8B
Date: August 19, 2025
To: Honorable Mayor and Members of the City Council
From: Rebecca Poirier, City Clerk
By: Robert Williams, Deputy City Clerk I | [email protected] Subject: SECOND AND FINAL READING OF ORDINANCE NO. 3954
RECOMMENDATION
Second and Final Reading of ORDINANCE NO. 3954 amending Torrance Municipal Code Chapter 2, Article 2 of Division 9 by amending Section 92.2.10; and amending Chapter 2, Article 2 of Division 9 by deleting Section 92.2.11 regarding junior accessory dwelling units and approval of the Ordinance Summary for publication. This item is for consideration of adoption of the ordinance only. The item was previously discussed, and action was taken at a prior council meeting.
FUNDING
None required.
DISCUSSION
At the regular meeting of the City Council held on August 5, 2025, this Ordinance was discussed, introduced, and approved for its first reading by the following roll call vote:
AYES: COUNCILMEMBERS Gerson, Kaji, Kalani, Lewis, Mattucci, Sheikh, and Mayor Chen.
NOES: COUNCILMEMBERS None.
ABSTAIN: COUNCILMEMBERS None.
RECUSED: COUNCILMEMBERS None.
ABSENT: COUNCILMEMBERS None.
ATTACHMENTS
1. Ordinance No. 3954
2. Ordinance Summary
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ORDINANCE NO. 3954
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, AMENDING TORRANCE
MUNICIPAL CODE CHAPTER 2, ARTICLE 2 OF DIVISION
9 BY AMENDING SECTION 92.2.10 ; AND AMENDING
CHAPTER 2, ARTICLE 2 OF DIVISIO N 9 BY DELETING
SECTION 9 2.2.11 REGARDING JUNIOR ACCESSORY
DWELLING UNITS.
WHEREAS, areas of concerns identified by the Department of Housing and Community Development (HCD) via a letter dated September 5, 2024, and recent amendments to State law (AB 2533, SB1211, and SB1077, Statutes of 2025), effective January 1, 2025, require the City of Torrance to amend the Zoning Ordinance to conform to State Government Code Sections 66310 through 663 39, pertaining to the regulation of Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs). Failure to meet the requirements of State legislation will nullify the City ADU Ordinance in its current form;
WHEREAS, the purpose of this Ordinance is to implement State Government Code Sections 66310 through 66339, as amended, and to provide for the health, safety and welfare of City of Torrance citizens by ensuring objective development standards are established for ADUs and JADUs that account for local field conditions;
WHEREAS, the provisions of this Ordinance apply to the application and issuance of building permits or other applicable ministerial permit or approval without discretionary review that pertain to ADUs and JADUs located within the City of Torrance. Such will be subject to all provisions as set forth below, unless otherwise specified in this Ordinance, notwithstanding other existing zoning provisions and regulations of the City of Torrance; WHEREAS, on November 2, 2022, the Planning Commission of the City of Torrance held a duly noticed public hearing, took public testimony, and considered the amendment s to the Torrance Municipal Code to repeal and modify certain sections inconsistent with State Legislation; WHEREAS, on December 6, 2022, the City Council of the City of Torrance held a duly noticed public hearing, took public testimony, and approved amendments Torrance Municipal Code to repeal and modify certain sections inconsistent with State Legislation; WHEREAS, on __________ ___, _____, the Planning Commission of the City of Torrance held a duly noticed public hearing, took public testimony, and considered the amendments; WHEREAS, on __________ ___ , _____, the City Council of the City of Torrance held a duly noticed public hearing, took public testimony, and considered the amendments; and WHEREAS, the amendments are Statutorily Exempt from the California Environmental Quality Act (CEQA) as provided in Public Resources Code Section 21080.17; NOW, THEREFORE, the City Council of the City of Torrance does hereby ordain as follows:
2 ATTACHMENT 1
2 SECTION 1
That Section 92.2.10 entitled “Accessory Dwelling Units” of Chapter 2, Article 2 (General Provisions) of Division 9 entitled “General Provisions” of the Torrance Municipal Code is hereby amended to read in its entirety as follows:
“SECTION 92.2.10 - ACCESSORY DWELLING AND JUNIOR ACCESSORY DWELLING UNITS.
A) PURPOSE
1) 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 66310-66332 and 66333-66339 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 provis ions 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 3 3
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 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 a nd 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.
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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 ar e defective or deficient and a description of how the application can be remedied by the applicant, all within the 60-day timeframe pursuant to State law. The fee shall include reimbursement for the costs of adopting and amending the ordinance that pr ovides 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
Zoning Existing or
Proposed
Structures on-
site:
# of Detached ADUs # of Attached
ADUs
# of JADUS
permitted
Single-family
or Multi-
family
1 Single-Family
Structure*
Maximum 1 None Maximum 1
None Maximum 1 Maximum 1
2 or more
detached units
under separate
ownership**
Maximum 1 None Maximum 1
None Maximum 1 Maximum 1
2 or more
detached units
under same
ownership
Maximum 1 None Maximum 1
None Maximum 1 Maximum 1
Single-
family, Multi-
family or
Mixed Use
New Multiple-
Family
Structure(s)
Maximum 2*** None
None
Existing Multiple-
Family
Structure(s)
Match number of units in
existing multi-family
structure(s) but shall not
exceed 8.***
None
None
25% of the
number of units in
an existing of
proposed multi-
family
structure(s), if
they are
converted from
5 5
non-livable
spaces.***
* 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.
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
4) Height. No portion of the ADU shall exceed the height limit identified in this Section.
A. Exterior Height. Exterior height is measured from the lowest finish grade, not including any berm or raised planter, to the topmost portion of the roof and exclusive of chimneys or vents. Finished grade shall not include any berm or raised planter.
i. Hillside Overlay and Coastal Zone.
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1. Detached. 16 feet for one-story in all zoning districts, greater height as permissible provided in Section 66321 of the Government Code.
2. Attached. 18 feet for one-story and 25 feet for two-stories in all zoning districts.
ii. City-wide
1. Detached. 18 feet for one -story and 23 feet for two -stories in all zoning districts.
2. Attached. 18 feet for one-story and 25 feet for two-stories in all zoning districts.
B. Interior Height. Interior height is measured from the initial finished floor to the top plate of any wall. Any top plate greater than the identified height is considered the subsequent floor.
i. One story. Shall not exceed 12 feet of interior height. ii. Two story. Shall not exceed 22 feet of interior height.
C. Overall Height . The over all height of dwelling shall not exceed the allowable height permitted in the underlying zone.
5) Configuration.
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 accessary 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 multiple - family 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 7 7
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 fl oor 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.
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 (½) 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. 8 8
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;
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 consi stent 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.
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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 66314-66332 and 66333 -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 provi sions of this Section. If the property owner of a lot containing an illegal ADU or JADU receives a notice of violation of building standards may request for delay in enforcement as provided in Section 66314 -66332 and 66333 -66339 of t he 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:
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1) Single-Family where there is one (1) or more single-family dwelling on -site, any of 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 structures 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 66333-66339 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.
i. 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.
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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 onsite.
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.
iv. Height. The maximum height of the ADU shall be 16 feet or as allowed per Government Code Section 66321.
SECTION 3
That Section 92.2.11 entitled “Junior Accessory Dwelling Units” of Chapter 2, Article 2 of Division 9 entitled “General Provisions” of the Torrance Municipal Code is hereby deleted in its entirety.
92.2.11 JUNIOR ACCESSORY DWELLING UNITS.
(Added by O-3863; Amended by O-3864; O-3889; O-3910; O-3911)
a) PURPOSE
1) The purpose of Section 92.2.11, Junior Accessory Dwelling Units, of the Torrance Municipal Code, is to provide for the creation of junior accessory dwelling units consistent with California Government Code Section 65852.22, as amended from time to time. In any instance where there is conflict, State law shall govern.
b) DEFINITIONS
1) "Junior Accessory Dwelling Unit" 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. A junior accessory dwelling unit may include a separate sanitation facility, or may share a sanitation facility with the single-family dwelling. A junior accessory dwelling unit shall not be operated as a short term rental or rented for a period less than 30 days. 2) "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.
c) APPLICABILITY AND PERMISSIBLE USE
1) Junior accessory dwelling units are allowed on lots located within zones that permit a single- family dwelling and that contain a proposed or existing single family dwelling. 2) Junior accessory dwelling units may be combined with an accessory dwelling unit on lots located within a residential or mixed-use zone with a proposed or existing single-family dwelling as provided in Section 65852.2(e) of the Government Code. 3) Junior accessory dwelling units are prohibited on lots that contain multiple detached single- family dwellings.
4) Coastal Zone: The California Coastal Act applies to junior accessory dwelling units 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.
5) A permit application to construct a junior accessory dwelling unit 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 saf ety and are not affected by the 12 12
construction of the junior accessory dwelling unit. 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 junior accessory dwelling unit.
6) A fee shall be assessed at the time of the building permit application to reimburse the cost incurred for plan review, permit processing, 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 timeframe pursuant to State law.
d) DEVELOPMENT STANDARDS AND REQUIREMENTS
Junior accessory dwelling units shall comply with the following development standards and requirements:
1) Number of Units: One junior accessory dwelling unit shall be allowed on a lot. 2) Owner-Occupancy: The property owner shall reside on the lot. The owner may reside in the remaining portion of the single-family dwelling or the newly created junior accessory dwelling unit. 3) Covenant Restriction: A covenant restriction shall be completed and recorded, as provided in Section 92.2.11(e) of the Torrance Municipal Code.
4) Location of Junior Accessory Dwelling Unit: A junior accessory dwelling unit shall be created within the walls of a proposed or existing single-family dwelling, or within the walls of a garage attached to a proposed or existing single family dwelling. 5) Separate Entry Required: A separate entry door shall be provided that is not be visible on the same elevation as the main entrance door to the single-family dwelling and shall not face toward an alley, except when the door is no less than 10 feet from the alley. If a junior accessory dwelling unit does not include a separate bathroom, the junior accessory dwelling unit shall include a separate entrance from the main entrance to the single-family dwelling, with an interior entry to the main living area . However, if the junior accessory dwelling unit does include a separate bathroom, then interior entry to the single family dwelling is prohibited. 6) Kitchen Requirements: The junior accessory dwelling unit shall include an efficiency kitchen, which includes a cooking facility with appliances, a food preparation counter, and storage cabinets that are reasonable to the size of the unit.
7) Design Standards:
A) Address numerals of all dwelling units on the lot shall be displayed clearly visible from the street or displayed in a building directory;
B) New doors shall not open on the same elevation as the main entrance to the primary dwelling, except for conversion of an existing door opening to an entry door; C) New doors shall not face toward an alley, except when the door is no less than 10 feet from the alley;
D) New stairways shall be completely enclosed as part of the interior of the structure, except for conversion of an existing stairway;
E) New balconies, full height windows or doors openings with a guardrail, roof decks, and decks greater than 2 feet above grade are prohibited;
F) New mezzanines, lofts, and intermediate levels in the form of a balcony are prohibited; and G) Building architecture, exterior materials, finishes, and color shall match the primary dwelling. 8) Parking: No parking is required for the junior accessory dwelling unit beyond the required parking for the proposed or existing single-family dwelling. However, replacement parking for the existing single family dwelling is required when an attached garage or portion thereof is converted to a junior accessory dwelling unit. Parking shall conform to the development standards for residential parking areas as provided for in Article 5, Chapter 3 of Division 9, of the Torrance Municipal Code.
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9) Setbacks and Other Zoning Regulations: The junior accessory dwelling unit shall be considered a part of the single-family dwelling and shall be subject to the same requirements of the underlying zoning district as required for the single-family dwelling. 10) Density: For purposes of calculating allowable density under the General Plan and Zoning Code a junior accessory dwelling unit is an accessory use that does not count toward the allowable density for the lot.
11) Maximum Floor Area: A junior accessory dwelling unit shall not exceed 500 square feet in floor area.
12) Minimum Floor Area: A junior accessory dwelling unit shall provide a minimum floor area no less in size than an efficiency unit as defined in Section 17958.1 of the Health and Safety Code. 13) Utility Service: For purposes of providing service for water, sewer, or power, including a connection fee, a junior accessory dwelling unit shall not be considered a separate or new dwelling unit. An inspection may be assessed to confirm the junior accessory dwelling unit complies with development standards.
14) Illegal Junior Accessory Dwelling Units: This Section shall not validate any existing illegal junior accessory dwelling units. Any conversions from illegal units to a conforming legal junior accessory dwelling unit shall be considered a new junior a ccessory dwelling unit subject to the provisions of this Section.
e) CONVENANT RESTRICTION
1) 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 junior accessory dwelling unit 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:
A) The junior accessory dwelling unit shall not be sold separately from the single-family dwelling; B) The junior accessory dwelling unit shall be restricted to the maximum size allowed per the development standards at the time of building permit issuance; C) The junior accessory dwelling unit shall be considered legal only so long as either the single- family dwelling or the junior accessory dwelling unit is occupied by the property owner; D) The junior accessory dwelling unit 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 junior accessory dwelling unit on the property.
SECTION 4 INCONSISTENCIES
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 5 SEVERABILITY
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.
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SECTION 6 VIOLATIONS
Any person violating any of the provisions of this Ordinance will be guilty of an infraction, and upon conviction will be subject to a fine as provided for in Section 36900 of the Government Code.
SECTION 7 CEQA FINDINGS
The City Council finds that this Ordinance is exempt from the California Environmental Quality Act (CEQA) because the proposed amendments are statutorily exempt as set forth in Section 21080.17 of the Public Resources Code.
SECTION 8 EFFECTIVE DATE
This Ordinance shall take effect 30 days after the date of its adoption. Within 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 5th day of August 2025.
ADOPTED and PASSED this 19th day of August 2025.
Mayor George K. Chen
APPROVED AS TO FORM:
PATRICK Q. SULLIVAN, City Attorney
by:
Tatia Y. Strader, Assistant City Attorney
ATTEST:
Rebecca Poirier, MMC, City Clerk
15 ORDINANCE NO. 3954 SUMMARY
On August 18, 2025, the City Council of the City of Torrance adopted Ordinance No. 3954, which adopts amendments to the Torrance Municipal Code pertaining to the regulation of Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) as a result of recent State legislative actions. The amendments involve the following: owner-occupancy requirements, front yard setback, building height, nonconforming zoning conditions, building code violations and unpermitted structures, objective design standard, coastal zone, separate entry required for accessory dwelling units and junior accessory dwelling units (not located on the ground floor), and possible exemptions to allow the creation of accessory dwelling units. The amendments also remove the past version of the junior accessory dwelling unit section and revised accessory dwelling unit section in order to simplify the creation of accessory dwelling units within the City of Torrance.
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