DISCUSSION AND POSSIBLE ACTION ON DRAFT
ZONING AMENDMENTS RELATED TO
ARTICLE 8 (NONCONFORMING USES AND
STRUCTURES)
Community Development Department
September 1, 2026
Background
• 2026 General Plan Update and 6th Cycle Housing
Element implementation
• Zoning Changes were made that created legal
nonconformities
• Torrance Boulevard between S. Irena Avenue
and S. Juanita Avenue from single-family
residential (R-1) to Commercial (C-2)
• S. Pacific Coast Highway (PCH) from Residential
High Density (RH) to Commercial (C-2) Sets
FAR limits for most land-use designations.
• Intent was to allow for commercial uses along
commercial corridors
2 RH-1 to C-2
R-1 to C-2
Nonconforming Structures and Uses
3 • Staff identified that these areas consist
predominantly of low density housing in
good condition
• Noted that rezoning the subject areas
would make these uses nonconforming and
limit the ability of the owner to maintain or
potentially rebuild their homes
• City Council directed staff to prepare
ordinance amendments to nonconforming
regulations to allow improvements, repairs,
and reconstruction of these residential
structures at the subject locations
Housing Element Implementation
4 • 6th Cycle Housing Element required that several sites currently developed with commercial or industrial uses be rezoned to allow residential uses with a requirement that a minimum of 50% of the floor area be devoted to residential
• City Council expressed support for amending Article 8 (Nonconforming Uses and Structures) to allow greater flexibility to maintain, repair, structurally alter and make minor additions to these legal nonconforming properties that resulted from the Housing Element update
• Amendments are proposed that would allow for structural alternations and additions to these structures up to 15% of the existing floor area Summary of Draft Amendments
5 • Purpose Section
• Updated to maintain the intent of limiting and eventually eliminating nonconformities, while balancing regulations that provide greater flexibility to continue reasonable maintenance of structures and promote reinvestment in properties
• Residential Properties Affected by the 2026 General Plan Update • Would be permitted to make structural alterations, build additions, and rebuild replacement residential structures at the original density. The alteration, addition, or rebuilt residential structure would need to comply with the sites pre-existing residential zoning development standards
• Commercial/Industrial Properties Affected by 6th Cycle Housing Element • Amendments are proposed that would allow for structural alterations and additions to these structures up to 15% of the existing floor area
Summary (continued)
6 • Minor Alterations and Additions
• Would allow certain structural alterations and minor additions involving nonconforming uses or structures to be reviewed through Administrative Design Review rather than requiring Planning Commission Design Review
• Reconstruction of Destroyed Structures
• Would allow reconstruction of nonconforming structures and uses for residential, commercial and industrial, in the event that 50% or more is destroyed • Discontinuation Standard
• Would clarify that a nonconforming use loses its legal nonconforming status when a conforming use replaces a nonconforming use rather than simply being discontinued for two years
RECOMMENDATIONS
1. Receive and file report; and
2. Provide feedback and policy direction to staff prior to final preparation of the amending ordinance.
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