ORDINANCE NO. 3922
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, AMENDING SECTION 91.3.2
REGARDING DISTRICTS ESTABLISHED, SECTION
92.5.11 REGARDING SIDE YARDS AND COURT WIDTHS,
SECTION 92.30.9 REGARDING BUILDING SETBACK
REQUIREMENTS, SECTION 92.20.4 · REGARDING
MULTIPLE FAMILY DWELLINGS, AND SECTION 93.2.3
REGARDING MULTIPLE FAMILY RESIDENCE, AND
ADDING SECTION 91.2.178 REGARDING MAJOR
TRANSIT STOP AND 91.2.179 REGARDING HIGH
QUALITY TRANSIT CORRIDOR TO ARTICLE 2-
DEFINITIONS AND CREATING CHAPTER 1, ARTICLE 51
OF DIVISION 9 REGARDING HCO HOUSING CORRIDOR
OVERLAY ZONE OF THE TORRANCE MUNICIPAL CODE.
LUS23-00002: CITY OF TORRANCE
WHEREAS, on July 19, 2023, a duly noticed public hearing was held by the Planning Commission and public comment was taken regarding the creation of a proposed Housing Corridor Overlay Zone to facilitate residential development in the City of Torrance. The Planning Commission voted 5-0 to forward a recommendation of Denial to the City Council for the adoption of an Ordinance amending the Torrance Municipal Code amending Section 91.3.2 regarding Districts Established, Section 92.5.11 regarding Side Yards and Court Widths Section 92.30.9 regarding Building Setback Requirements, Section 92.20.4 regarding Multiple Family Dwellings, Section
93.2.3 regarding Multiple Family residence, and adding Section 91.2.178 regarding Major Transit Stop and 91.2.179 regarding High Quality Transit Corridor to Article 2-Definitions and Section
93.1.9 regarding Housing Corridor Overlay Zone Exempted, and creating Chapter 1, Article 51 of Division 9 regarding HCO Housing Corridor Overlay Zone; and WHEREAS, an Addendum to the Torrance General Plan Update Environmental Impact Report for the Housing Corridor Overlay was prepared and completed for the project pursuant to the California Environmental Quality Act (CEQA) and CEQA Guidelines; and WHEREAS, no substantial changes are proposed under the project {the General Plan Amendment to establish the corresponding Land Use Designations to implement the Housing Corridor Overlay Zone and Ordinance to establish the Housing Corridor Overlay Zone) and there are no substantial changes in the circumstances under which the project will be undertaken that will require major revisions to the previously approved Negative Declaration (ND) or Mitigated Negative Declaration (MND) or Certified Environmental Impact Report (EIR) due to the involvement of new significant environmental effects, or a substantial increase in the severity of previously identified significant effects. There is no "new information of substantial importance" as that term is used in CEQA Guidelines Section 15162 (a)(3). Therefore, the previously adopted ND, MND or previously certified EIR adequately discusses the potential impacts of the project, however, minor changes require the preparation of an Addendum. Furthermore, the City Council certifies and adopts the Addendum to the Torrance General Plan Update Environmental Impact Report for the Housing Corridor Overlay;
1 WHEREAS, the City Council of the City of Torrance hereby finds that the proposed amendment to the Torrance Municipal Code is consistent with the City's General Plan pursuant to §65860 of the State Government Code.
THE CITY COUNCIL OF THE CITY OF TORRANCE DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1
That Section 91.3.2 entitled "Districts Established" shall be amended as follows:
"91.3.2 DISTRICTS ESTABLISHED.
In order to classify, regulate, construct and segregate the use of land and buildings, to regulate and restrict the height and bulk of buildings, and to regulate the area of yards and other open spaces about buildings, twenty-five (25) classes of districts are hereby established, which said several classes of districts are shown and delineated on that certain series of maps entitled "City of Torrance -Official Land Use Plan" which are hereby adopted and made a part of this Chapter by this reference:
R-1 Single family residence district
R-2 Two family residence district
R-3 Limited multiple family residence district
R-R-3 Restricted multiple family residence district
R-4 Unlimited multiple family residence district
R-5 Highrise residential district
L-P Limited professional office district
A-1 Light agricultural district
C-1 Retail commercial district
C-2 General commercial district
C-3 Solely commercial district
C-4 Shopping center district
C-5 Conditional commercial district
C-R Restricted commercial district
Civic Center district
M-1 Light manufacturing district
M-2 Heavy manufacturing district
M-L Limited manufacturing district
P-1 Open area -planting -parking
P-U Public use district
HMO Hospital-medical-dental district
2 RTH Residential townhouse district
R-H Hillside and local coastal overlay zone
P-D Planned development district
HCO Housing Corridor Overlay Zone"
SECTION 2
That Section 92.5.11 entitled "Side Yards and Court Widths" shall be amended as follows:
"92.5.11 SIDE YARDS AND COURT WIDTHS.
No building shall be erected, structurally altered, converted, enlarged, moved or maintained for use as a bungalow court, apartment, dwelling, multiple unit group dwelling, motel or hotel, unless the following side yards and court widths are provided and maintained in connection therewith, or provided and maintained through the provisions of Division 9, Chapter 1, Article 51 (Housing Corridor Overlay Zone):"
SECTION 3
That Section 92.30.9 entitled "Building Setback Requirements" shall be amended as follows:
"92.30.9 BUILDING SETBACK REQUIREMENTS.
No building which is designed, used, or intended to be used for nonresidential uses shall be located closer than ten ( 10) feet from the lot line of any adjacent residentially zoned parcel of land.,_ unless specifically allowed by the provisions of Division 9, Chapter 1, Article 51 (Housing Corridor Overlay Zone). Said setback of ten (10) feet shall be landscaped and shall be provided with an irrigation system, and vehicles shall not be permitted to park in said setback area. The provisions of this Section shall not apply in the event the provisions of any particular zone or zoning approval granted by the City are more restrictive."
SECTION 4
That Section 92.20.4 entitled "Multiple Family Dwellings" shall be amended as follows:
"92.20.4 MULTIPLE FAMILY DWELLINGS.
The following minimum square footage (center-to-center wall) shall be applied to all units:
Bachelor or single
One bedroom
Two bedroom
Three bedroom
3 450 sq. ft. or more
700 sq. ft. or more
900 sq. ft. or more
1,200 sq. ft. or more
Any room provided for sleeping purposes only, shall have not less than one hundred (100) square feet of floor area in each such room. The provisions of this Section shall not apply to units in multiple family dwellings if the provisions of Division 9, Chapter 1, Article 51 (Housing Corridor Overlay Zone) apply."
SECTION 5
That Section 93.1.9 entitled "Housing Corridor Overlay Zone Exempted" shall be added:
"93.1.9 HOUSING CORRIDOR OVERLAY ZONE EXEMPTED.
The provisions of th is Chapter shall not apply to any new building or structure within the boundaries of and utilizing the provisions of the Division 9, Chapter 1, Article 51 (Housing Corridor Overlay Zone). For the purpose of this Section, the boundaries of the Housing Corridor Overlay Zone are established by the City Zoning Map."
SECTION 6
That Section 93.2.3 entitled "Multiple Family Residence" shall be amended as follows:
"93.2.3 MULTIPLE-FAMILY RESIDENCE.
a) For each lot or parcel of land used for multiple-family residential purposes, there shall be provided off-street parking spaces on the same lot or parcel of land as the dwelling units in the following amounts:
1) For those dwelling units providing two (2) bedrooms or less: Two (2) parking spaces per dwelling unit;
2) For those dwelling units providing three (3) or more bedrooms: Three (3) parking spaces per dwelling unit. Two (2) of the three (3) spaces may be in tandem arrangement (one (1) space behind another).
3) Dwelling units within the boundaries of and utilizing the provisions of Division 9, Chapter 1, Article 51 (Housing Corridor Overlay Zone) shall be exempt from the provisions of this Section.
b) The number of bedrooms shall be determined by taking the total number of rooms provided within the dwelling unit and excluding therefrom one (1) living room, one (1) dining room, one (1) kitchen, all bathrooms and closets. All other remaining rooms shall be counted as bedrooms.
c) There shall be provided private, enclosed garages for not less than one and one-half (1-1/2) cars per dwelling unit.
4 r
d) Each private, enclosed garage shall be equipped with a garage door operated by an automatic garage door opener, and in the event the garage door faces an alley, shall be of the roll-up type.
e) There shall be provided not less than one (1) additional, uncovered visitor parking space for each five (5) dwelling units or portion thereof.
f) In no case shall open area parking be permitted in any required front yard or side street yard or yards between the street line of the lot and the lines of the main building which building lines extend from one lot line to the other.
g) For senior citizen housing, there shall be provided one (1) parking space per dwelling unit plus no less than one (1) additional visitor parking space for each five (5) dwelling units." SECTION 7
That Section 91.2.178 entitled "Major Transit Stop" and 91.2.179 entitled "High-Quality Transit Corridor'' shall be added to Definitions:
"ARTICLE 2-DEFINITIONS
91.2.178 MAJOR TRANSIT STOP
A site containing an existing rail or bus rapid transit station, a ferry terminal served by either a bus or rail transit service, or the intersection of two or more major bus routes with a frequency of service interval of 15 minutes or less during the morning and afternoon peak commute periods.
91.2.179 HIGH-QUALITY TRANSIT CORRIDOR
A corridor with fixed route service with frequency intervals no longer than 15 minutes during peak commute hours."
SECTION 8
That Article 51 entitled "HCO Housing Corridor Overlay Zone" shall be added to Chapter 1, Division 9 of the Torrance Municipal Code:
"ARTICLE 51-HCO HOUSING CORRIDOR OVERLAY ZONE
91.51.010 PURPOSE
The Housing Corridor Overlay Zone (HCO) provides incentives for residential development within strategic locations in the City of Torrance. The HCO was established as part of the implementation of the General Plan Housing Element and meeting the City's Regional Housing Needs Assessment (RHNA) allocation.
5 91.51.020 APPLICABILITY AND BOUNDARIES
The Housing Corridor Overlay Zone is applicable to several geographic areas within the City. The boundaries of the Housing Corridor Overlay are shown in the Torrance Zoning Map.
91.51.030 RELATIONSHIP TO BASE ZONING DISTRICTS
a) The Housing Corridor Overlay Zone is applied over base zoning districts and is elective, rather than mandatory. Properties where the HCO is applied are required to either comply with the requirements of the base zoning district, or elect to comply with the requirements of the HCO. Standards which apply in all zoning districts (e.g. sign standards, fence/wall standards, parking design standards) will still apply in properties electing to apply the Housing Corridor Overlay Zone, unless specifically established by the HCO. b) If a regulatory conflict arises between the HCO and the base zoning district, the HCO will prevail. For subjects where the HCO is silent, the base zoning district and other relevant standards of the Torrance Municipal Code will prevail.
6 91.51.040 PERMISSIBLE USES
The table below establishes the allowable uses within the Housing Corridor Overlay Zone. All uses which are permitted or conditionally permitted within the underlying base zoning district remain permitted or conditionally permitted respectively, unless noted here. The primary uses allowed within the HCO are residential, while supportive commercial uses are also allowed.
Table 91.51.040-1: Housing Corridor Overlay -Allowable Uses Permitted by-right (P)
Permitted with a Minor Use Permit (M)
Permitted with a Conditional Use Permit (C)
Sub-Areal Sub-Areal Sub-Area3 Additional Regulations/Notes All mixed use projects shall dedicate at least 10% of the gross floor area for non-residential uses.
Residential
Multiple family residence p p p
Single family residence p p p
Two family residence p p p
Senior Citizen Housing p p p
Eating and Drinking Establishments
Restaurants, Class II (fast-food) p p M Drive-through restaurants not permitted.
Restaurants, Class Ill (take-out) p p p Drive-through restaurants not permitted.
Restaurants, Class IV (limited p p p Drive-through restaurants not permitted . service, bakery, coffee, deli,
dessert shop)
Retail Trade p p p
Offices
Offices, Professional p p p
Offices, Medical or Dental p p p
Service Uses
Banks, Credit Unions, and p p p
Financial Services
Persona I Services p p p
Personal Improvement Services p p p
Veterinary Clinics and Animal p p p Overnight boarding not permitted .
Hospitals
7 91.51.050 DENSITY
a) Sub-Area 1. The residential density shall be between 9.1 dwelling units per acre and 31 dwelling units per acre. Property within Sub-Area 1 and located on Illinois Court shall be limited to 9.1 -18 dwelling units per acre.
b) Sub-Area 2. The residential density shall be between 20 dwelling units per acre and 44 dwelling units per acre.
c) Sub-Area 3. The residential density shall be between 31.1 dwelling units per acre and 44 dwelling units per acre.
91.51.060 BUILDING HEIGHT
a) Sub-Area 1. The maximum building height shall be 35 feet. Buildings within 50 feet of an abutting R-1 District are limited to 27 feet (2-stories). b) Sub-Area 2. The maximum building height shall be 50 feet. c) Sub-Area 3. The maximum building height shall be 75 feet; floors greater than 50 feet shall be stepped back 5 feet on all sides of the facade. Buildings within 50 feet of an abutting R-1 District are limited to 27 feet (2-stories ).
d) The building height of all parking structures within the Housing Corridor Overlay shall comply with building height limitations.
e) The following structures are allowed to exceed the established building height limit:
skylights, chimneys, flagpoles, rooftop open space features (such as trellises and sun shades), elevator and stair towers, decorative features (such as spires, bell towers, cupolas, obelisks, and monuments), fire escapes and catwalks required by law, solar panels, building-mounted antennas and tele-communication facilities, and utilities.
91.51.070 FRONT YARD
a) Sub-Area 1. The front yard shall be 10 feet.
b) Sub-Area 2. The front yard shall be 5 feet.
c) Sub-Area 3. The front yard shall be 5-10 feet, or 20 feet if adjacent to the R-1 District. d) Encroachments such as decks, patios, and eave overhangs shall comply with the provisions of Division 9, Article 5 (Yards).
8 91.51.080 SIDE YARD
a) Sub-Area 1. The side yard shall be 5 feet or 1 0 feet where the side yard property line is adjacent to a property in the R-1 District.
b) Sub-Area 2. The side yard shall be 10 feet.
c) Sub-Area 3. The side yard shall be 1 0 feet.
d) Encroachments such as decks, patios, and eave overhangs shall comply with the provisions of Division 9, Article 5 (Yards).
91.51.090 REAR YARD
a) Sub-Area 1. The rear yard shall be 5 feet, or 20 feet if adjacent to the R-1 District. b) Sub-Area 2. The rear yard shall be 5 feet if adjacent to an alley; 20 feet if adjacent to the R-1 District, and 10 feet otherwise.
c) Sub-Area 3. The rear yard shall be 20 feet if adjacent to the R-1 District, and 10 feet otherwise.
d) Encroachments such as decks, patios, and eave overhangs shall comply with the provisions of Division 9, Article 5 (Yards).
91.51.0100 YARD ADJACENT TO INTERNAL DRIVE AISLE
The yard adjacent to any internal roadways shall be 5 feet. Internal drive aisle requirement does not apply to motor court or other internal drive aisles that provide access to parking.
91.51.0110 MINIMUM STREET FRONTAGE
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Sub-Area 2 and 3. A lot shall have a minimum street frontage of 100 linear feet along a street.
Corner lots are only required to meet this standard for one street.
91.51.0120 "USEABLE OPEN SPACE
These minimum requirements replace the provisions of Division 9, Chapter 1 (Purpose -Districts Established).
a) The minimum usable open space shall be 150 square feet per dwelling unit, 60 square feet of which must be provided as private open space.
b) Usable open space may include areas such as recreation rooms and gyms, barbecue and picnic areas, swimming pools, gardens, community clubhouses, etc. Areas such as driveways, parking spaces and aisles, and loading zones are excluded from counting towards usable open space.
9 91.51.0130 PARKING
These minimum requirements replace the numerical provisions of Division 9, Chapter 3, Article 2 (Use and Parking Spaces Required). The remaining parking design standards of Division 9, Chapter 3 (Off-Street Parking) shall apply to all projects.
As the HCO is voluntary in nature, no housing and mixed-use development projects may be pursued under the HCO that are also proposed as AB 2097 projects and located within High- Quality Transit Corridors, as defined by State law.
a) Multiple-Family Residence, Studio or One-Bedroom Unit. Every studio or one-bedroom unit shall provide one (1) parking space per dwelling unit, plus 0.2 visitor parking space per dwelling unit.
b) Multiple-Family Residence, Two-Bedroom Unit or Greater. Every two-bedroom or greater unit shall provide two (2) parking spaces per dwelling unit, plus 0 .2 visitor parking space per dwelling unit.
c) Senior Citizen Housing. Every senior citizen housing unit shall provide 0.5 parking space per dwelling unit, plus 0.2 visitor parking space per dwelling unit. d) Non-Residential Uses. Non-residential uses shall provide off-street parking spaces in the amounts established by Chapter 3, Off Street Parking, of the Torrance Municipal Code.
91.51.0140 RESIDENTIAL UNIT SIZES
The Housing Corridor Overlay Zone establishes the following minimum unit sizes for residential units. These minimum unit sizes supersede the standards established by Division 9, Article 20 (Living Areas).
a) Studio Unit. The minimum unit size shall be 450 square feet. b) One-Bedroom Unit. The minimum unit size shall be 600 square feet. c) Two-Bedroom Unit. The minimum unit size shall be 800 square feet. d) Three-Bedroom Unit or Greater. The minimum unit size shall be 1,000 square feet. 10 91.51.0150 PARKING REDUCTIONS
The number of parking spaces required may be reduced as follows if the Director finds any or all of the following criteria met. Parking reductions are cumulative; all applicable parking reductions may be applied in determining the number of required parking spaces. a) Motorcycle Parking. Motorcycle parking may substitute for up to five percent of the required parking spaces. Each motorcycle space must be at least four feet wide and seven feet deep, and can accommodate two-wheeled motorized vehicles, including scooters, mopeds, and similar vehicles.
b) Electric Vehicle Parking. Everyone (1) electric vehicle parking space shall count toward four parking spaces, up to a total of five (5) percent of the total required parking spaces. c) Mixed-Use Sites.
1) Where a shared parking facility serving more than one use will be provided, required residential guest parking spaces may substitute for required commercial parking spaces, or vice versa.
2) Additionally, shared parking facilities can reduce the required number of parking spaces by up to 10 percent with Director approval if the below findings are made.
A) The peak hours of use will not overlap or coincide to the degree that peak demand for parking spaces form all uses will be greater than the total supply of spaces;
B) The proposed share parking provided will be adequate to serve each use; C) Parking spaces in the shared parking facility will not be reserved for individual tenants, owners, or their visitors without approval of an overall parking management plan; and
D) A shared parking agreement shall be recorded on the property with the County of Los Angeles, and proof of recordation provided to the City. 11 ____ ............ __...,._ ...... , .. ,.. ________ _
91.51.0160 SITE AND BUILDING DESIGN STANDARDS
The following site and building design standards identified below would apply to all properties within the HCO.
a) Building Form and Hierarchy. Buildings shall be designed to differentiate between a defined base; a middle or body; and a top, cornice, or parapet cap. All buildings shall achieve this effect through at least two of the following:
1) Color, texture, or material changes.
2) Variations, projections, or reveals in the wall plane. 3) Variations in fenestration size or pattern.
4) Decorative architectural details, such as cornices and columns.
Body
Base
FIGURE 91.51.0160-1 BUILDING FORM AND HIERARCHY, THREE STORY MASSING 12 (
-~-;;--rE~~=~=----4~ Top. cornice. or
parapet cap
Base
FIGURE 91.51.0160-2 BUILDING FORM AND HIERARCHY, FOUR STORY MASSING b) Wall Plane Variation. Building facades shall not extend more than 50 feet in length without either a two-foot variation in wall plane, architectural element, or other prominent feature that provides visual interest. Building entrances, front porches, and projections such as stoops, bays, overhangs, and trellises may count towards this requirement.
Two-foot
var"ation in
wall plane
Color.
texture.or
material
Overhangs
change
FIGURE 91.51.0160-3 WALL PLANE VARIATION
c) Four-Sided Architecture. Buildings shall be designed with quality common details, materials, and elements on all sides.
13 d) Corner Buildings. Buildings located on the corner of two streets shall include one or more of the following features on both facades, to be located within 25 feet of the corner of the building.
1) A primary building entrance or an entrance to a ground-floor use. 2) A different material application, color, or finish from the rest of the fa9ade. 3) A different fenestration pattern of windows and doors from the rest of the fa9ade. 4) A variation in height at least 18 inches taller or shorter than the height of the abutting fa9ade.
FIGURE 91.51.0160-4 CORNER BUILDINGS
e) Roof Line Variation. Roof lines shall not extend more than a length of 50 feet without at least one prominent change as described below:
1) Variation in roof form, such as hip, gable, shed, and fat with parapet. 2) Variation in architectural elements, such as parapets or varying cornices. 3) Variation of roof height of at least 18 inches.
14 FIGURE 91.51.0160-5 ROOF LINE VARIATION
f) Materials and Colors.
1) Wall Material. The primary exterior wall material for buildings shall be wood, stone, brick, stucco, fiber cement, composite wood or composite stone. Plywood is prohibited.
2) Material Transitions. Transitions or changes in material shall occur at the inside corners of intersecting walls or at architectural features that break up the wall plane, such as columns or piers.
DON DOTHIS
Changes in material shall not
occur at the outside corners or
within a wall plane
OOTHIS
Changes in material shall occur at
inside corners of intersecting watls
FIGURE 91.51.0160-6 MATERIAL TRANSITIONS
15 3) Affordable units and market rate units within the same development shall be constructed of the same materials and details such that the units are not distinguishable from one another in quality and detail. g) Vehicular Access.
1) Sub-Area 1, Illinois Court. For the purposes of applying setbacks at the property within Sub-Area 1 and located on Illinois Court, Gramercy Place shall be considered the "front" of the site, Illinois Court shall be the "rear", and the north and south property lines shall be the "sides". Access to Illinois Court shall be solely limited to emergency vehicle access secured via Knox Box lock with access to Police and Fire and other City Departments as needed.
2) Sub-Area 2, Access Location. Residential developments located in Sub-Area 2 shall not take their primary access directly from Cabrillo Avenue or Border Avenue.
Residential developments shall locate their parking in the side or rear of the lot, and surface parking shall not be located directly adjacent to Cabrillo Avenue or Border Avenue right-of-way.
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C:
tO ' -5 "" ... ..,.
s g. n ii, ... :I
C)
V,
0 ii'
FIGURE 91.51.0160-7 VEHICULAR ENTRANCE AND ACCESS
3) Vehicular Entrance and Access. A project shall have no greater than one (1) vehicle entrance per 150 feet of linear street frontage. If a project is located adjacent to an existing alley, a vehicle entrance/exit shall be provided from the alley.
16 4) Enhanced Paving for Entrance Driveways. Paving treatment using patterned and/or colored pavers, brick, or decorative colored and/or scored concrete shall be used for entrance riverways into the project, with a minimum of 12 feet deep and spanning the width of the driveway.
5) Vehicle Intrusion into Residential Units. Vehicle parking areas shall be located, oriented, and/or screened to prevent visual intrusion of vehicle lights into residential dwelling units.
6) Parking Structures. Parking structures shall comply with the height and setback standards in Section 91.51.060 (Building Height). Parking structures shall not have a smaller setback distance to the street than any residential or mixed-use building.
A) Wall Plane Variation. Parking structure facades shall not extend more than 50 feet in length without either a one-foot variation in wall plane, architectural element, or other prominent feature that provides visual interest.
B) Plantings. Every 50 feet in fa<;;ade length, at least two vertical plantings shall be placed between parking structure openings, entrances, and architectural elements. Plantings shall be evergreen vegetation that will grow to a minimum height equivalent to 50 percent of the height of the parking structure at maturity.
h) Pedestrian Circulation and Access.
1) Pedestrian Connectivity. Pedestrian walkways shall connect residential dwelling units to areas throughout the site, such as vehicle parking areas, bicycle parking areas, open spaces, waste and recycling enclosures, and other areas within the development. Interior pedestrian walkways shall also connect to public sidewalks. 2) Pedestrian Walkway Requirements. Pedestrian walkways shall be provided with a minimum width of four feet along their entire length and shall be constructed of firm, stable, and slip-resistant materials such as poured-in-place concrete, stamped concrete, permeable paving, decomposed granite, or concrete pavers. 3) Pedestrian Crossings. Where a pedestrian walkway intersects with a vehicle access way, enhanced paving treatment using patterned and/or colored pavers, brick, or decorative colored and scored concrete shall be used. Enhanced paving shall be a minimum width of six feet and spanning the width of the driveway. 17 4) Access to Transit. Projects located near public right-of-way with existing or planned transit stops shall provide pedestrian walkways that connect to a public sidewalk or right-of-way within 100 feet of the transit stop.
i) Wayfinding. Development sites over two acres in size shall provide internal wayfinding signs with a unified color and font scheme and in compliance with Division 9, Chapter 11 (Signs). Signs shall include:
1) Sign at each vehicular and pedestrian entrance to the site. 2) Signs indicating direction to primary building entrance, if any. 3) Signs indicating direction to usable open space and parking areas. j) Privacy.
1) Where windows are proposed within 15 feet of another residential building (within the project or on an adjacent residential property), window design shall avoid unfiltered/direct views into the site and shall be designed with one or more of the following:
A) Utilize non-transparent or obscured glazing, such as frosted or patterned glass. Reflective glazing is not permitted.
B) Provide permanent architectural screens or affixed louvers at windows.
C) Offset windows horizontally at least 12 inches from any windows in adjacent buildings (edge to edge), so as not to have a direct line-of-sight into adjacent units.
2) Landscape screening shall obscure direct sight lines into adjacent habitable living and gathering areas and may be used in combination with walls, fencing, and/or trellises to screen views. Where a residential building is within 10 feet of another residential building within the project or on an adjacent residential property, evergreen trees, shrubs, and vines that grow to a mature height of at least 8 feet shall be placed to screen views.
3) Screening located along side, or rear yards adjacent to a property in the R-1 District shall consist of solid block walls.
91.51.0170 MIXED-USE DESIGN STANDARDS
The additional standards identified below apply to mixed-use developments within the HCO. a) Ground Floor Height. The ground floor of a mixed-use building shall have a minimum floor height of 15 feet, measured from finished ground floor to the bottom of the finished second floor.
18 b) Ground Floor Transparency for Non-Residential Uses. Building facades for non-residential uses facing and within 20 feet of any public right-of-way or pedestrian walkway must include windows and doors for at least 50 percent of the building wall area located between three and seven feet in height, measured from the elevation of the public right-of-way.
Min. 50% of this area shall
be window/door openings
• 7ft
.. 3 ft
FIGURE 91.51.0170-1 GROUND FLOOR TRANSPARENCY
c) Street-Facing Entrance. Mixed-use buildings located within 20 feet of a street right-of-way shall incorporate at least one primary building entrance directly from the public sidewalk or right-of-way. Primary building entrances shall include weather protection that is a minimum of six feet wide and four feet deep by recessing the entrance, or providing an awning or other similar element.
d) Loading and Service Areas. All required loading and service areas shall be located adjacent to a fa9ade other than that of the primary street frontage, and shall not be adjacent to usable open space areas.
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91.51.0180 COMPATIBILITY STANDARDS
The additional compatibility standards identified below are intended to address impacts of the interface between new residential land uses and existing industrial land uses. These serve as "good neighbor'' standards for the Housing Corridor Overlay Zone. The compatibility standards apply to residential uses proposed adjacent to existing Industrial zoning districts (Light Manufacturing (M-1 ), Heavy Manufacturing (M-2), Limited Manufacturing (M-L), the City of Torrance and Industrial zoning districts of adjacent City or County jurisdictions. 19 a) Property Owner and Tenant Disclosures. Parcels within 300 feet of an industrial use shall have a disclosure provided upon the sale or transfer of the property deed, and upon the initiation of any property lease to a residential tenant. The disclosure shall include notice of the name of existing business(es), nature of the industrial activity, hours of operation. b) Location and Orientation of Residential Buildings. Parcels that share a property line with an industrial land use shall mitigate impacts through the following means:
1) All residential units, residential buildings, private open space, and common open space shall not be located within 1 O feet of the property line adjacent to the industrial land use.
2) Other buildings used for accessory, non-residential uses may be located within 10 feet of the property line, pursuant to the setback standards in Section 91.51.070 through Section 91.51.090.
c) Property Buffer. Parcels that share a property line with an industrial land use shall provide an adequate buffer between residential use and industrial use through at least one of the following means:
1) Required Setback as Landscape Buffer. Create a landscape buffer in the required setback area (see Section 91.51.070 through Section 91.51.090). The landscape buffer shall contain a mix of dense evergreen shrubs and trees that grow quickly to form an opaque landscape screen that effectively buffers views .
A) A minimum of one 15-gallon tree shall be planted per 20 linear feet. Trees in the landscape buffer shall grow to 50% of mature height within two years of installation.
Tree height shall be selected to grow to the maximum height of the tallest existing or proposed buildings adjacent to the buffer area.
B) A minimum offive 5-gallon shrubs shall be planted per 20 linear feet. Shrubs in the landscape buffer shall grow to a minimum height of six feet and four feet in width.
Shrubs within the buffer area shall be long-lived and durable species and not contain annuals, perennials, or deciduous species.
C) An earthen berm may be used in combination with the required trees and shrubs in order to achieve the desired height of plantings but may not exceed two-thirds of the lowest proposed shrub height and must not impede site drainage. 20 J
2) Location of Vehicular Access and Parking. Locate vehicular access and/or parking areas directly next to the property line between the residential use and industrial use. d} Noise. New residential land uses shall meet relevant dBA noise levels identified within the City's General Plan Noise Element and Municipal Code Chapter 6, Noise Regulation. If relevant dBA noise levels cannot be met, an acoustic study shall be prepared that identifies noise attenuation measures. Noise attenuation measures identified shall be incorporated into the project to reduce noise impacts to levels satisfactory to the City (see Performance Standards). Emphasis should be placed upon site planning and project design measures, including optimal arrangement and configuration of rooms, windows and doors, and acoustic insulation.
e) Light and Glare. Projects located on parcels that share a property line with an industrial land use shall be designed and oriented so that direct light and glare from the industrial activity does not intrude directly into the interior of residential units or private open spaces. f) Walls and Fencing. Parcels that share a property line with an industrial land use shall erect a wall or fence along the property line, to screen industrial activities from direct view. 1) The wall or fence shall not exceed a height of 8 feet. 2) The wall or fence shall be constructed of a solid and opaque material. Barbed wire, chain-link fencing, and open or semi-transparent materials such as mesh or latticework are prohibited.
3) An earth berm may be used instead of, or in combination with, screening walls or solid fencing.
91.51.0190 PERFORMANCE STANDARDS
Project development applications within the Housing Corridor Overlay Zone, although exempt from the City's discretionary review process, shall be required to provide the following as part of an application in order to ensure site-specific environmental concerns are reviewed and addressed in compliance with Federal, State, and local City regulations and standards:
a) Water Quality Study and plans per National Pollutant Discharge Elimination System (NPDES);
b) Hydrology Study;
c) Geotechnical Study;
d) Acoustic Study-see Section 91.51.0180 (Compatibility Standards); and e) Phase I Environmental Site Assessment.
21 91.51.0200 COMMUNITY BENEFITS AND INCENTIVES
a) The Housing Corridor Overlay Zone provides the following opportunities for increased development intensity concurrent with the delivery of community benefits in order to satisfy the demand for public amenities that come with new residential development. The incentives are available for all properties within the Housing Corridor Overlay, unless if a density bonus has been granted to a development in accordance with Senate Bill 1818. b) Each sub-area in the Housing Corridor Overlay Zone has an established density allowed by right in Section 91.51.050 (Density). A developer or property owner may elect to increase the density of allowable dwelling units per acre, subject to the delivery of specific community benefits.
c) The HCO Community Benefits and Incentives program is based on a point system. Each community benefit type is assigned a number of points, and a project may earn points from multiple categories. The number of points is then translated into an increased allowable residential density above that established in Section 91.51.050 (Density). d) The Community Development Director is responsible for reviewing requests and determining points awarded to an applicant when community benefits are provided and a density increase is requested.
Table 91.51.0200-1: Housing Corridor Overlay -Community Benefits and Incentives Benefits Maximum Points Basis for Calculating Points
Lot Consolidation 30 Consolidation of small or undersized properties under 0.5 acre in size. For every parcel that is consolidated into a single parcel and recorded with the City, 10 points will be awarded.
Public Open Spaces 30 For 10% or more of the site area, or the equivalent of an additional 100 square feet per dwelling unit in excess of the requirements of
91.51.0120 {Usable Open Space), public open space is provided that is landscaped, provides shade trees, seating areas, bicycle racks, trash receptacles, and other
amenities. Public open spaces should be located at street level and accessible to the public in the form of a plaza, park, courtyard, or paseo, and should provide wayfinding signage that is consistent with City park or open space signage. The public open space must be permanently available for public use subject to easement with restrictions and covenants acceptable to the City
22 Table 91.51.0200-1: Housing Corridor Overlay -Community Benefits and Incentives Benefits Maximum Points Basis for Calculating Points
Public Art 10 Inclusion of art/cultural spaces or uses within the development, utilizing the work of artists located within Southern California.
Family Friendly 10 Provide 10% of more of total housing units with three or more Development bedrooms.
Family Friendly Amenities 20 Provide multiple family-friendly features, such as tot lot/playground equipment, community gardens, study hall, community or recreation room, pool, or other features determined to be acceptable by the Community Development Director. For each family-friendly feature, 5 points will be awarded, up to a maximum of 20 points.
Childcare Facilities 10 Provide a dedicated childcare facility within the development. The childcare facility shall be intended to provide childcare for residents of the development but may also be open to the public, as determined to be acceptable by the Community Development Director.
Sustainable Design 5 Development project achieves CAL Green Tier 1 or LEED Silver certification.
Water Efficiency 5 Provide for reuse of domestic wastewater from plumbing fixtures such as showers, and clothes washers, but not including toilets and garbage disposals, to be used for landscaping, irrigation, or other use acceptable to the Health Department. Or protide for a rainwater capture system that captures and stores rainwater for landscaping, irrigation, or other use acceptable to the Health Department.
Publicly-Accessible Parking, 10 Provide publicly-accessible parking spaces equivalent to 10 percent Sub-Area 2 or more of on-site required parking as established in Section
91.51.0130 (Parking). Parking must be permanently available for public use subject to easement with restrictions and covenants acceptable to the City. Wayfinding signage shall also be provided for locating the publicly-accessible parking spaces from the public right- of-way, consistent with City parking signage.
23 Table 91.51.0200-2: Additional Density Permitted with Points Points Earned Additional Density Permitted
10 or fewer points Additional 15 percent
11 to 20 points Additional 20 percent
21 to 40 points Additional 25 percent
40 points or greater Additional 30 percent
SECTION 9
Any provisions of the Torrance Municipal Code or its appendices, or any other ordinances of the City inconsistent with this ordinance to the extent of the inconsistencies and no further, are repealed.
SECTION 10
If any section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, the decision will not affect the validity of the remaining portions of the ordinance. The City Council declares that it would have passed this ordinance and each section, subsection, sentence, clause and phrase irrespective of the fact that anyone or more sections, subsections, sentences, clauses or phrases are declared invalid or unconstitutional.
SECTION 11
This ordinance shall take effect thirty (30) days after the date of its adoption. Within fifteen (15) days following adoption, this ordinance or a summary of this ordinance if authorized by the City Council, will be published at least once in the Daily Breeze, a newspaper of general circulation, published and circulated in the City of Torrance.
INTRODUCED and APPROVED this 22nd day of August 2023 .
ADOPTED and PASSED this 12th day of September 2023.
y George K. Chen
APPROVED AS TO FORM:
PATRICK Q. SULLIVAN, City Attorney
~~ey
ATTEST:
Re b~rn
24 TORRANCE CITY COUNCIL ORDINANCE NO. 3922
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES
CITY OF TORRANCE
)
)
)
ss
I, Rebecca Poirier, City Clerk of the City of Torrance, California, do hereby certify that the foregoing Ordinance was duly introduced and approved at a regular meeting of the City Council held on the 22nd day of August 2023 and was duly adopted at an adjourned regular meeting of said Council held on the 12th day of September 2023 by the following roll call vote:
AYES: COUNCILMEMBERS Griffiths, Kaji, Kalani, Lewis, Mattucci, Sheikh and Mayor Chen.
NOES: COUNCILMEMBERS None.
RECUSE: COUNCILMEMBERS None.
ABSTAIN: COUNCILMEMBERS None.
This ordinance was duly published in accordance with State law (GC 40806).
Date: _ff-+--'-/ l i___.____,,/~-
Rebe t='oirier,MMc '
City C lerk of the City of Torrance
25