1 LUS24-00006
Religious and Higher Education
Institution Housing Overlay Zone
9B
City Council
July 8, 2025
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T 2 Background
•AB 1851 (Wick)
•Housing development on religious land
•Prohibits replacement of more than 50% religious use parking •SB 4 (Wiener)
•Use by right for land owned by a higher education & religious institution on or prior to January 1, 2024
•Affordability requirement – Deed restriction
•Local government may adopt objective development standards •Maximum one parking per unit
•Housing Element Update
•Sites Inventory identified 25 RIH-OZ sites
•RHEIH-OZ sites could accommodate 267 units towards RHNA-2,467 low-income units
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T 3 Proposed Development Standards
Sub-Group 1 (<2 acres) Sub-Group 2 (≥2 acres)
Maximum Density 31 du/ac 31 du/ac
Building Height 35 feet
27 feet if building is within 20 feet of
abutting R-1 District
50 feet
35 feet if building is within 20 feet of
abutting R-1 District
Building Stepbacks Building on lots adjacent to R-1 shall provide 5-foot setback for every additional 10 feet in height for building above 30 feet Front Yard Setback 10 feet
15 feet if front yard faces a major
arterial or higher street classification
10 feet
15 feet if front yard faces a major
arterial or higher street classification
Side Yard Setback 5 feet
10 feet if side yar is adjacent to R-1
or faces major arterial or higher street
classification
10 feet
15 feet if side yard is adjacent to R-1
Rear Yard Setback 5 feet
10 feet if rear yard is adjacent to R-1
10 feet
20 feet if rear yard is adjacent to R-1
Parking 0.5 space per dwelling 1 space per dwelling
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T 4 Building Footprint Example
375 Palos Verdes Boulevard
Lot Size: 70,866 SF, 1.6 acres
(Sub-Group 1)
Sites Inventory Capacity: 9 units
Adjacent properties - R-3 Hillside
Overlay
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T 5 Building Footprint Example
17910 Prairie Avenue
Lot Size: 160,483 SF, 3.7 acres
(Sub-Group 2)
Sites Inventory Capacity: 21 units
Adjacent properties -
east & south: R-1
north and south: R-3
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T 6 Building Footprint Example
2930 El Dorado Street
Lot Size: 106,653 SF, 2.4 acres
(Sub-Group 2)
Sites Inventory capacity: 9 units
Adjacent properties - R-1
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T 7 Planning Commission & Community
Development Director
Recommendations
•Conduct a public hearing to receive public comments;
•Adopt an Ordinance amending the Torrance Municipal Code to establish a Religious and Higher Education Institution Housing Overlay Zone; •Determine an exemption from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Sections 15061(b)(3) and 15378(b)(5); and •Approve an Ordinance Summary for publication.
C O M M U N I T Y D E V E L O P M E N T D E P A R T M E N T