Article 48 — DOWNTOWN RESIDENTIAL MULTIPLE-FAMILY RESIDENTIAL DISTRICT

The Downtown Residential Multiple-Family District implements the Commercial Center General Plan designation by providing for higher-density multiple-family residential development in the vicinity of Downtown Torrance. The location of multiple-family residential development within walking distance to Downtown Torrance supports Downtown commercial activities and contributes to its identity as a desirable and active community destination. Development standards are intended to ensure that new development incorporate design elements that reflect the historic nature of the area and facilitate the ease and safety of pedestrian activities.

a) Single-family residences constructed prior to January 1, 2001, including any alterations or additions to said structures provided such alterations or additions comply with current regulations of the R-1 District, and any uses allowed within the R-1 District.

b) Duplexes or any two (2) unit style development constructed prior to January 1, 2001, including any alterations or additions to said structures provided such alterations or additions comply with current regulations of the R-2 District, and any uses allowed within the R-2 District.

c) Alterations or additions to multiple-family residences consisting of three (3) or more units that were constructed prior to January 1, 2001, provided such alterations or additions comply with current regulations of the R-3 District.

a) Multiple-family residences consisting of three (3) or more units as provided for in Article 1 of Chapter 5 of this Code, provided that said development is found to be consistent with the purpose of this District and in conformance with identified development and design standards.

b) Senior housing in accordance with Article 1, Chapter 5, Section 95.3.45. and Article 2 of Chapter 3, Section 93.2.3.g).

a) Density: For each dwelling unit there will be provided a minimum of one thousand (1,000) square feet of land area.

b) Lot Size: For new multiple-family development, the minimum lot size is fifteen thousand (15,000) square feet.

c) Building Setbacks: The following building setbacks are required:

1. Front yard: An average setback of fifteen (15) feet, with a minimum setback of ten (10) feet. A minimum of seventy-five (75) percent of the total front yard area is to be permanently maintained in landscaping.

2. Rear yard: A minimum of ten (10) feet. However, when the rear yard is adjacent to an alley and the rear portion of the building is occupied by garage(s) the minimum setback may be five (5) feet. This exception is applicable only to the first floor of a building; building area above the first floor must maintain the minimum setback of ten (10) feet.

3. Sideyards: A minimum of five (5) feet. Permitted encroachments are limited to eave overhangs as provided for in Chapter 2, Article 5, Section 92.5.3.; chimneys and greenhouse windows as provided for in Chapter 2, Article 5, Section 92.5.5.b).

• 4. Exterior Sideyards: A minimum of ten (10) feet.

d) Building Height: A maximum of thirty-five (35) feet.

e) Parking:

1. New multiple-family residential development in the RD District will provide off-street parking as follows:

A) No less than one parking space for any unit with a total living area less than nine hundred (900) square feet.

B) No less than two (2) parking spaces for any unit with a total living area between a minimum nine hundred (900) square feet and a maximum of fourteen hundred and forty-nine (1449) square feet.

C) No less than three parking spaces for any unit with a total living area of fourteen hundred fifty (1450) square feet or more.

2. For each dwelling unit there will be provided no less than one private enclosed garage. However, the Planning Commission may approve a common garage arrangement if it is found that such design enhances the project for the benefit of its residents. Additional required parking will be provided in uncovered designated parking spaces.

• 3. Guest Parking: No less than one uncovered guest parking space will be provided for each five (5) units or portion thereof.

f) Lockable storage: A minimum of two hundred (200) cubic feet of private, enclosed, and lockable storage area will be provided for each unit.

• g) Usable Open Space:

1. Usable open space will be provided for each dwelling unit as calculated pursuant to Section 92.20.7, in accordance with the area of the dwelling unit as follows:

A) No less than two hundred fifty (250) square feet for any unit with a total living area less than nine hundred (900) square feet.

B) No less than five hundred (500) square feet for any unit with a total living area less than fourteen hundred and forty-nine (1449) square feet.

C) No less than seven hundred and fifty (750) square feet for any unit with a total living area of fourteen hundred fifty (1450) square feet or more.

• 2. There is no minimum requirement for private open space. However, should private open space be provided, the following will apply:

A) Each two (2) square feet of balcony or patio shall count as three (3) square feet toward the usable open space requirement to a maximum of one hundred fifty (150) square feet.

B) Balconies and patios to qualify as private usable open space must have a minimum inside dimension of six (6) feet by ten (10) feet; be immediately adjacent to a communal living area of the unit, such as kitchen, dining room, or living room; and be at the same grade level.

3. Yard areas to qualify as open space must have a minimum dimension of ten (10) by fifteen (15) feet, be readily accessible to adjacent units; be properly graded with a slope not to exceed five (5) percent, except for ornamentally landscaped areas, and be completely improved with landscaping, or recreation or leisure outdoor activities. For the purposes of this Article, all the front yard area may be counted toward the usable open space requirement.

• 4. Specifically excluded as usable open space are all areas devoted to automobiles, such as driveways, parking spaces, aisles, loading zones, etc. Also excluded are storage areas and any area fenced or otherwise inaccessible to tenants.

h) Landscaping: All common open space areas, including the front yard, will be permanently maintained in landscaping supported by a state-of-the-art water saving irrigation system in accordance with a landscaping plan approved by the Planning Director. At a minimum, the landscaping plan is to include:

• 1. One tree per unit, all of which must be thirty-six (36) inch box specimens.
• 2. A mixture of shrubs and flowering plants located along the base of the building and along common walkways.
• 3. Plant materials in all areas designated as common open space not otherwise paved as walkways or as courtyards.

a) Main entries (the front door) into individual dwellings units will be oriented towards a public street, a common courtyard area, or a side yard area common to multiple units.

b) Front doors will be decoratively treated and will be articulated with transitional features and spaces such as stoops, overhangs, or porches.

c) Where the main entrance to any dwelling unit faces a driveway, a separate walkway will be provided to allow a person to walk from the front door to the nearest public sidewalk. Said walkway shall be unobstructed and separated from the driveway by physical or visual means such as landscaping; planters; or decorative, contrasting, or textured paving materials.

d) No parking spaces may be located in front of an entrance to a dwelling unit.

e) An integrated walkway system will be provided to allow residents to walk from the front door of their dwelling unit to trash receptacles, parking areas, and mail boxes.

f) Garages will be visually oriented away from public streets. Project design should allow maximum access to parking from the alley in order to minimize curb cuts onto the public street.

g) Architectural Enhancements and Character:

• 1. The use of physical changes and design features, such as balconies, colonnades, enclosures, overhangs, porches and stoops are encouraged to create visual interest and enhance the streetscape.
• 2. Buildings should be provided with varied window treatment, fenestration and architectural elements to provide a visually pleasing environment.
• 3. Offset window and door placement to maintain unit to unit privacy.
• 4. The overall architectural design, building features and materials must acknowledge the historic nature of the original Torrance Tract and the character of the original multiple-family residential development within the area.

a) In addition to the review criteria set forth in Chapter 5, Article 1, Section 95.1.2., the following issues will be considered in the review of an application for a Conditional Use Permit for new multiple-family residential development within the RD District:

1. That the proposed development is designed with an orientation to the public street so to promote a greater sense of community safety and interaction, and to provide for easy pedestrian access.

• 2. That the overall architectural design, building features and materials must acknowledge the historic nature of the original Torrance Tract and the character of the original multiple-family residential development within the area.
• 3. That within the consideration of a Conditional Use Permit, these provisions may be modified by the Planning Commission in cases where innovative design techniques are used to create an equivalent or more desirable result.