10C
Date: July 8, 2025
To: Honorable Mayor and Members of the City Council
From: Michelle Ramirez, Community Development Director | [email protected] Subject: Community Development – Discuss and Provide Direction Regarding Regulating the Use of Tarps, Canopies and Pop -up Structures on Private Properties.
Expenditure: None.
RECOMMENDATION
Recommendation of the Community Development Director that City Council discuss and provide direction regarding regulating the use of tarps, canopies and pop -up structures on private property.
FUNDING
None required.
DISCUSSION
On September 10, 2024, City Council directed staff to develop a property maintenance brochure as well as review and provide a report on blue tarp ordinances adopted by other cities. The property maintenance brochure was completed in January 2025 and outlines the minimum standards for maintaining properties within Torrance, focusing on public health, safety, and aesthetics. It was designed as a trifold and is included as an added attachment with every first Notice of Violation. Additionally, the brochure is displayed in the Permit Center and on the Community Development Department’s webpage. A copy of the brochure has been included as Attachment 1 to this staff report.
Regarding the review of blue tarp ordinances, staff were unsuccessful in finding any such regulations. Generally speaking, a blue tarp ordinance refers to local regulations that prohibit or restrict the long -term use of tarps, including those commonly used for temporary roof repairs (often blue), on the exterior of a property. While staff did not find any ordinances specially called out as a blue tarp ordinance, staff did find many cities include allowable uses of tarps and canopies within their municipal codes.
While each municipal code varied from city to city, those with such regulations generally specify an allowable timeframe for their use , which ranged between 30 to 90 days. Additionally, most codes allowed time extensions based on weather and contractor availability.
In reviewing the City’s municipal code, there is no section that addresses the use of tarps on private properties. Regarding canopies, there are several different sections of the code that relate to their use; however, these sections are both cumbersome and confusing for the public. If it is 1 City Council
July 8, 2025
the desire of City Council to have specific regulations for the uses of use of tarps, canopies and pop-up structures, staff would propose amending the Torrance Municipal Code (TMC) adding a new section under Division 9, Chapter 2, Article 32 “Property Maintenance” that specifically and directly addresses these type of structures for both residential and non-residential properties. A draft ordinance has been prepared for City Council’s review.
Staff recommend that City Council discuss and provide direction regarding regulating the use of tarps, canopies and pop-up structures on private property. Three potential options include:
Option 1: Direct staff to amend the TMC adding a new section under Division 9, Chapter 2, Article 32 “Property Maintenance”; or
Option 2: Remain status quo, no changes to TMC; or
Option 3: Provide staff with alternative direction.
If it is the desire of City Council to move forward with Option 1, then staff will finalize the attached draft ordinance for the City Attorney’s Office review and approval. Once approved, the draft ordinance will be presented first to Planning Commission, followed by City Council.
ATTACHMENTS
1. Property Maintenance Brochure
2. Draft Ordinance
2 When contacting the Code Enforcement Unit, you will be required to give your name and contact details. We will not accept anonymous complaints. This is to ensure
accountability and allow for further communication
regarding the complaint, as well as to potentially verify the details provided.
One of the biggest myths about Code Enforcement
Officers is that they strive to hand out as many
citations as possible to make money for the City.
This couldn’t be further from the truth. The first step in the process is an investigation, followed by a written
notice of violation, which allows a reasonable amount
of time for corrections to be made before any ticket is issued. It is the City’s intention to gain compliance of adopted codes, regulations, and restrictions.
Another common myth is that Code Enforcement
Officers pick and choose which complaints to
investigate. Every complaint is investigated. Whether
driving past the location in question or making
personal contact, officers ensure that every case is
documented, and the outcome of the investigation is
recorded to confirm that all concerns are addressed.
KEY POINT TO REMEMBER WHEN
REPORTING A COMPLAINT
Keep your lawn mowed and trimmed regularly: remove
weeds and debris from your yard.
Maintain trees and shrubs: by pruning overgrown
branches, removing dead limbs, and ensuring they
don't obstruct sidewalks or driveways.
Properly dispose of yard waste: in designated
containers.
Clean gutters and downspouts: to prevent water
damage and ensure proper drainage.
Repair any damaged fences or gates: to maintain
property boundaries and ensure they are secure.
Maintain exterior paint: by touching up peeling or faded areas to keep your home looking neat.
Check for and repair any structural issues: like loose
siding, cracked foundation, or rotting wood.
Store trash and recycling containers properly: and
ensure they are not overflowing.
Remove graffiti or vandalism from your property
promptly.
Ensure proper signage is displayed: for your business,
including permits and required information.
Be aware of local zoning ordinances: and ensure your
property usage complies.
(https://www.codepublishing.com/CA/Torrance/#!/To
rrance09/Torrance09.html)
CONTACT US FOR MORE INFORMATION
Code Enforcement Unit
(310) 618-5929
[email protected]
www.TorranceCA.Gov/CodeEnforcement
GUIDE TO
UNDERSTANDING
CODE ENFORCEMENT
WHAT IS CODE ENFORCEMENT?
Code Enforcement is a function of the City that
protects public health and welfare, property values and the environment and reduces blight by gaining
compliance with laws and regulations.
Our mission is to serve the citizens of Torrance by
ensuring compliance with adopted Federal, State,
County, and City codes. We achieve this through
providing effective public contact and education,
building cooperative partnerships throughout our
community, and enforcing the law in an equitable and
impartial manner.
Our goal is to promote a positive image of Code
Enforcement to our community by fostering a culture
that is helpful, approachable, knowledgeable and of the highest integrity.
MYTHS
CODE ENFORCEMENT
FRIENDLY REMIDERS
Revised 01/2025
SCAN ME
FOR MORE
INFORMATION
3 ATTACHMENT 1
(This list is not all inclusive but rather the top common code violations.)
Business Licensing
Unlicensed Business
Unpermitted Vendors
Housing Violations
Buildings That Lack Required Utilities
(Electricity, Gas, Water)
Hazardous Unsanitary Conditions
Illegal Construction
Change of Use/Occupancy
Demolitions or Rehabilitation Without Permits
Work Without Permits
Unpermitted Conversions and Structures Built
Without Permits or Inspections
Property Maintenance
Abandoned Furniture and Appliances
Broken Windows
Graffiti
Junk, Trash and Debris
Open, Vacant Buildings
Overgrown, Dead Weeds, Trees and Vegetation
Pool with Green Stagnant Water
Street Vendors / Cottage Food Operators
Vehicle Abatement
Junk And Abandoned Vehicles
Zoning Violations
Home Occupations
Improper Land Use
Sign Violations
Live stock (Hen and Bee Ordinances)
COMPLAINT RECEIVED
A complaint is received and a case is opened.
If the complaint pertains to another department
or agency, it is referred and then closed.
ENFORCEMENT
Enforcement steps may include written
warnings, orders to correct, citations and fees,
issuing stop work orders, and enforcement of
permits/licenses.
HEARING
Parties may appeal an enforcement action (i.e.,
citation) to a hearing officer who decides the
issue and publishes a decision. The process
includes case preparation, correspondence,
scheduling and holding a hearing, and issuing a
final notice.
Anytime you intend to construct, alter, or
demolish a structure, or intend to install,
repair, replace, or remove any electrical,
gas, mechanical, or plumbing systems, the
installation of which is regulated by code.
FINAL PROCESSING & CLOSED
Final processing occurs when the complaint is
referred, unfounded, or abated.
Street Parking
Torrance Police Department
(310) 328-3456
Animal Related complaints
Torrance Animal Control
(310) 618-3850
Criminal Activity
Torrance Police Department
(310) 328-3456
Neighbor Disputes
(Civil Matter)
Landlord/Tenant Disputes
Housing Rights Center
(800) 477-5977
Tree Trimming
(Public Right-of-Way)
Public Works Department
(310) 781-6900
WHAT DO WE ENFORCE? WE DO NOT ENFORCE WHAT HAPPENS WHEN I SUBMIT A CONCERN?
INVESTIGATION
A Code Enforcement Officer will conduct an
investigation, that may include performing
research, conducting interviews, sending
correspondence, inspecting sites, and making
determinations.
Mediation Services
The City of Torrance is proud to provide free
Dispute Resolution services to our residents.
For more information, please call (310) 618 - 5880
or visit: https://bit.ly/CitizenAssistance
WHEN DO I NEED A PERMIT?
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ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, ADDING SECTION 92.32.7 “TARPS,
CANOPIES, AND POP-UP STRUCTURES ON PRIVATE PROPERTY”
TO DIVISION 9, CHAPTER 2, ARTICLE 32 OF THE TORRANCE
MUNICIPAL CODE
RECITALS
WHEREAS, the City of Torrance is a charter city under California law with a recognized mandate to preserve, protect, and enhance the general health and welfare of its residents; and
WHEREAS, on September 10, 2024, the City Council directed staff to draft an ordinance that would address and regulate the use of tarps, canopies and pop-up structures; and WHEREAS, the City has a rapid growth of tarps, canopies and pop-up structures for various solutions, including carports, shade structures, and roof coverings throughout the City of Torrance; and
WHEREAS, the City seeks to preserve the aesthetic quality and safety of the community; and
WHEREAS, tarps, canopies and pop-up structures on private property visible from the public right-of-way are unsightly, may violate setback requirements, may violate accessory structure regulations, may decrease property values, may create safety and fire hazards, and may obstruct visibility; and
WHEREAS, the Torrance Municipal Code should be amended to directly address and regulate such tarps, canopies and pop-up structures; and WHEREAS, such regulations for tarps, canopies and pop-up structures shall protect public health, safety, welfare, aesthetics and property values in the City of Torrance; and WHEREAS, on ___________________, the Planning Commission held a duly noticed public hearing regarding the proposed amendment to Torrance Municipal Code 92.32.7 and, at the conclusion of the public hearing, voted to recommend ___________ of Land Use Study 25-__________ to the City Council; and
WHEREAS, on ___________________, the City Council conducted a duly noticed public hearing and considered adoption of an amendment to the Torrance Municipal Code pertaining to the amendment to Torrance Municipal Code 92.32.7; and 5 ATTACHMENT 2
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6 WHEREAS, the City Council finds that this Ordinance is not subject to the California Environmental Quality Act (CEQA) pursuant to the Sections 15378 and 15061(b)(3) of the CEQA Guidelines, California Code of Regulations, Title 14.
NOW, THEREFORE , the City Council of the City of Torrance does hereby ordain as follows:
SECTION 1
The City Council of the City of Torrance hereby finds and determines that all the above Recitals are true and correct and incorporates such Recitals into this Ordinance.
SECTION 2
Section 92.32.7 is added to Division 9, Chapter 2, Article 32 of the Torrance Municipal Code to read in its entirety as follows:
“SECTION 92.32.7
TARPS, CANOPIES, AND POP-UP STRUCTURES ON PRIVATE PROPERTY a) Definitions:
1) “Canopy” shall mean any portable structure with a fabric or material covering, supported by a frame, used to provide shade or shelter. 2) “Non-Residential Property” shall mean an area where buildings and land are not primarily used for living or housing purposes, but for commercial, industrial, or other non-residential activities.
3) “Pop-Up” shall mean any prefabricated, portable, or collapsible structure, typically with a fabric or lightweight covering, designed for temporary use, including but not limited to pop-up tents, or other similar shelters.
4) “Property” shall mean the real property or parcel of land or real estate as specified. 5) “Public Right-of-Way” shall mean any street, sidewalk, alley, or other publicly owned property accessible to the public.
6) “Residential Property” shall mean land that is legally designated for housing and related uses, such as single-family residences, multiple-family residences, apartments, or other residential structures.
7) “Portable Structure” shall collectively mean tarps, canopies, pop-ups, or any other type of portable membrane structure.
8) “Tarpaulin or Tarp” shall mean any covering made of flexible material, such as plastic, canvas, or fabric, used to cover or shelter an area or object. 6 3
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b) Residential Property
1) Prohibition:
A) No person shall erect, maintain, or use a tarp, canopy, pop-up, or any other type of portable structure in a manner that is visible from a public right-of-way, except as provided in Subsection (b)(2).
B) Tarps, canopies, pop-ups, or any other type of portable structures not visible from the public right-of-way, must comply with the following standards and procedures:
i. shall not exceed a height of ten feet (10’) from grade to the highest, point of such portable structure,
ii. shall not be attached to a residence, accessory structure or other improvement,
iii. shall not be used as carports nor be installed over a driveway or other paved area that has vehicular access or is used for vehicle storage, iv. shall not be used as storage,
v. shall be open on all sides,
vi. shall not be reflective or consist of mirrored type covering material, vii. may only be located in rear yards and shall be located a minimum of five feet (5’) from the side and rear property lines,
viii. shall be located a minimum of six feet (6') from residences, accessory structures, or other improvements,
ix. shall not be larger than one hundred and fifty (150’) square feet, x. must be secured in a manner to prevent wind from dislocating them, and xi. must be maintained in good condition and free from disrepair. 2) Exceptions:
A) Tarps, canopies, pop-ups, or any other type of portable structure is permitted within the view of the public right-of-way for social gatherings and is limited to 1 gathering for a maximum of 12 hours within any 30-day period. 7 4
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B) Emergency use of tarps for immediate property protection (e.g., storm damage) is permitted for up to 15 days. Additional time may be obtained from the City.
C) Shade umbrellas with a maximum diameter of 10 feet are allowed in all yard areas and shall not project onto adjacent properties or right-of-way.
D) Any children’s play structure with a canopy structure under 52 square feet are allowed in all yard areas provided they do not project onto adjacent properties, right-of-way, or are located within five feet (5’) of any property lines.
E) Fitted covers are permitted and may be used as long as they are specifically designed for and being used to cover an operable vehicle or recreational vehicle. All fitted covers must be maintained in good condition and must be removed upon request for inspection by a City employee to verify the operability of the vehicle.
3) Pre-existing tarps, canopies, pop-ups, or any other type of portable structure that exist at the time of this ordinance shall be removed immediately or comply with Section 92.32.7(b).
c) Non-Residential tarps, canopies, pop-ups, or any other type of portable structures shall not be allowed in non-residential zones, except as provided in Subsection (c)(1). 1) Exceptions: Tarps, canopies, pop-ups, or any other type of portable structures may be allowed under a Temporary Parking Lot Event (EVN) permit, Seasonal Sales Permit (EVN) or Temporary Special Event (TSE) permit. All conditions included in the permit as well as all EVN/TSE guidelines and requirements must be adhered to at all times.
2) Pre-existing tarps, canopies, pop-ups, or any other type of portable structure that exist at the time of this ordinance shall be removed immediately or comply with Section 92.32.7(c)(1).
d) Penalties: Any person violating any of the provisions or failing to comply with any of the requirements of this Article may be issued an administrative citation by an Enforcement Officer as prescribed in Section 12.8.050 of the Torrance Municipal Code.”
SECTION 4
Any provisions of the Torrance Municipal Code or its appendices, or any other ordinances of the City of Torrance inconsistent with this ordinance to the extent of the inconsistencies and no further, are repealed.
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SECTION 5
If any Section, Subsection, sentence, clause, phrase or portion of this ordinance is for any reason deemed or held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision will not affect the validity of the remaining portions of this ordinance. The City Council of the City of Torrance hereby declares that it would have adopted this ordinance and each Section, Subsection, sentence, clause, phrase or portion thereof, irrespective of the fact that any one or more Sections, Subsections, sentences, clauses, phrases or other portions might subsequently be declared invalid or unconstitutional.
SECTION 6
This ordinance was reviewed pursuant to CEQA (Public Resources Code §§ 21000, et seq., “CEQA”) and the regulations promulgated thereunder (14 Cal. Code of Regulations §§15000, et seq., the “CEQA Guidelines”). This ordinance is exempt pursuant to CEQA Guidelines 15378, because the activity undertaken involves general text amendments that would not cause either a direct physical change in the environment or a reasonably foreseeable indirect physical change in the environment and does not meet the definition of a "Project" under CEQA. The proposed Ordinance is also exempt from CEQA Guidelines under Section 15061(b)(3) because it can be seen with certainty that there is no possibility that the Ordinance may have a significant effect on the environment. The ordinance consists only of bolstering public nuisance regulations. Adoption of this ordinance will not have the effect of deleting or substantially changing any regulatory standards or required findings.
SECTION 7
This ordinance will take effect thirty days after the date of its adoption. Within fifteen 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 _______ day _______ 2025.
ADOPTED and PASSED this _________ day of _______ 2025.
APPROVED AS TO FORM:
________________________________
__
Mayor George Chen
PATRICK Q. SULLIVAN, City Attorney
By: _______________________________
Tatia Y. Strader, Assistant City Attorney
ATTEST:
________________________________
__
Rebecca Poirier, City Clerk
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