Article 2 — USES GENERALLY Revised 4/25 Revised 10/25

(Amended by O-1384)

It shall be unlawful for any person to erect, construct, establish, alter, add to, or enlarge, or to cause or permit to be erected, constructed, established, altered or enlarged, or to use or occupy or permit to be used or occupied, any land, building or premises for any purpose or in any manner contrary to the provisions of this Division as to uses permitted or excluded, building height limit, building site area required, front, side or rear yards required and distances between buildings, applicable to the particular district in which such land, building or premises are located.

All improvements and/or areas used, or to be used, for places of public assemblage, shall as a prerequisite to their use, be required to provide off-street parking, as set forth under Chapter 3 of this Division.

One (1) unlighted sign not to exceed twelve (12) square feet, located not less than ten (10) feet from any property line of the lot upon which such sign is placed, and pertaining only to the rental, lease, or sale of the building or property upon which such sign is located, will be permitted in any of the residential zones; provided, however, that such signs shall otherwise be erected and maintained in compliance with the provisions of the sign ordinance of the City of Torrance.

The uses of all buildings and property publicly owned and engaged in the performance of a public function may be permitted in any district or zone herein described, provided such use is not obnoxious or detrimental to the welfare of the community.

(Added by O-2470)

a) All trash from all commercial or industrial uses shall be kept at all times in enclosures of the type described in this Section.

b) Trash enclosures as required in this Section shall be bounded on three (3) sides by walls of material compatible in color, texture and appearance with the main structure and having a gated opening of sufficient width to permit the removal and replacement of standard size commercial trash bins. The gate of said enclosure shall be constructed of solid, opaque material.

c) Trash bins shall remain in the enclosures except during trash pickup.

(Added by O-2571)

a) No person owning, occupying or having control of an individual residence unit shall lease any part of, or a room in, such residence unit except as provided herein.

b) The owner or lessee of a single family residence who resides on the premises may rent rooms in the residence within which he resides to not more than two (2) persons.

c) The owner or lessee of a single family residence who resides on the premises may rent rooms in the residence within which he resides to three (3) or more persons if a waiver therefor has been obtained, as provided in Article 2 of Chapter 4 of this Division (Section 94.2.1. et seq.).

d) Nothing contained in this Section shall be construed to preclude the lease or rental of an entire individual dwelling unit, apartment or condominium unit located within a two-family dwelling building (duplex), apartment house or condominium project.

(Added by O-2885)

No community care facility for the housing of wards of the juvenile court shall be located closer than one (1) mile from another community care facility for the housing of wards of the juvenile court. The measurement shall be made from the property line boundaries of the respective community care facilities.

(Added by O-3058)

a) No person shall install, either as owner or agent, or employee of the owner, or as an independent contractor for the owner, or otherwise, any satellite antenna, any additions thereto or substitution for such antenna unless a permit is obtained from the Planning Director therefor. Such permit shall be issued by the Planning Director if he determines that such antenna will conform to the provisions of this Section 92.2.8 and other provisions of this Code.

b) The term "satellite antenna" as used in this Section 92.2.8 shall mean and include any antenna or other instrument designed or used for the reception of television or other electronic communication signal broadcast or relayed from an earth satellite.

c) Such an antenna, if located in any residentially zoned district or on any property used for residential purposes, shall be treated as an accessory structure and shall comply with height, setback and lot coverage requirements for the residential zone in which it is located or for single-family residences if it is not located in a residential zone. Satellite antennae placed within a residential zone or on property used for residential purposes shall be screened from view from streets and from abutting properties by use of fences, hedges or appropriate plant materials, as determined by the Planning Director.

d) If such an antenna is located within any commercial or manufacturing district or on any property used for commercial or industrial purposes, a site plan shall be submitted pursuant to the requirements set forth herein showing the location for placement of such antenna, in addition to such other information as may be required by the Planning Director. As to each such antenna site, there shall be available an adequate siting area which is not otherwise required for parking or otherwise occupied by structures and improvements upon the property. Each such antenna site shall be properly screened with materials compatible with existing structures when, in the opinion of the Planning Director, it is necessary to mitigate visual impact from neighboring properties or from public view.

e) Any satellite antenna installation which does not meet the criteria as set forth in subsections (c) and (d) above shall be subject to the issuance of a Conditional Use Permit in accordance with the provisions of Chapter 5 of this Division 9

f) The issuance of a permit for a satellite antenna in accordance with the provisions of this Section 92.2.8 shall not constitute a waiver of any provision of the City’s Building Code which requires a building permit for such antenna.

g) The applicant, the City Manager, any member of the City Council, or any interested person adversely affected by the action of the Planning Director, granting or denying such permit may file a written notice of appeal therefrom with the City Clerk within five (5) days thereafter. If the appeal is filed by a person other than the City Manager, or a member of the City Council, a fee shall be paid for such appeal as provided in Section 99.2.1 of this Code. Such appeal shall be heard by the Planning Commission, which may affirm, reverse or modify the decision of the Planning Director.

(Added by O-3171; Amended by O-3485; O-3760)

a) No person will conduct sales of pumpkins and/or Christmas trees on any vacant property without first obtaining a Seasonal Sales Permit issued from the Planning Director.

b) An application for a Seasonal Sales Permit must be filed with the Planning Department and will include the following:

1. A completed application form signed by the applicant and the property owner acknowledging and agreeing to all applicable conditions; and

2. A dimensioned plot plan of the proposed location. The plot plan must indicate the following information:

A) The location and dimensions of all Christmas tree sales and storage areas, public activity areas, fenced areas, incidental activity areas, and distances between tree displays, parking areas and temporary structures as required by the Fire Department;

B) The location of temporary buildings, trailers, tents, electrical or mechanical equipment, trash receptacles, and signs;

C) The location of required safety devices such as portable fire extinguishers, no smoking signs, and emergency exits;

• D) The location, layout and dimensions of required driveways and parking spaces; and,

• E) Any other information found by the Planning Director to be necessary for the review of the application.

• c) No Seasonal Sales Permit will be issued by the Planning Director prior to September 1st for any pumpkin sales lot and November 1st for any Christmas sales lot.

• d) A Seasonal Sales Permit must be obtained for each individual sales lot. The Seasonal Sales permit will be issued if in the judgment of the Planning Director the subject sales lot will conform to the following criteria:

• 1. The proposed sales lot is located on a vacant property zoned for commercial or manufacturing use;
• 2. The proposed sales lot operation is conducted between the hours of 9:00 A.M. to 10:00 P.M. daily;
• 3. Site preparation and set up for the sales lot will not commence prior to September 20th for a pumpkin sales lot, and November 15th for a Christmas tree sales lot;
• 4. Sales operations to the public for pumpkin lots will begin no earlier than October 10th and end no later than October 31st;
• 5. Sales operations to the public for Christmas tree lots will begin no earlier than the day after Thanksgiving and end no later than December 25th;
• 6. A) The complete clean up of a pumpkin sales lot will be completed by the November 10th that immediately follows the last approved operating date for the sales lot;

B) The complete clean up of a Christmas tree sales lot will be completed by the January 5th that immediately follows the last approved operating date for the sales lot; and

C) The clean up requirement may be waived during the transition time period between the last effective sales date for a pumpkin sales lot and the first effective sales date for a Christmas tree sale lot only if the applicant has received separate permits for operating both sales lots on the same property during the same calendar year and will be subject to the requirements of subsection e) 7) of this Section 92.2.9

• 7. The proposed sales lot will not adversely disrupt traffic in the vicinity as determined by consideration of the following factors:

• A) The location and design of on-site driveways;

• B) On-site parking and circulation; and

C) On-site lighting and traffic signage.

• 8. There is one parking space provided for every one thousand five hundred (1,500) square feet of display and public activity areas;
• 9. The proposed sales lot will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity;
• 10. If an incidental activity, as allowed by subsection e) of this Section 92.2.9, is proposed in conjunction with the sales lot, its operation will conform with the standards and requirements of subsection e) and all other applicable requirements;
• 11. No other activity, other than the sales of pumpkins or Christmas trees, as defined in Sections 91.2.163 and 91.2.164 respectively, or a small animal petting zoo and/or a pony ride, as defined Sections 91.2.167 and 91.2.168 respectively, will be conducted;

12. There will be no amplified sound, as defined in Section 46.5.3 of Article 5 of Chapter 6 of Division 4; and,

• 13. There will be no vending machines on-site.

e) One (1) small animal petting zoo and/or one (1) pony ride, as defined in Sections 91.2.167 and 91.2.168, may be permitted as an incidental use to the primary use of a pumpkin and/or a Christmas tree sales lot. Small animal petting zoos may be allowed in association with both a pumpkin and a Christmas tree sales lot, whereas a pony ride may be allowed only in association with a pumpkin sales lot. The operation of a small animal petting zoo and/or a pony ride may be approved if in the judgement of the Planning Director the use will conform with the following:

• 1. A Seasonal Sales Permit is obtained from the Planning Director for the primary sales lot;
• 2. The total area occupied by the proposed incidental uses, will not exceed ten percent of the total sales lot display area;
• 3. One additional parking space is provided for every one hundred (100) square feet of area occupied by the incidental uses and animal storage area;
• 4. The incidental uses and/or any animal pens are located at a maximum distance away from residential uses;
• 5. All applicable City and County licensing, health permit, and inspection requirements will be satisfied;
• 6. The applicant has submitted to the License Supervisor a policy of insurance naming the City of Torrance and all elected and appointed officers and employees as additional assured when acting in their official capacity, in the amount of One Million Dollars ($1,000,000.00);
• 7. Animals will not be brought on-site prior to one day before and will be removed from the site one day after the specified approved public sales dates;
• 8. A person responsible for the care of and the regular maintenance of the animals on-site will be present at all times during the period that the animals are present and this person will have appropriate identification when acting in this capacity;
• 9. A report from a licensed Doctor of Veterinary medicine certifying that all animals on the site are healthy and appropriate for public viewing and/or interaction must be provided to the Los Angeles County Department of Animal Care and Control and the Planning Director by noon each Monday as long as the animals are onsite. All costs associated with this requirement will be the responsibility of the applicant;
• 10. Any animals found to be ill or inappropriate for public interaction will be isolated immediately and will be removed from the site within eight hours of notification by the Los Angeles Department of Animal Care and Control; and,

11. All animal waste will be quickly and appropriately disposed of in an enclosed container, and no waste will be disposed of adjacent to either residential or commercial uses.

f) The Planning Director may impose additional conditions to the approval of the Seasonal Sales Permit to insure the preservation of the public peace, safety, health, and general welfare.

g) Any violations of this Section, other applicable Sections of the Torrance Municipal Code and/or conditions of approval may result in enforcement actions, immediate suspension of the issued Seasonal Sales Permit and the denial of an application for such future sales permits by the operator and/or the property owner.

h) The Planning Director may charge a fee for such approvals as provided in City Council Resolution 94-91 as adjusted by resolution from time to time, but may waive such fee for good cause, as provided in Section 31.6.2 of this Code.

i) The decision of the Planning Director will be appealable to the Planning Commission in the same manner as provided in Section 92.30.11, and to the City Council pursuant to the provisions contained in Article 5 of Chapter 1 of Division 1

(Added by O-3535; Amended by O-3815; O-3863; O-3864; O-3889; O-3897; O-3896; O-3910; O-3911; O-3954)

A) PURPOSE

The purpose of Section 92.2.10, Accessory Dwelling Units and Junior Accessory Dwelling Units, of the Torrance Municipal Code (TMC), is provided for the creation of accessory dwelling units consistent with Sections 66310 through 66332 and 66333 through 66339 of the Government Code, as amended from time to time. In any instance where there is conflict, State law shall govern.

B) DEFINITIONS

1. “Accessory Dwelling Unit” (ADU) is an attached or detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary dwelling. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same lot as the single family or multifamily dwelling is or will be situated. An ADU also includes an efficiency unit as defined in Section 17958.1 of the California Health and Safety Code, and a manufactured home as defined in Section 18007 of the California Health and Safety Code. An ADU shall not be operated as a short-term rental or rented for a period less than 30 days.

2. “Accessory Dwelling Unit, Junior” (JADU) is a unit no more than 500 square feet in size and contained entirely within a proposed or existing single-family dwelling or within the walls of a garage attached to a proposed or existing single-family dwelling. It shall include permanent provisions for living, sleeping, eating, and cooking. JADU may include a separate sanitation facility, or may share a sanitation facility with the single-family dwelling. JADU shall not be operated as a short-term rental or rented for a period less than 30 days.

3. “Efficiency Kitchen” is a kitchen that includes a sink, cooking appliance, counter surface, and storage cabinets that are a reasonable size. An efficiency kitchen shall meet the minimum building code standards.

4. “Efficiency Unit” shall mean the same as defined in Section 17958.1 of the California Health and Safety Code and have a minimum floor area of 150 square feet.

5. “Livable” means a space intended for human habitation, to include but not limited to living, sleeping, eating, cooking, or sanitation.

6. “Non-Livable” means a space not intended for human habitation, to include but not limited to accessory structures, garages, patios, sheds.

• 7. “Roof Deck” is the walkable or otherwise useable open space recreation area located above the top plate of the uppermost floor, the only access to which is from the floors below through an enclosed access way.
• 8. “Sanitation Facilities” shall have the same meaning as “toilet facilities” located in Part III, Chapter 3, Section R306 (Sanitation) of the Residential California Building Code.

C) APPLICABILITY AND PERMISSIBLE USE

1. Standards. ADUs and JADUs are subject to the provisions of this Section, Development Standards, City of Torrance Design Guidelines, and requirements of the TMC.

2. ADUs and JADUs Submitted Separately with Existing Improvements. The City shall review the proposal ministerially, and without discretionary review or a hearing. There must be an existing single-family or primary dwelling or multiple-family structure on the subject property.

3. ADUs and JADUs Submitted with Other Proposed New Improvements. If the permit application to create an ADU or a JADU is submitted with a permit application to create a new single-family dwelling on the subject property, the City may delay acting on the permit application for the ADU or the JADU until the City acts on the permit application to create the new single-family dwelling. The application to create ADU and JADU shall be considered without discretionary review or hearing.

4. Efficiency Unit. For the purposes of this section, ADU includes an efficiency unit. If an ADU is at least 150 square feet and does not exceed 300 square feet, this proposal would be eligible for an efficiency kitchen.

• 5. ADUs Required by State Law. ADUs required by State law are allowed on lots located within a residential or mixed-use zone, in compliance with all applicable provisions of Section 92.2.10(E), Development Standards and requirements, of the TMC, except for those provisions which do not allow an ADU.
• 6. Density. For purposes of calculating allowable density under the General Plan and Zoning Code an ADU is an accessory use that does not count toward the allowable density for the lot.
• 7. Coastal Zone. The California Coastal Act applies to ADUs/ JADUs located in the Coastal Zone. A copy of the California Coastal Commission permit approval (i.e., Coastal Development Permit, Waiver, or Exemption) shall be filed with the Community Development Department as part of the building permit application.
• 8. Multi-Family Structures. For the purpose of this Section, a structure with two or more attached dwellings on a single lot is considered a multifamily dwelling structure. Multiple detached single-family dwellings on the same lot are not considered multifamily dwellings.

9. Attached Structures. For the purpose of this Section, “attached” shall mean the proposed ADU shares a wall with the existing or proposed primary dwelling or the multiple-family structure. ADUs or Junior ADUs shall not be connected to the existing or proposed primary dwelling or multiple-family structure solely by a patio cover, breezeway or similar roofed area. Any attached ADU must have at least 25% of total linear wall in common with the primary dwelling.

10. Public Transit. For purposes of this Section, “public transit” means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes, and are available to the public.

11. Permit Requirements. It is prohibited to convert existing floor area or construct an ADU without first obtaining a building permit issued by the Community Development Department. Such permit shall be issued if it is determined that the ADU/JADU will conform to the provisions of this Section.

12. Permit Review. A permit application to construct an ADU/JADU shall not be denied due to the correction of nonconforming zoning conditions, building code violations, or unpermitted structures that do not present a threat to public health and safety and are not affected by the construction of the ADU. This provision does not insulate the property owner from having to correct nonconforming zoning conditions, building code violations, or unpermitted structures that present a threat to public health and safety and that are separate from construction of the ADU.

13. Demolition of an Existing Detached Garage. A demolition permit for a detached garage that is proposed to be replaced with an ADU must be reviewed with the building permit application for the ADU and issued at the same time.

14. Fees. A fee shall be assessed at the time of the building permit application to reimburse the cost incurred for plan review, permit processing, development impact mitigation, and for preparing a full set of comments to the applicant with a list of items that are defective or deficient and a description of how the application can be remedied by the applicant, all within the 60-day time frame pursuant to State law. The fee shall include reimbursement for the costs of adopting and amending the ordinance that provides for the creation of ADUs.

D) PERMITTED ZONING DISTRICTS, NUMBER OF UNITS

ADUs and JADUs shall be permitted in any residentially zoned and mixed-use zone lot that includes a proposed or existing dwelling, as outlined in Table 92.2.10-1, and subject to the provisions of this Section (notwithstanding TMC Section 92.2.10.(F)):

Table 92.2.10-1 – JADU/ADU

Number of Units

• For any exceptions or special allowances, see TMC § 92.2.10(G)(1).

• ** Would only qualify if met specific requirements as outlined in Section 66340-66341 of the California Government Code.

*** The allowed number of ADUs would be determined upon submittal to the Community Development Department.

1. No ADU or JADU shall be permitted on a property developed under the provisions of TMC Section 92.29.34.

E) DEVELOPMENT STANDARDS AND REQUIREMENTS

Proposed improvements under this section shall comply with the following development standards and requirements:

• 1. Lot Coverage. Shall comply with the lot coverage requirements of the underlying zone.

2. Floor Area Ratio (FAR). Shall be calculated as gross floor area and comply with the floor area ratio requirements of the underlying zone. 3) Setbacks. Shall comply with the setbacks outlined for the applicable configuration. A. Detached: i. Front Yard: 15 feet. ii. Side Yard: 4 feet. iii. Rear Yard: 4 feet.

• iv. Building Separation: 6 feet from wall to wall.

• v. Setbacks required by utility easements and recorded setbacks shall be maintained. vi. No setback is required for an existing living area, accessory structure, or a structure constructed in the same location and dimensions of the existing structure that is proposed to be converted to an ADU.

• B. Attached:

• i. Front Yard: Shall follow the applicable overlay or underlying zone. ii. Side Yard: 4 feet.

• iii. Rear Yard: Same as primary dwelling.

• iv. Building Separation: 6 feet from wall to wall.

A. ADU may be either attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas, or similar uses, or an accessory structure detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling. An ADU may be either located within a proposed or existing primary dwelling, multiple-family structure, or detached from the proposed or existing primary dwelling or multiplefamily structure.

B. JADU shall be attached to or converted from a portion of the existing primary dwelling. Applicable areas include attached garages, attached storages, existing livable area, or any other similar structures.

C. Applicable to all ADUs and JADUs. When the proposed improvement, pursuant to this section, is attached to the primary or multifamily structure, the improvement shall count towards the overall height and number of stories of the structure it is attached to.

6. Unit Size.

A. Maximum Floor Area Size.

i. An attached or detached ADU shall not exceed 1,000 square feet.

ii. JADU shall not exceed 500 square feet.

B. Minimum Floor Area Size. Any proposed ADU or JADU pursuant to this section shall provide a minimum floor area no less in size than an efficiency unit, as defined.

C. Conversion of Non-Livable Structure. The conversion of an existing accessory structure to an ADU is not subject to the maximum floor area size requirement when no expansion or addition is proposed beyond the physical dimensions of the structure or dwelling other than an expansion of not more than 150 square feet limited to accommodating ingress and egress for the purpose of an ADU; otherwise the converted floor area size shall be governed by the maximum floor area size requirement.

D. Conversion of a Portion of Livable Structure. Shall follow the Unit size standards identified in §92.2.10(6)(A)(ii) and §92.2.10(6)(A)(iii), as applicable, of the TMC. E. FAR Exclusions. For purposes of calculating floor area size an ADU shall not be subject to the accessory building floor area requirements of Section 91.4.8(d), R-1 Single Family Residential District, of the TMC.

• F. Useable Open Space. An ADU shall comply with the useable open space of the underlying zone.

7. Parking and Vehicular Access.

• A. Parking Location. Parking shall be located on the same lot containing the ADU. Only one curb cut shall be allowed per street frontage. Parking shall conform to the development standards for residential parking areas as provided for in Article 5, Chapter 3 of Division 9, of the TMC.

• B. Parking Requirement ADU. 1 parking space shall be required for each ADU unit. Such required parking shall supplement additional parking requirements for the existing dwelling. Such parking does not need to be enclosed and may be provided as tandem parking on an existing driveway. C. Replacement Parking ADU. Replacement parking is not required if a garage, carport, covered parking structure, or uncovered parking is demolished in conjunction with the construction of an ADU or converted to an ADU.

ll supplement additional parking requirements for the existing dwelling. Such parking does not need to be enclosed and may be provided as tandem parking on an existing driveway. C. Replacement Parking ADU. Replacement parking is not required if a garage, carport, covered parking structure, or uncovered parking is demolished in conjunction with the construction of an ADU or converted to an ADU.

• D. Replacement Parking JADU. If an attached garage is converted from non-livable space to a JADU, replacement parking would not be required.

• E. Exemptions. Notwithstanding this Subsection, parking requirements shall not apply to ADUs or JADUs in any of the following circumstances:

• i. The ADU or JADU is located within one-half (1/2) mile walking distance of public transit;

ii. An ADU or JADU is located within architecturally and historically significant historic district;

iii. An ADU is part of the proposed or existing primary residence or an accessory structure;

• iv. When on-street parking permits are required but not offered to the occupant of the ADU or JADU;

v. When there is a car sharing vehicle located within one (1) block of the ADU or JADU; or

vi. An ADU is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot. 8) Design Standards. All the design standards shall be applicable to all ADUs and JADUs. Specific design standards and exemptions under 92.10.E.(8)B. are only applicable to JADUs.

• A. Applicable to all ADU and JADU: i. Address numerals of all dwelling units on the lot shall be displayed clearly visible from the street or displayed in a building directory. ii. Entryways shall not open on the same architectural elevation as the main entrance door to the primary dwelling, except for detached structures consistent with No. iii of this subsection.

iii. Entryway doors shall not face toward a public right-of-way, except when the door is setback at least 10 feet from the public right-of-way.

iv. A covered entryway shall be required for any type of accessory dwelling unit. The covered entryway must match the architectural style of the accessory dwelling unit, and shall not be visible on the same architectural elevation as the main entrance door to the primary dwelling. v. New stairways shall be completely enclosed and part of the interior of the structure, except for conversion of an existing stairway. vi. New stairways cannot be visible from the public right-of-way. vii. New balconies, full height windows or doors openings with a guardrail, roof decks, and decks greater than 2 feet above grade are prohibited. viii. New mezzanines, lofts, and intermediate levels in the form of a balcony are prohibited.

art of the interior of the structure, except for conversion of an existing stairway. vi. New stairways cannot be visible from the public right-of-way. vii. New balconies, full height windows or doors openings with a guardrail, roof decks, and decks greater than 2 feet above grade are prohibited. viii. New mezzanines, lofts, and intermediate levels in the form of a balcony are prohibited.

ix. Building architecture, exterior materials, finishes, and color shall match the primary dwelling on the lot when an ADU or JADU is proposed or converted from an existing dwelling or accessory structure. x. All ADUs and JADUs shall comply with the City of Torrance Design Guidelines. If a parcel that contains a contributing or altered-contributing residential structure identified in the Historic Resources Survey within the Torrance Tract Overlay the proposal shall be consistent with the Torrance Tract Design Guidelines. xi. Architectural design elements and details shall be continuously provided and consistent completely around the structure. Such design elements shall include window treatments, trim detailing, exterior wall materials, color palette, railings, and other similar design features. Firewalls are not exempt from the required design elements. xii. At least two building materials shall be used on any building frontage (excluding roof and foundation) in addition to glazing and railings. Any one material shall comprise at least 20% of the building frontage. xiii. Each building shall use at least two exterior colors. Elements that count toward this requirement include cladding material, trim/accent colors, and visually significant colors for doors, and similar elements. Primary colors shall be used as accent colors only. xiv. No building facade may extend in a continuous plane for more than 20 feet without a window, door, variation in horizontal plane, or vertical architectural element.

xv. Any new construction or significant remodels to create an ADU pursuant to this article shall match the roof forms and pitch of the primary residence. If the roof pitch cannot match the primary residence, the pitch shall be constructed and maintained consistent with the architectural style of the primary residence.

B. Junior Accessory Dwelling Unit Specific Design Standard.

i. JADU shall be created within the walls of a proposed or existing primary dwelling, or within the walls of a garage attached to a proposed or existing single-family dwelling.

ii. If the JADU does not include a bathroom, the JADU shall include an interior entry to the primary dwelling to share the sanitation facilities.

• a. If the JADU proposes a bathroom within the JADU footprint, then an interior entry into the primary dwelling is prohibited.

iii. JADU is allowed to reduce from a full kitchen to an efficiency kitchen provided it includes:

• a. Cooking facility with appliances;

• b. Food preparation counter; and

• c. Storage cabinets.

iv. If the JADU is within the 2nd story of an existing dwelling, an additional 150 square feet is permitted for an enclosed staircase to meet the required ingress and egress; provided, that the location and design of the staircase meet the requirements of this Section.

9. Illegal ADUs and JADUs. Illegal ADUs and junior dwelling units are subject to Sections 66314 through 66332 and 66333 through 66339 of the Government Code. Any conversions from illegal ADUs to a conforming legal ADU or illegal JADU to a legal JADU shall be considered new and subject to the provisions of this Section. If the property owner of a lot containing an illegal ADU or JADU receives a notice of violation of building standards, they may request for delay in enforcement as provided in Sections 66314 through 66332 and 66333 through 66339 of the Government Code, subject to compliance with Section 17980.12 of the Health and Safety Code.

F) COVENANT RESTRICTION

A covenant restriction, approved by the City Attorney, shall be recorded with the Los Angeles County Recorder’s Office, which shall include the pertinent restrictions and limitations of a JADU identified in this Section. Said covenant restriction shall run with the land, and shall be binding upon any future owners, heirs, or assigns. A copy of the recorded covenant restriction shall be filed with the Community Development Department as part of the building permit record prior to occupancy. The recorded covenant restriction shall state that:

• 1. JADU. The conditions shall state that:

• A. The JADU shall not be sold separately from the single-family dwelling;

• B. The JADU shall be restricted to the maximum size allowed per the development standards at the time of building permit issuance;

• C. The JADU shall be considered legal only so long as either the single-family dwelling or the JADU is occupied by the property owner;

• D. The JADU shall not be operated as a short-term rental or rented for periods less than 30 days; and

E. The restrictions shall be binding upon any successor in ownership of the property and lack of compliance with this provision may result in legal action against the property owner, including revocation of any right to maintain a JADU on the property.

G) EXEMPT UNITS

Notwithstanding any development standard or other limitation set forth in Subsections above, the City shall ministerially approve an application for a building permit within a residential or mixed-use zoning district to create any of the following units:

• 1. Single-Family. Where there is one (1) or more single-family dwelling on site, any of the following can be created:

• A. Created within an existing or proposed primary dwelling or accessory building. One (1) JADU and one (1) ADU per lot, subject to all the following:

i. ADU. Shall be entirely within the square footage of an existing or proposed primary dwelling or accessory building. An additional 150 square feet may be permitted, provided it is only to accommodate ingress and egress for existing dwelling or accessory building. The minimum interior side and rear yard setbacks for any addition to accommodate existing converted ADU shall be sufficient for fire and safety.

ii. JADU. Shall be entirely within the square footage of an existing or proposed primary dwelling.

iii. Setbacks. The minimum interior side yard and rear yard setbacks shall be 4 feet.

• iv. Access. The ADU or JADU shall have exterior access from the proposed or existing primary dwelling.

• v. The JADU shall comply with the requirements of Sections 66333 through 66339 of the California Government Code.

• B. New construction. One (1) detached ADU per lot with an existing or proposed dwelling, subject to all the following:

• i. Area. The maximum square footage for the ADU shall be 800 square feet.

• ii. Setbacks. The minimum interior side yard and rear yard setbacks shall be 4 feet.

iii. Height. The maximum height of the ADU shall be 16 feet or as allowed per Government Code Section 66321.

• 2. Multiple-family, including multiple-family in mixed-use zoning districts:

• A. Attached ADUs, subject to all the following:

i. Location. Multiple ADUs within portions of existing multiple-family structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements, or garages, provided each unit complies with state building standards for dwellings.

ii. Number. ADUs equal to a maximum of 25 percent of the existing dwelling units, with a minimum of one (1) ADU. Fractions shall be rounded down to the nearest whole number.

iii. Height. The maximum height of the ADU shall be 16 feet or as allowed per Government Code Section 66321.

• B. Detached ADUs, subject to all the following:

i. Location. Within an existing or proposed accessory building.

ii. Number.

1. Multifamily Units, Proposed. A maximum of two (2) shall be permitted.

2. Multifamily Units, Existing. A maximum of eight (8) units shall be permitted but shall not exceed the number of existing multifamily units on site. iii. Area. The maximum square footage for each ADU shall be 800 square feet.

• iv. Setbacks. The minimum interior side yard and rear yard setbacks shall be 4 feet.

• v. Height. The maximum height of the ADU shall be 16 feet or as allowed per Government Code Section 66321.

(Added by O-3944)

a) PURPOSE

• 1. The purpose of the solar energy system standards is to encourage investment in solar energy systems on all parcels in the City, both residential and nonresidential, while providing guidelines for the installation of those systems that are consistent with the architectural and building standards of the City. All solar energy systems shall comply with all applicable provisions of the City of Torrance Codes and the standards of this chapter.

b) DEFINITIONS

• 1. "Solar energy system" has the same meaning as set forth in paragraphs (1) and (2) of subdivision (a) of Section 801.5 of the California Civil Code.
• 2. Roof-mounted solar energy system. A solar energy system that is structurally mounted to the roof of a structure.
• 3. Ground-mounted Energy Systems. A solar energy system that is structurally mounted to the ground and is not roof mounted. A solar carport or canopy shall be considered a ground-mounted solar energy system.

• c) STANDARDS FOR ROOF-MOUNTED SOLAR ENERGY COLLECTORS

Roof-mounted solar energy collectors shall be installed and maintained in accordance with the following requirements:

• 1. Roof-mounted solar energy collectors shall comply with the height and setback requirements in the zoning district where such property is located.

2. All solar energy system appurtenances such as, but not limited to, plumbing, water tanks, and support equipment shall be screened to the maximum extent possible without compromising the effectiveness of the solar collectors and shall be painted a color similar to the color of the surface upon which they are mounted. If panels are used as screening, they shall contain a finish and color consistent with the building’s exterior walls. Solar collectors are exempt from the screening and color provisions of this subsection; solar inverter boxes and A/C disconnect boxes are exempt from the color provision of this subsection.

d) STANDARDS FOR GROUND-MOUNTED SOLAR ENERGY COLLECTORS

Ground-mounted solar energy collectors shall be installed and maintained in accordance with the following requirements:

• 1. Location. Ground-mounted solar energy collectors are permitted in all zoning districts, provided that such installation is in compliance with any setback requirements in the zoning district where such property is located.
• 2. Height. The maximum height of a ground-mounted solar energy collector system shall comply with the height requirements in the zoning district where such property is located.
• 3. Parking. Solar carports and canopy energy systems shall not result in a net loss of any required parking.

e) PERMITTING

• 1. Roof-Mounted Energy Systems. Roof-Mounted energy systems that comply with the height and setback requirements of the zoning district where such property is located shall be reviewed and approved through the City’s Building Permit process.

2. Ground-Mounted Energy Systems. Ground mounted systems less than three feet above grade shall be permitted by the of the Community Development Director through the Administrative Planning Permit approval process. Ground mounted energy systems exceeding three feet in height shall be reviewed and approved based on the standards of the zoning district where such property is located.

f) EXCEPTION

Notwithstanding anything set forth herein, the regulations set forth in this article shall not preclude the establishment of solar energy systems proposed in accordance with state or federal law.

(Added by O-3944)

a) Purpose

The intent and purpose of this article is to adopt an expedited, streamlined permitting process for electric vehicle charging stations that complies with Government Code Section 6580.71, to achieve timely and cost-effective installations. This article is designed to encourage the use of electric vehicles by removing what the State Legislature considers to be unreasonable barriers, thus minimizing costs to property owners and the city, and expanding the ability of property owners to install electric vehicle charging systems and electric vehicle charging spaces. This article allows the City to achieve these goals while protecting the public health and safety.

b) Definitions.

For purposes of this chapter, the following words and phrases shall have the following meanings:

1. Approved, Deemed, (for the purposes of this Article) means the Building and Safety Division determined each item within the application contained all requested and relevant information pursuant to the review procedures set forth in this Article and the application is prepared for permit issuance.

2. Complete, Deemed, (for the purposes of this Article) means an applicant has submitted all items listed on the Application Checklist used upon the date the application is received, including all required plans and full payment of all required fees, and the Building and Safety Division has determined each item contains all requested and relevant information pursuant to the review procedures set forth in this Article. The specific review period begins with either the initial or each resubmission of an application.

3. "Electric vehicle charging station"or "charging station" means any level of electric vehicle supply equipment station that is designed and built in compliance with Article 625 of the California Electrical Code, as it reads on the effective date of this article and delivers electricity from a source outside an electric vehicle into a plug-in electric vehicle.

I. Level 1 (L1) equipment provides charging through a 120-volt (V) alternating current (AC) plug, is standard on vehicles, can be portable and does not require the installation of charging equipment. L1 charging generally takes eight (8) to 12 hours to completely charge a fully depleted battery. L1 charging is typically used in residential settings.

II. Level 2 (L2) equipment provides charging through a 240-V AC plug and requires installation of charging equipment. L2 charging equipment is compatible with all electric vehicles and plug-in electric hybrid vehicles. L2 charging generally takes four (4) to six (6) hours to completely charge a fully depleted battery. L2 charging is commonly found in residential settings, parking areas, places of employment and commercial settings.

charging through a 240-V AC plug and requires installation of charging equipment. L2 charging equipment is compatible with all electric vehicles and plug-in electric hybrid vehicles. L2 charging generally takes four (4) to six (6) hours to completely charge a fully depleted battery. L2 charging is commonly found in residential settings, parking areas, places of employment and commercial settings.

III. Level 3 (L3) or direct current fast charging (DCFC) equipment is not compatible with all vehicles, and the charge itself is not accepted by all vehicles. L3 charging can provide half-a-charge in approximately 20 minutes. They are typically used in commercial settings, and providers often charge a fee.

4. "Electric vehicle (EV) capable space" means a vehicle space which is provided with a branch circuit, any necessary raceways, both underground and/or surface mounted, to accommodate EV charging, terminating in a receptacle or a charger.

• 5. "Feasible method to satisfactorily mitigate or avoid the specific adverse impact" includes, but is not limited to, any cost-effective method, condition or mitigation imposed by the City on another similarly situated application in a prior successful application for a similar permit.

6. "Specific, adverse impact" means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified, and written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.

7. "Electronic submittal" means the utilization of one or more of the following:

• I. Electronic mail or email.

• II. Facsimile.

III. The internet.

• 8. "Administrative Planning Permit" means an approval from the city’s planning department, as allowed in the Torrance Municipal Code, by verifying the proposed use, structure and/or equipment complies with the city’s land use requirements.

c) Applicability

This article applies to the permitting of all electric vehicle charging stations in the city. Electric vehicle charging stations legally established or permitted prior to the effective date of this article are not subject to its requirements unless physical modifications or alterations are undertaken that materially change the size, type, or components of an electric vehicle charging station in such a way as to require new permitting. Routine operation and maintenance or like for like replacements with no structural alterations shall not require a permit.

d) Technical review

• 1. In the technical review of a charging station permit application, consistent with Government Code Section 65850.7, the Building Official shall not condition the approval for any such permit on the approval of such system by an association, as that term is defined by Civil Code Section 4080.

2. Prior to submitting an application for processing, the applicant shall verify that the installation of an electric vehicle charging station will not have specific, adverse impact to public health and safety and building occupants. Verification by the applicant includes but is not limited to: electrical system capacity and loads; electrical system wiring, bonding and overcurrent protection; building infrastructure affected by charging station equipment and associated conduits; areas of charging station equipment and vehicle parking.

• 3. Anchorage of either floor-mounted or wall-mounted electric vehicle charging stations shall meet the requirements of the California Building or Residential Code as applicable per occupancy, and the provisions of the manufacturer’s installation instructions. Mounting of charging stations shall not adversely affect building elements.
• 4. CAL Green Standards. When the requirements of this Article differ from those of the California Green Building Standards Code, the stricter of the two shall apply.

e) Development Standards

• 1. Landscaping. Any displaced landscaping must be restored or replaced and follow the applicable landscaping standards of the zoning district or overlay.

2. Setback. Charging Stations within manufacturing zoning districts, commercial zoning districts or overlays shall be set back at least 10 feet from a street frontage, and 10 feet from any property line that is adjacent to a residential use or district. When possible, the equipment must be located either away from public view, within landscaped areas, or use innovative camouflaging techniques for equipment.

3. Charging Stations pedestals within commercial, manufacturing, or multifamily shall be designed in a manner to protect the visual character of the city through careful design, siting, landscaping and innovative camouflaging techniques for electrical charging station equipment. Charging Stations are encouraged to be embedded or co-locate with other features such as functional parking lot lighting, bollards, information signs, planter lighting, etc.

• 4. Charging stations shall be designed to minimize potential damage by accidents, vandalism, and to be safe for use in inclement weather.
• 5. Charging Stations shall be a minimum of 24" clear from the face of a curb, parking curb, or wheel stop.
• 6. Cords shall be retractable or have a place to hang the connector and cord sufficiently above grade. Any cords connecting the charger to a vehicle shall be configured so that it does not cross a driveway, sidewalk, passenger unloading, or create a trip/fall hazard.

7. Enclosure of Equipment. Equipment must be enclosed with all equipment and conduit shall be screened on all sides with solid material architecturally compatible with the main structure.

8. Existing parking lots. Shall comply with EV charging space requirements if the entire parking lot is being reconstructed based on the total number of parking spaces. If only a portion of the parking lot is being reconstructed, the EV charging space requirements shall be based only on the number of spaces being reconstructed.

9. Conversion of existing parking area to charging spaces. If a portion of an existing parking area is proposed to convert existing spaces to charging spaces, or accessible charging spaces, a reduction of required parking may be permissible if the applicant cannot place the supplemental equipment elsewhere on the property due to site specific constraints. The equipment may be placed within the parking area, however, the applicant shall select a mixture of on-menu mitigation measures that are available to offset the reduction of existing parking spaces. This is not intended to reduce required parking for a proposed change in use that increases parking demand.

On-menu mitigation measures can be added, changed, altered, or removed at the discretion of the Community Development Director. Other mitigation measures not identified, can be reviewed and determined if the mitigation measure is permissible and the reduction value by the Community Development Director.

10. Other Development Standards. For all other development standards not specified in this Section, the development standards of the underlying zoning district shall apply.

f) Duties of Building and Safety Division and Building Official

1. The Building Official shall implement an expedited, streamlined permitting process and adopt a checklist of all requirements which electric vehicle charging stations shall comply with in order to be eligible for expedited review.

2. Electric vehicle charging stations shall be eligible for expedited review as provided in this chapter.

3. All documents required for submission of an expedited electric vehicle charging station system shall be made available on the city’s publicly accessible website.

4. Electronic submittal of the required permit application and documents via email, the city’s website, or facsimile shall be made available to all electric vehicle charging station permit applicants.

5. The Building and Safety Division shall adopt a standard plan and checklist of all requirements with which electric vehicle charging stations shall comply to be eligible for expedited review.

6. The electric vehicle charging station permit process, standard plans, and checklist shall substantially conform to the recommendations for expedited permitting, including the checklist and standards contained in the most current version of the "Plug-in Electric Vehicle Infrastructure Permitting Checklist" of the Zero-Emission Vehicles in California: Community Readiness Guidebook published by the Governor’s Office of Planning and Research.

7. All fees prescribed for the permitting of electrical vehicle charging stations shall comply with Government Code Section 17556.

8. Appeals. Decisions of the Building Official may be appealed to the City Council.

g) Expedited review and inspection requirements

1. For an application for electric vehicle charging stations that meets the requirements of the approved checklist and standard plan, the Building and Safety Division shall review an application for completeness within five (5) business days (for review of 1 – 25 EV Chargers) and ten (10) business days (for review of 26 or more charging stations). Once an application is deemed complete, the Building and Safety Division will review the application and issue a building permit or other nondiscretionary permit within 20 business days (for review of 1 – 25 EV Chargers) and 40 business days (for review of 26 or more charging stations), as shown in the following chart:

The Building and Safety Division shall issue a building permit or other non-discretionary permit within three (3) business days following the receipt of an application deemed approved. The expedited, streamlined permitting process and checklist refers to the recommendations contained in the most current version of the "Plug-In Electric Vehicle Infrastructure Permitting Checklist" of the Zero-Emission Vehicles in California: Community Readiness Guidebook as published by the Governor’s Office of Planning and Research. The checklist adopted by the city shall be published on the city’s website. The Building Official may require the applicant to apply for an electric vehicle charging station use permit only if the official finds, based on substantial evidence, the electric vehicle charging station could have a specific, adverse impact upon the public health and safety. Such decisions may be appealed to the planning commission by filing a written appeal pursuant to Article 5, Chapter 1, Division 1 of this Code, commencing at 11.5.1.

2. Review of the application for a permit for an electric vehicle charging station shall be limited to the Building Official’s review of local, state and federal building health and safety requirements. If the Building Official determines that the permit application is incomplete, he or she shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.

shall be limited to the Building Official’s review of local, state and federal building health and safety requirements. If the Building Official determines that the permit application is incomplete, he or she shall issue a written correction notice to the applicant, detailing all deficiencies in the application and any additional information required to be eligible for expedited permit issuance.

3. If a planning administrative action is required pursuant to subsection (h) of this section, the Building Official may deny the application if the Building Official makes written findings based upon substantive evidence in the record that the proposed installation would have a specific, adverse impact upon public health or safety and there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact. Such written findings shall include the basis for the rejection of the potential feasible alternative for preventing adverse impact. Such decisions may be appealed to the planning commission as provided in this chapter.

• 4. Any condition imposed on an application shall be designed to mitigate any potential specific, adverse impact upon the health or safety at the lowest possible cost. The city shall use its best efforts to ensure the selected method, condition, or mitigation to meet the intent of AB 1236, AB 970, AB 1100 and any other applicable laws.

5. If an application for an electric vehicle charging station is deemed incomplete, a written correction notice detailing all deficiencies in the application and any additional information or documentation required to be eligible for expedited permitting shall be sent to the applicant within the applicable review times identified in subsection (g) of this article.

6. The Building Official shall allow for electronic submittal of permit applications covered by this article and associated supporting documentation. In accepting such permit applications, the Building Official shall also accept electronic signatures on all forms, applications, and other documentation in lieu of a wet signature by any applicant.

• 7. A permit application that satisfies the information requirements in the City’s adopted checklist shall be deemed complete and be promptly processed. Upon confirmation by the Building Official that the permit application and supporting documents meets the requirements of the city’s adopted checklist and is consistent with all applicable laws and health and safety standards, the Building Official shall approve the application and issue all necessary permits. Such approval does not authorize an applicant to energize or utilize the electric vehicle charging station until it passes final inspection by the City.

8. Only one inspection shall be required, and it shall be performed by the Building and Safety Division for electric vehicle charging stations eligible for expedited review. 9) The inspection shall be done in a timely manner and should combine inspections of multiple trades if feasible. An inspection shall be scheduled within two business days of a request.

9. If an electric vehicle charging station fails inspection, a subsequent inspection is authorized but need not conform to the requirements of this chapter.

h) Electric Vehicle Charging Station Administrative Permit and Appeals

• 1. If the Building Official determines, based on substantial evidence, that the electric vehicle charging station could have a specific, adverse impact upon the public health or safety, the Building Official shall make written findings to support this determination and shall require the applicant to apply for an administrative planning permit.

2. If the Building Official requires an administrative planning permit, the Community Development Director shall approve an application for an administrative planning permit to install an electric vehicle charging station, provided that the Community Development Director is able to make the findings set forth in Torrance Municipal Code Section 95.1.6.

3. Appeals. Decisions of the Community Development Director may be appealed to the Planning Commission pursuant to the provisions of Torrance Municipal Code Section 92.30.11. The decision of the Planning Commission may be appealed to the City Council pursuant to the provisions of Article 5, Chapter 1, Division 1 of this Code, commencing at Section 11.5.1.

i) Electric vehicle charging station installation requirements

• 1. Electric vehicle charging station equipment shall meet the requirements of the California Electrical Code, the Society of Automotive Engineers, the National Electrical Manufacturers Association, and accredited testing laboratories such as Underwriters Laboratories, and rules of the Public Utilities Commission or a Municipal Electric Utility Company regarding safety and reliability.
• 2. Installation of electric vehicle charging stations and associated wiring, bonding, disconnecting means and overcurrent protective devices shall meet the requirements of Article 625 and all applicable provisions of the California Electrical Code.

3. Installation of electric vehicle charging stations shall be incorporated into the load calculations of all new or existing electrical services and shall meet the requirements of the California Electrical Code. Electric vehicle charging equipment shall be considered a continuous load.

j) Administrative Planning Permit Review

• 1. An Administrative Planning Permit shall be required if, based on substantial evidence, a finding is made that the charging station would have a specific, adverse impact upon the public health, safety and general welfare.
• 2. Any conditions on a Planning Administrative Approval shall be solely imposed in order to mitigate the specific, adverse impact upon the public health or safety and shall do so at the lowest cost possible.

3. New and proposed electric charging stations shall be subject to the applicable City of Torrance residential and non-residential development standards, and design guidelines.

4. New and proposed electric charging stations shall be designed in a manner to protect the visual character of the city through careful design, siting, landscaping and innovative camouflaging techniques for electrical charging station equipment.