations and restrictions touch and concern the land by enhancing and maintaining the cultural and 6 historic characteristics and significance of the Historic Property for the benefit of the public and Owner.

11. NOTICE
Any notice required to be given by the terms of this Agreement shall be provided at the address of the respective parties as specified below, by personal delivery or United States mail, postage prepaid, addressed as follows:

CITY: City of Torrance
City Clerk
3031 Torrance Boulevard
Torrance, CA 90503
OWNER: KC Family Trust
C/O Lauren Koch and Marc Cohen
1511 Acacia Avenue
Torrance, CA 90501

12. EFFECT OF AGREEMENT
None of the terms, provisions or conditions of this Agreement shall be deemed to create a partnership between the parties hereto and any of their heirs, successors or assigns, nor shall such terms, provisions or conditions cause them to be considered joint ventures or members of any joint enterprise.

13. INDEMNITY OF CITY
Owner will indemnify, defend, and hold harmless City, the City Council, each member of thereof, present and future, members of boards and commissions, its officers, agents, employees and volunteers from and against any and all liability, expenses, including, but not limited to, those arising from breach of contract, bodily injury, death, personal injury, property damage, loss of use, or property loss however the same may be caused and regardless of the responsibility for negligence. The obligation to indemnify, defend and hold harmless includes, but is not limited to, any liability or expense, including defense cost and legal fees, arising from the negligent acts or omissions, or willful misconduct of Owner, its officers, employees, agents, subcontractors or vendors. It is further agreed, Owner’s obligations to indemnify, defend and hold harmless will apply even in the event of concurrent negligence on the part of City, the City Council, each member thereof, present and future, or its officers, agents and employees, except for liability resulting solely from the negligence or willful misconduct of City, its officers, employees or agents.

Payment by City is not a condition precedent to enforcement of this indemnity. In the event of any dispute between Owner and City, as to whether liability arises from the sole negligence of the City or its officers, employees, agents, subcontractors or vendors, Owner will be obligated to pay for City’s defense until such time as a final judgment has been entered adjudicating the City as solely negligent. Owner will not be entitled in the event of such determination to any reimbursement of defense costs including, but not limited to attorney’s fees, expert fees and costs of litigation.

Owner agrees to protect, defend, indemnify, and shall hold City and its elected officials, officers, agents, and employees harmless from liability for claims, loss, proceedings, damages, causes of action, liability, costs of expense, including reasonable attorney’s fees 7 in connection with damage for personal injuries, including death, and claims of property damage which may arise from the direct or indirect use of operations of such Owner or those of owner’s contractor, subcontractor, agent, employee or other person acting on owners behalf which relate to the use, operation and maintenance of the Historic Property.

Owner hereby agrees to and shall defend the City and its elected officials, officers, agents and employees with respect to any and all actions for damages caused by, or alleged to have been caused by, reason of Owner’s activities in connection with the Historic Property.

This hold harmless provision applies to all damages and claims for damages suffered, or alleged to have been suffered, by reason of the operations referred to in this Agreement regardless of whether or not City prepared, supplied or approved the plans, specifications or other documents for the Historic Property.

14. BINDING UPON SUCCESSORS
All of the agreements, rights, covenants, reservations, and restrictions contained in this Agreement shall be binding upon and shall inure to benefit of the parties herein, their heirs, successors, legal representatives, assigns and all persons acquiring any part or portion of the Historic Property, whether by operation of law or in any manner whatsoever. Owner shall provide written notice to the City at least thirty (30) days prior to any transfer of ownership of the Historic Property.

15. LEGAL COSTS
In the event legal proceedings are brought by any party or parties to enforce or restrain a violation of any of the covenants, reservations or restrictions contained herein, or to determine the rights and duties of any party hereunder, the prevail party in such proceeding my recover all reasonable attorney’s fees to be fixed by the court, in addition to court costs and other relief ordered by the court.

16. SEVERABILITY
If any part of this Agreement is found to be in conflict with applicable laws, the part will be inoperative, null and void insofar as it is in conflict with any applicable laws, but the remainder of the License will remain in full force and effect.

17. GOVERNING LAW
This Agreement shall be construed and governed in accordance with the laws of the State of California. Jurisdiction of any litigation arising from the Agreement will be in Los Angeles County, California.

18. NOTIFICATION TO OFFICE OF HISTORIC PRESERVATION
City shall provide written notice of the Agreement to the State Office of Historic Preservation within six (6) months of the effective date of the Agreement.

19. RECORDATION
Owner or agents of Owner shall record this agreement with the Los Angeles County Recorder within sixty (60) days after the parties execute this Agreement. Owner shall provide copies of the recorded agreement to the City Clerk and Community Development Department.

20. AMENDMENTS
This Agreement may be amended, in whole or in part, only by written recorded instrument executed by the parties hereto.
8 21. COMPLIANCE WITH ALL LAWS
Owner and City agree that this Agreement shall be subject to and comply with any future amendments to relevant local, state and federal preservation laws and guidelines, including but not limited to the Mills Act and the Secretary of the Interior’s Standards for Rehabilitation.

City of Torrance,
a municipal corporation
______________________ By: ____________________________________ Mayor Sharon Kalani Marc Cohen, Trustee KC Family Trust/Owner By: _____________________________________
ATTEST: Lauren Koch, Trustee KC Family Trust/Owner
_____________________
Rebecca Poirer, City Clerk
APPROVED AS TO FORM:

PATRICK Q. SULLIVAN, City Attorney
By: _______________________________
Patrick Sullivan, City Attorney
Exhibit A Property Legal Description
Exhibit B Property Maintenance and Rehabilitation Plan
Exhibit C Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings
Exhibit D Conditions of Approval
9 Exhibit A
Property Legal Description
The land referred to herein below is situated in the City of Torrance, County of Los Angeles, State of California and is described as follows:

Lot 9 of Block 55 of Torrance Tract, in the City of Torrance, County of Los Angeles, State of California, as per map recorded in Book 22, Pages(s) 94 and 95 of Maps, in the Office of the County Recorder of said county.

Also known as: 1511 Acacia Avenue, Torrance, CA 90501
APN: 7355-011-010
10 Exhibit B
Property Maintenance and Rehabilitation Plan
11 Exhibit C
Secretary of the Interior’s Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings Standards for Rehabilitation

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials.

Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archeological resources affected by a project shall be protected and preserved.

If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Guidelines for Rehabilitating Historic Buildings
https://www.nps.gov/crps/tps/rehab-guidelines/rehabilitation-guidelines-1997.pdf 12 Exhibit D
Conditions of Approval

1. That the Property Owner (“Owner”) of 1511 Acacia Avenue, Torrance CA 90501 (“Property”) shall enter into a Historic Property Agreement (“Agreement”) with the City of Torrance (“City”) to qualify for Mills Act benefits.

2. That the Owner shall record Agreement with the Los Angeles County Registrar-Recorder and copy of the recorded Agreement shall be submitted to the Community Development Department.

3. That the Owner shall comply with all terms and conditions of the Agreement. Failure to comply with terms and conditions of the Agreement could result in cancellation of Agreement and payment of cancellation fees set forth in California Government Code Section 50280, et seq., equal to 12.5% of the current fair market value of the property.

4. That the Agreement shall remain in effect for a term or 10 years and shall be automatically renewed and a year automatically added to the initial term on the anniversary date unless notice of nonrenewal is provided from the Owner or City. The Owner shall provide written notice of nonrenewal of Agreement 90 days prior to annual renewal date.

5. That Owner shall be responsible for rehabilitating, preserving and maintaining the historically significant characteristics of the Historic Property in accordance with Property Maintenance and Rehabilitation Plan (Exhibit B) and the Secretary of the Interior Standard for Rehabilitation.

6. That all work to be performed on Property Maintenance and Rehabilitation Plan shall be completed by the year stated in Plan and prior to the expiration of Agreement.

7. That any proposed revisions or time extensions to the Property Maintenance and Rehabilitation Plan shall require a determination from the Community Development Director with appeal rights to the Historic Preservation Commission.

8. That proposed alterations, modifications, rehabilitation work, structural repairs, door and window replacements/repairs, installation of rain gutters and downspouts, roof repairs, and repairs to the exterior of the subject Property may be subject to the approval of a Certificate of Appropriateness from the City of Torrance Historic Preservation Commission or Community Development Director.

9. That applicable building permits from the City Building and Safety Division shall be obtained prior to any alterations, modifications, rehabilitation work, door and window replacement, or repairs to the subject Property.

10. That a Building Permit shall be obtained for the as-built addition to the rear of the garage or that the unpermitted addition shall be removed and garage restored to its original permitted condition.

11. That proposed rain gutter system shall be half-round copper gutters, round copper downspouts, and architecturally and period appropriate to the Spanish Colonial Revival style. 13 12. That all exterior architectural elements, features, materials, windows, doors, and finishes shall be consistent with the Spanish Colonial Revival architectural style (https://www.torranceca.gov/home/showpublisheddocument/2806/636302205224930000).

Owner shall submit exterior color and/or material samples of siding, trim, stucco, roof tiles, and stair railings to the Community Development Department Planning Division for review prior to application/installation.

13. That Owner shall submit an annual progress report on the anniversary date of the contract execution to the Community Development Department documenting all maintenance, rehabilitation, and preservation activities performed during the preceding year, including supporting photographs and, where applicable, contractors invoices.

14. That Owner shall allow reasonable periodic examination, by prior appointment, of the interior and exterior of Property by representatives of the County Assessor, State Office of Historic Preservation, State Board of Equalization and City, as may be necessary to determine Owner’s compliance with the terms and provisions of this Agreement. 14 7A
Date: September 17, 2026
To: Members of the Historic Preservation Commission
From: Oscar Martinez, Planning Manager | [email protected] By: Kevin Joe, Planning Associate | [email protected] Subject: Consider a Mills Act Contract (HPC26-00005) for Historic Landmark #8 for an existing residence on property located in the Single-Family Residential (R-1) Zone, Torrance Tract Overlay Zone at 1511 Acacia Avenue.

RECOMMENDATION
Recommendation of the Community Development Director that the Historic Preservation Commission:

1. Determine this item is exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15331 - Historic Resource Rehabilitation/Restoration; and

2. Recommend that City Council enter into a Mills Act Contract (HPC26-00005) for an existing single-family residence on property located in the Single-Family Residential (R-1) Zone, Torrance Tract Overlay Zone at 1511 Acacia Avenue (APN 7355-011-010).

DISCUSSION
Background
In 2017, the City Council adopted an Ordinance to establish Historic Preservation program to allow homeowners of qualified properties to request their homes be designated a Historic Landmark and creation of Historic Districts. Under State law and this Ordinance, the City is authorized to enter into a Mills Act contract with the owner of a Historic Landmark for the purpose of preserving, rehabilitating, restoring, and maintaining the home. On March 19, 2026, the Historic Preservation Commission approved HPC25-00008 to designate the Spanish Colonial Revival home located at 1504 Acacia Avenue a Historic Landmark (Historic Landmark #8).

On May 15, 2025, the Historic Preservation Commission reviewed and recommended that City Council approve the Mills Act contract application process and review procedures and, on August 5, 2025, the City Council adopted a Resolution establishing a Mills Act application process and review procedures.

Analysis
The applicants, Lauren Koch and Marc Cohen, request to enter into a Mills Act Contract for the residence on property located in the R-1 Zone, Torrance Tract Overlay Zone at 1511 Acacia Avenue (APN 7355-011-010).

A Mills Act contract was prepared for this property based on the template that was created as part of the application process and review procedures that were established by City Council (Attachment 1). If this request is approved, the executed contract will be recorded with Los Angeles County Recorder, submitted to Los Angeles County Tax Assessor, and applicable to 1 15
7A
future owners of the property until the term of the contract expires. The property tax savings will be reflected in the following year’s tax bill. The contract has perpetual 10-year term, whereby a year is added automatically on the anniversary date of the contract until the homeowner elects for nonrenewal.

The applicant submitted a proposed Property Rehabilitation and Maintenance Plan (Attachment 2) along with a structural report (Attachment 4) prepared by a licensed architect that identified structural deficiencies and remedies to correct those deficiencies. The Property Maintenance and Rehabilitation Plan specifies the work to be performed over the life of the contract, year of completion, and estimated costs. The structural report identified installing weep screed flashing on the original portion of the home; repainting window and door trim; installing rain gutters, downspouts, and splash pan: repainting and resealing driveway; replacing the entry door; repairing or replacing arched window on front elevation; reframing garage roof; bringing rear garage addition into code compliance; replacing damaged roof tiles; replacing damaged roof sheathing; and installing metal flashing at valleys and on pipes and vents. These repairs are to be completed between 2028 and 2036 and cost estimates for these repairs total $97,900.

The one-car garage was constructed at the same time as the original home in 1927, was initially detached from the home, and connected to the home by a permitted addition in 1948.

No record of a building permit was found for the rear garage addition. Based on a review historical aerial photographs of the property, the unpermitted rear garage addition was constructed between 1981 and 1984. The side yard setback of original garage and garage addition appears to be nonconforming and will need to be verified. A condition of approval has been included to require that a building permit be obtained for the as-built rear garage addition or that unpermitted addition be removed.

The approved Property Rehabilitation and Maintenance Plan and conditions of approval will be incorporated as exhibits to the Mills Act contract when it is recorded. As a preservation tool, the property tax savings realized by the Mills Act program are reinvested to rehabilitate and preserve the designated historic landmark structure as identified the approved Property Rehabilitation and Maintenance Plan. Staff recommends that the permitting of the as-built rear garage addition and painting and resealing of the driveway be excluded the final Rehabilitation and Maintenance Plan as the addition and driveway are not components of the original designated landmark structure.

A Mills Act Tax Adjustment Worksheet (Attachment 3) was prepared in accordance with State guidelines for assessing the property value of homes that have been designated a historic landmark and provides an estimated property tax annual savings. For this property, the annual property tax would be reduced from $11,311 to $2,773 for an estimated savings of $8,538. The property savings will fluctuate over time. The actual assessed value and property tax savings will be determined by the Los Angeles County Assessor.

The Historic Preservation Commission may recommend that the City Council approve the Mills Act contract request as conditioned or as amended, accept the Maintenance and Rehabilitation Plan as proposed or as amended, or deny the request.

Staff recommends that the Historic Preservation Commission recommend approval of the Mills Act contract request, as conditioned, and that the Property Maintenance and Rehabilitation Plan be amended to exclude the repainting and resealing of the driveway and permitting of the as-built rear addition to the garage to the City Council. 2 16
7A

ENVIRONMENTAL FINDINGS
This item is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15331 Historic Resource Restoration/Rehabilitation.

ATTACHMENTS

1. Draft Mills Act Contract

2. Property Maintenance & Rehabilitation Plan

3. Mills Act Tax Adjustment Worksheet

4. Site Plan

5. Structural Report

6. Photographs of Property
3 17
4 ATTACHMENT 1
DRAFT MILLS ACT CONTRACT ITEM 7A
18 Recording Requested by:

Rebecca Poirier, City Clerk
When Recorded, Mail to:

City of Torrance
3031 Torrance Boulevard
Torrance, CA 90503-2970
ATTN: City Clerk’s Office

RECITALS:

AGREEMENT:

3. NOTICE OF NONRENEWAL
5 19
If either Owner or City desires in any year not to renew the Agreement, Owner or City that party shall serve written notice of nonrenewal of the Agreement on the other party in advance of the annual renewal date, or served by City to Owner at least ninety (90) days prior to the annual renewal date. If such notice is not timely served, one (1) year shall be automatically added to the term of the Agreement as provided herein. Upon receipt by Owner of a notice of nonrenewal from City, Owner may make a written protest of the notice. City may, at any time prior to the annual renewal date of the Agreement, withdraw its notice to Owner of nonrenewal. If either City or Owner serves notice to the other of nonrenewal in any year, the agreement shall remain in effect for the balance of the term then remaining, either from its original execution or from the last renewal of the agreement, whichever may apply.

4. PRESERVATION OF HISTORIC PROPERTY
During the term of this Agreement the Historic Property shall be subject to the following conditions, requirements and restrictions:

A) Owner shall rehabilitate, preserve and maintain the historically significant characteristics of the Historic Property. Attached hereto, marked as Exhibit B:

A) Owner has breached any of the conditions or covenants of the Agreement; 6 20
B) Owner has allowed the Historic Property to deteriorate to the point that it no longer meets the standards for a qualified historical property; or C) Owner has failed to restore or rehabilitate the Historic Property in the manner specified in paragraph 4 of this Agreement.

City and Owner hereby declare their understanding and intent that the burden of the covenants, reservations and restrictions set forth herein touch and concern the land in that it restricts development of the Historic Property. City and Owner hereby further declare their understanding and intent that the benefit of such covenants, reservations and restrictions touch and concern the land by enhancing and maintaining the cultural and 7 21
historic characteristics and significance of the Historic Property for the benefit of the public and Owner.

CITY: City of Torrance
City Clerk
3031 Torrance Boulevard
Torrance, CA 90503
OWNER: KC Family Trust
C/O Lauren Koch and Marc Cohen
1511 Acacia Avenue
Torrance, CA 90501

Owner agrees to protect, defend, indemnify, and shall hold City and its elected officials, officers, agents, and employees harmless from liability for claims, loss, proceedings, damages, causes of action, liability, costs of expense, including reasonable attorney’s fees 8 22
in connection with damage for personal injuries, including death, and claims of property damage which may arise from the direct or indirect use of operations of such Owner or those of owner’s contractor, subcontractor, agent, employee or other person acting on owners behalf which relate to the use, operation and maintenance of the Historic Property.

20. AMENDMENTS
This Agreement may be amended, in whole or in part, only by written recorded instrument executed by the parties hereto.
9 23

21. COMPLIANCE WITH ALL LAWS
Owner and City agree that this Agreement shall be subject to and comply with any future amendments to relevant local, state and federal preservation laws and guidelines, including but not limited to the Mills Act and the Secretary of the Interior’s Standards for Rehabilitation.

PATRICK Q. SULLIVAN, City Attorney
By: _______________________________
Patrick Sullivan, City Attorney
Exhibit A Property Legal Description
Exhibit B Property Maintenance and Rehabilitation Plan
Exhibit C Secretary of the Interior’s Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings
Exhibit D Conditions of Approval
10 24
Exhibit A
Property Legal Description
The land referred to herein below is situated in the City of Torrance, County of Los Angeles, State of California and is described as follows:

Also known as: 1511 Acacia Avenue, Torrance, CA 90501
APN: 7355-011-010
11 25
Exhibit B
Property Maintenance and Rehabilitation Plan
12 26
Exhibit C
Secretary of the Interior’s Standards for
Rehabilitation and Guidelines for Rehabilitating Historic Buildings Standards for Rehabilitation

1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a historic property shall be preserved.

Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

8. Significant archeological resources affected by a project shall be protected and preserved.

If such resources must be disturbed, mitigation measures shall be undertaken.

Guidelines for Rehabilitating Historic Buildings
https://www.nps.gov/crps/tps/rehab-guidelines/rehabilitation-guidelines-1997.pdf 13 27
Exhibit D
Conditions of Approval

2. That the Owner shall record Agreement with the Los Angeles County Registrar-Recorder and copy of the recorded Agreement shall be submitted to the Community Development Department.

6. That all work to be performed on Property Maintenance and Rehabilitation Plan shall be completed by the year stated in Plan and prior to the expiration of Agreement.

11. That proposed rain gutter system shall be half-round copper gutters, round copper downspouts, and architecturally and period appropriate to the Spanish Colonial Revival style. 14 28

12. That all exterior architectural elements, features, materials, windows, doors, and finishes shall be consistent with the Spanish Colonial Revival architectural style (https://www.torranceca.gov/home/showpublisheddocument/2806/636302205224930000).

14. That Owner shall allow reasonable periodic examination, by prior appointment, of the interior and exterior of Property by representatives of the County Assessor, State Office of Historic Preservation, State Board of Equalization and City, as may be necessary to determine Owner’s compliance with the terms and provisions of this Agreement. 15 29
16 ATTACHMENT 2
ITEM 7A PROPERTY MAINTENANCE & REHABILITATION PLAN
30 17 31
City of Torrance, Community Development Department Michelle G. Ramirez, Director 3031 Torrance Blvd., Torrance, CA 90503, Phone (310) 618-5990 Fax (310) 618-5829

HISTORIC PRESERVATION COMMISSION

APPLICATION HPC
Mills Act Property Tax Program Supplemental Application

PROPERTY MAINTENANCE AND REHABILITATION PLAN
STREET ADDRESS OF PROPERTY: ASSESSOR PARCEL NUMBER:
1511 Acacia Ave 7355-011-010
Describe the maintenance and rehabilitation work that will be completed in the next ten years on the property. specific as possible in describing work to be performed. Work may include exterior rehabilitation, plumbing, electrical and foundation repairs, but not interior remodelinq work. (attach additional sheets if necessarv) WORK ITEM: COMPLETION YEAR: COST ESTIMATE:

Entry Door 2030 $5,800
DESCRIPTION OF WORK:

ReQlacing the entry: door with a different door that is more suitable for a SQanish revival architecture.

WORK ITEM: COMPLETION YEAR: COST ESTIMATE:

All Windows 2030 0
Be
DESCRIPTION OF WORK:

The arched window is deteriorating1 showing wear1 and loss of color. It needs to be reQaired or reQlaced by a professional window installer or manufacturer experienced with historic or architectural-style windows.

WORK ITEM: COMPLETION YEAR: COST ESTIMATE:

Garage Roof Framing 2029 $6,500
DESCRIPTION OF WORK:

The framing of the garage do not seem adeguate. There seems to be sagging in the roof which could lead to water �ending. This condition should be evaluate bt a licensed architect or structural engineer to create a new framing plan to re-frame the roof.

WORK ITEM: COMPLETION YEAR: COST ESTIMATE:

Garage Construction 2036 $15,000
DESCRIPTION OF WORK:

The garage has a rear addition that should be reviewed against cit� records to confirm whether it is a permitted structure, and be brought to compliance, in case it is not permitted.

Other vinyl windows are leaking damaging plaster.
$30,600
All windows need to be replaced to
original style.
18 32
19 33
20 ATTACHMENT 3
MILLS ACT TAX ADJUSTMENT WORKSHEET ITEM 7A
34 Mills Act Tax Adjustment Worksheet
1 County Assessed Valuation $1,028,309
2 Property Tax Rate from property tax bill 1.10%
3 Annual Property tax [(1) x (2)] $11,311.40
Mills Act Assessed/Income Approach Valuation and Property Tax Calculation 4 Estimated Monthly Rent - based on comprable rents for similar property in the area $4,500
5 Annual Rent [(4) x 12] $54,000
6 Annual Expenses (insurance, repairs, utlities) $12,284 7 Annual Net Income [(5)-(6)] $41,716
Capitalization Rate
8 Interest Rate Component - Federal Home Loan Interest Rate* 6.00% 9 Historic Property Risk Component - 4% for owner-occupied singlefamily dwelling, 2% for all other properties 4.00% 10 Amoritization Component - remaining life of improvement (20 years (0.05) for wood frame building or 50 years (0.02) for masonry buiding) multiplied by improvement value divided by land value (from property tax bill) 5.00%
11 Property Tax Rate from property tax bill 1.10%
12 Capitalization Rate [(8) + (9) + (10) + (11)] 16.10% 13 Mills Act Assessed Value [(7)/(12) Annual Net Income divided by Capitalization Rate $259,106
14 Home Owner's Exemption $7,000
15 New Value for Tax Purposes [(13) - (14)] $252,106
16 New Annual Property Tax [(15) x (2)] $2,773
17 Estimated Property Tax Annual Savings [(3) - (16)] $8,538 year preceding the assessment year and is based on the effective rate on conventional mortgages as determined by the Federal Home Loan Bank Board
21 35
22 ATTACHMENT 4
SITE PLAN ITEM 7A
36 23 37
24 ATTACHMENT 5
STRUCTURAL REPORT ITEM 7A
38 25 39
26 40
27 41
28 42
29 43
30 44
31 ATTACHMENT 6
PHOTOGRAPHS OF PROPERTY ITEM 7A
45 W
1511 Acacia Avenue - Front of House 4/28/2026
32 46
1511 Acacia Avenue - South Side of House and Driveway 4/2 33 8/2026
47 1511 Acacia Avenue - Back of House 4/28/2026
34 48
1511 Acacia Avenue - Back of House Bedroom Addition 4/28/2026 35 49
1511 Acacia Avenue - North Side of House 4/28/2026
36 50
1511 Acacia Avenue - Front of Garage 4/28/2026
37 51
1511 Acacia Avenue - Side of Garage 4/28/2026
38 52
...........
...........
1511 Acacia Avenue - Back of Garage 4/28/2026
39 53
AGENDA ITEM NO. 7A (SUPPLEMENTAL #1)
DATE: September 17, 2026
TO: Historic Preservation Commission
FROM: Kevin Joe, Planning Associate | [email protected] SUBJECT: HPC26-00005
Consideration of a Mills Act Contract (HPC26-00005) for Historic Landmark #8 for an existing residence on property located in the Single-Family Residential (R-1) Zone, Torrance Tract Overlay Zone at 1511 Acacia Avenue.

SUPPLEMENTAL
After the initial Structural Report and Property Maintenance and Rehabilitation Plan were prepared for the residence, additional moisture damage was discovered around multiple window locations throughout the home. The damage was evaluated by a structural engineer, a revised Structural Report (Attachment 2) was prepared and recommended that all windows throughout the home be replaced. As a result of this recommendation, a revised Property Maintenance and Rehabilitation Plan was submitted by the applicant and is attached herewith for the Historic Preservation Commission’s consideration (Attachment 1).

Staff continues to recommend that the Historic Preservation Commission recommend that the City Council enter into a Mills Act Contract, as conditioned, incorporating the replacement of all windows in the Property Maintenance and Rehabilitation Plan.

ATTACHMENTS

1. Revised Property Maintenance & Rehabilitation Plan

2. Revised Structural Report
1 54
2 ATTACHMENT 1
REVISED PROPERTY MAINTENANCE & REHABILITATION PLAN ITEM 7A (SUPPLEMENTAL #1) 55 [Type here] ____________________
City of Torrance, Community Development Department Michelle G. Ramirez, Director 3031 Torrance Blvd., Torrance, CA 90503, Phone (310) 618-5990 Fax (310) 618-5829

HISTORIC PRESERVATION COMMISSION
APPLICATION HPC ___-______
Mills Act Property Tax Program Supplemental Application

PROPERTY MAINTENANCE AND REHABILITATION PLAN
STREET ADDRESS OF PROPERTY: ASSESSOR PARCEL NUMBER:

Describe the maintenance and rehabilitation work that will be completed in the next ten years on the property. Be specific as possible in describing work to be performed. Work may include exterior rehabilitation, plumbing, electrical and foundation repairs, but not interior remodeling work. (attach additional sheets if necessary) WORK ITEM: COMPLETION YEAR: COST ESTIMATE:

DESCRIPTION OF WORK:
_______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ 3 Stucco Flashing 2029 $9,500
The stucco in the original portion of the building does not have weep screed flashing at the bottom in order to avoid excessive moisture and water intrusion to the framing the bottom portion of the stucco needs to be removed, and the metal screed needs to be install and re-stucco. Window and Doors Trim 2029 $3,000 1511 Acacia Ave The paint at the windows and doors is chipping away which allows water to damage the wood trim.

The existing paint needs to be sanded off, wood patty should be installed, and the trim needs to be repainted to protect the trim Gutter and downspout 2028 $4,500 Install gutter at edges of sloped roof with downspout at end of gutter. Ensure to install a splash pan at the bottom of each downspout
Driveway 2027 $5,000 The paint of the existing driveway is peeling off, it has wheel marks, and there are paint marks from the 7355-011-010 paint work that was done on the adjacent wall. The driveway needs to be pressure washed, repaint and sealed with the appropriate coating 56 [Type here] ____________________
City of Torrance, Community Development Department Michelle G. Ramirez, Director 3031 Torrance Blvd., Torrance, CA 90503, Phone (310) 618-5990 Fax (310) 618-5829

HISTORIC PRESERVATION COMMISSION
APPLICATION HPC ___-______
Mills Act Property Tax Program Supplemental Application

PROPERTY MAINTENANCE AND REHABILITATION PLAN
STREET ADDRESS OF PROPERTY: ASSESSOR PARCEL NUMBER:

Windows Replacement 2027 $31,600 1511 Acacia Ave
Replace all 17 windows with new wood frame in original home style, repair surrounding wall areas from moisture damage, replace damage framing, sheathing, and plaster/stucco. Repair and refinished of interior plaster/drywall and exterior stucco. Paint all affected interior and exterior surfaces. Garage Roof Framing 2029 $6,500 The framing of the garage do not seem adequate. There seems to be sagging in the roof which could lead to water ponding. This condition should be evaluate by a licensed architect or structural engineer to create a new framing plan to re-frame the roof.
7355-011-010 Garage Construction 2036 $15,000
The garage has a rear addition that should be reviewed against city records to confirm whether it is a permitted structure, and be brought to compliance, in case it is not permitted. 57 [Type here] ____________________
City of Torrance, Community Development Department Michelle G. Ramirez, Director 3031 Torrance Blvd., Torrance, CA 90503, Phone (310) 618-5990 Fax (310) 618-5829

HISTORIC PRESERVATION COMMISSION
APPLICATION HPC ___-______
Mills Act Property Tax Program Supplemental Application

PROPERTY MAINTENANCE AND REHABILITATION PLAN
STREET ADDRESS OF PROPERTY: ASSESSOR PARCEL NUMBER:

DESCRIPTION OF WORK:
_______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ _______________________________________________________________________ 5 Clay Tile Roof 2029 $18,000 The clay tile roof has broken tiles, missing metal flashing at valleys and roof cement to fill opening. The clay tile needs to be cleaned, replaced broken tile, and replace damaged roof sheathing. In addition metal flashing needs to be installed at the valleys and on pipes and vents. 58 6
ATTACHMENT 2
ITEM 7A (SUPPLEMENTAL #1) REVISED STRUCTURAL REPORT
59 pg. 1
1511 Acacia Ave., Torrance, CA 90501 – Structural Observation Report 9/10/26
Structural Observation Report
Prepared for Lauren Koch
Project address:
1511 Acacia Ave
Torrance, CA 90501
Prepared by
A. Erlich Architect Inc.

Ayal Erlich
7 60
pg. 2
1511 Acacia Ave., Torrance, CA 90501 – Structural Observation Report General
This report has been prepared as part of the Mills Act application submitted to the City of Torrance. The assessment and documentation were completed by Ayal Erlich, Licensed Architect in the State of California. The report focuses on identifying structural elements and architectural features of the property that require maintenance, repair, or restoration. Each item has been evaluated for its condition, potential impact on the building’s integrity, and recommended corrective actions to preserve the historic character of the structure.

Findings
Stucco Flashing: The stucco finish on the original portion of the house was installed without a weep screed at the base of the wall. When a weep screed is absent, moisture that enters the stucco system cannot properly drain. Water can accumulate at the bottom of the wall and migrate upward through capillary action, drawing additional moisture from the ground. Over time, this condition can lead to deterioration of the stucco and may eventually affect underlying structural components, including studs, rafters, and floor or ceiling joists.

To correct this condition and maintain proper drainage, a weep screed must be installed at the base of the stucco assembly. The weep screed will allow trapped moisture to exit the wall system, preventing water accumulation and reducing the risk of long‑term damage.

Below is a sample detail illustrating a typical weep screed installation. This detail is provided as an example only and should be adapted to the specific field conditions and applicable code requirements.

Time to repair: 2029

8 61
pg. 3
1511 Acacia Ave., Torrance, CA 90501 – Structural Observation Report Doors Trim: Several sections of the wood trim around the windows and doors show visible damage, including peeling paint, surface deterioration, and localized wood decay. Minor to moderate deterioration can be repaired using wood filler/putty after removing loose material. However, where the trim exhibits significant damage or rot, the affected sections must be removed and replaced to restore structural integrity and weather protection.

After repairs or replacement, all trim surfaces must be sanded, primed, and repainted with an exterior‑grade coating. Proper repainting will protect the wood from moisture intrusion, prevent further deterioration, and maintain the durability of the building envelope.

Time to repair: 2029

9 62
pg. 4
1511 Acacia Ave., Torrance, CA 90501 – Structural Observation Report Windows Replacement: All existing windows throughout the home are failing in multiple locations, resulting in moisture intrusion into adjacent plaster and drywall surfaces. Due to the extent of deterioration and water damage, all windows must be removed and replaced with new wood‑frame units that match the original architectural style of the home.

During replacement, the areas surrounding each window opening shall be fully opened and inspected for concealed damage. Any deteriorated or moisture‑compromised construction— including framing, sheathing, plaster, drywall, or stucco—shall be removed and replaced as required to restore structural integrity and weather protection.

Time to repair: 2027

10 63
pg. 5
1511 Acacia Ave., Torrance, CA 90501 – Structural Observation Report Gutter and Downspout – The roof currently lacks gutters and downspouts, causing stormwater to drain directly over the exterior wall surface. This uncontrolled runoff creates heavy staining, accelerates stucco deterioration, and allows moisture intrusion into the wall assembly.

Prolonged wetting of stucco leads to cracking, delamination, and premature failure of the exterior finish.

Installing a properly sized gutter and downspout system will collect roof runoff, direct it away from the wall, and maintain compliant drainage. This improvement will protect the stucco, reduce maintenance, and prevent moisture-related damage to the building envelope.

In addition, the house needs to be painted.

Time to repair: 2028

Driveway – The driveway paving shows visible paint marks at the interface where the driveway meets the wall. In several areas, the coating is peeling, and there are dark surface stains caused by vehicle traffic. These conditions indicate surface wear and deterioration of the existing finish.

To restore the driveway to its original condition and ensure a uniform, durable surface, the driveway should be power washed, cleaned, and repainted/resealed with an appropriate exterior paving coating. This corrective action will remove existing discoloration, eliminate peeling areas, and provide a consistent protective finish.

Time to repair: 2027

11 64
pg. 6
1511 Acacia Ave., Torrance, CA 90501 – Structural Observation Report Entry Door: The existing entry door will be replaced with a new door that is compatible with and appropriate for the Spanish Revival architectural style of the home. The new door shall match the historic character in material, profile, and detailing, and must be installed per manufacturer specifications.

Time to repair: 2030

Garage Roof Framing – The existing garage roof framing does not conform to current code requirements and exhibits minor sagging/deflection. The roof framing shall be evaluated by a licensed structural engineer or architect, and a new code-compliant framing design shall be prepared and implemented as required.

Time to repair:2029
Garage Construction the garage has a rear addition that should be reviewed against city records to confirm whether it is a permitted structure.

Time to repair: 2036
12 65
pg. 7
1511 Acacia Ave., Torrance, CA 90501 – Structural Observation Report Clay Tile Roof – Repairs and Required Upgrades
Clay Tile Condition: Several clay tiles are broken or damaged and require replacement with matching clay tiles. All work shall maintain the existing roof profile and attachment method.

Flashing & Metal Components: The roof is missing required metal flashing, metal valleys, and edge metal. These components must be installed per current code and manufacturer standards to ensure proper water shedding and long-term performance.

Vent & Pipe Flashing: All roof penetrations—including vents and pipe protrusions—require properly fitted metal flashing. After installation, exposed metal components must be painted to match the roof system for protection and visual consistency.

Edge Tile Voids: The perimeter/edge tiles contain voids that must be filled with roof-grade mortar or approved cementitious material to prevent water intrusion and tile displacement.

Cleaning: The clay tile roof requires professional cleaning to remove debris, biological growth, and surface buildup without damaging the tiles or underlayment Time to repair: 2029

13 66
1 Tracy Weaver, CMC Historic Preservation Commission
Recording Secretary September 17, 2026
September 17, 2026

MINUTES OF REGULAR MEETING OF THE

TORRANCE HISTORIC PRESERVATION

COMMISSION

1. CALL MEETING TO ORDER
The Torrance Historic Preservation Commission convened in a regular session at 6:33 PM on Thursday, September 17, 2026, in the West Annex Commission Meeting Room 3031 Torrance Boulevard.

ROLL CALL

Present: Commissioners Griffiths, Henson, Weideman
and Chair Schwartz

Absent: Commissioners Higginbotham and Trivelli
Also Present: Acting Planning Associate Brice Kennedy and Planning Associate Kevin Joe.

MOTION: Commissioner Weideman moved to excuse the absence of Commissioners Higginbotham and Trivelli. Commissioner Griffiths seconded the motion; roll call vote reflected 4-0 approval. (Absent: Commissioners Higginbotham and Trivelli)

2. FLAG SALUTE
The Pledge of Allegiance was led by Commissioner Weideman.

3. ANNOUNCEMENT OF WITHDRAWN, DEFERRED, AND/OR SUPPLEMENTAL ITEMS
Acting Planning Associate Kennedy stated item #7A has a supplemental item; a revised Property Maintenance and Rehabilitation Plan submitted by the applicant.

4. ORAL COMMUNICATIONS
None

5. CONSENT CALENDAR
5A. COMMUNITY DEVELOPMENT – APPROVAL OF MINUTES: August 20, 2026.

MOTION:

Commissioner Weideman moved to approve August 20, 2026, minutes.

Commissioner Griffiths seconded the motion; a roll call vote reflected 4-0 approval. (Absent: Commissioners Higginbotham and Trivelli)
67 2
Tracy Weaver, CMC Historic Preservation Commission
Recording Secretary September 17, 2026

6. PUBLIC HEARINGS
None

7. ADMINISTRATIVE MATTERS
7A. Community Development – Consider a Mills Act Contract (HPC26-00005) for Historic Landmark #8: LAUREN KOCH and MARC COHEN
Recommendation of the Community Development Director that the Historic Preservation Commission: determine this item is exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15331 - Historic Resource Rehabilitation/Restoration, recommend that City Council enter into a Mills Act Contract (HPC26-00005) for an existing single-family residence on property located in the SingleFamily Residential (R-1) Zone, Torrance Tract Overlay Zone at 1511 Acacia Avenue (APN 7355-011-010).

Planning Associate Joe introduced and presented the item.

Applicant: Lauren and Marc Cohen were available to answer questions.

Commission discussed whether the proposed rehabilitation costs would affect Mills Act property-tax savings, it was stated tax calculation is separate from the work plan and ultimately determined by the County Assessor. Commissioners supported including the driveway work because it is visible from the street and contributes to the property's overall appearance, while agreeing to exclude the rear garage work because it is not visible from the street. The applicants stated they intended to correct the garage issue regardless of its inclusion in the Mills Act plan.

MOTION: Commissioner moved to determine this item is exempt from California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines and recommend that City Council enter into a Mills Act Contract (HPC26-00005) for 1511 Acacia Avenue (APN 7355-011-010) with exclusion of garage. Commissioner Weideman seconded the motion; a roll call vote reflected 4-0 approval. (Absent:

Higginbotham and Trivelli)

8. COMMISSION ORAL COMMUNICATIONS
Commissioners and staff gave final comments.

Commission and staff welcomed new Commissioner Henson.

Acting Planning Associate Kennedy stated the meeting agenda had been posted on the City’s public notice board and website on September 10, 2026. 68 3
Tracy Weaver, CMC Historic Preservation Commission
Recording Secretary September 17, 2026

9. ADJOURNMENT
MOTION: At 6:56 PM Commissioner Weideman moved to adjourn the meeting to Thursday, October 15, 2026, at 6:30 PM in the West Annex Commission Meeting Room. Commissioner Henson seconded the motion; a roll call vote reflected 4-0 approval. (Absent: Commissioners Higginbotham and Trivelli) 69

Torrance City CouncilOctober 20, 2026

Torrance City Council
October 20, 2026