Agenda Item 9B — Torrance City Council, September 9, 2025

9B
Date: September 9, 2025
To: Honorable Mayor and Members of the City Council
From: Planning Commission
Michelle Ramirez, Community Development Director
By: Kevin Joe, Planning Associate | [email protected] Subject: Planning Commission and Community Development – Conduct a Public Hearing on Land Use Study 24-00005 Regarding Proposed Amendments to the Torrance Municipal Code Pertaining to Target Density for All Zoning Districts Allowing Residential or Mixed-Use Development, Determine an Exemption from California Environmental Quality Act (CEQA), and Adopt an ORDINANCE Amending the Torrance Municipal Code. Expenditure: None.

RECOMMENDATION
Recommendation of the Planning Commission and Community Development Director that City Council:

1. Conduct a Public Hearing on Land Use Study 24-00005 regarding proposed amendments to the Torrance Municipal Code pertaining to Target Density; and

2. Determine an exemption from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15162 (a)(3) Subsequent EIRs and Negative Declarations; and

3. Adopt an ORDINANCE amending the Torrance Municipal Code to establish target density for all zoning districts Citywide which allow residential and mixed-use development; and Approve Ordinance Summary for publication.

FUNDING
None required.

DISCUSSION
On June 14, 2022, the City Council adopted the Housing Element Update for the 6 th RHNA (Regional Housing Needs Allocation) Cycle for the 2021 to 2029 planning period, which was deemed compliant with State housing law and certified by the California Department of Housing and Community Development (HCD). The Housing Element of the General Plan establishes expected densities for potential housing sites identified in Table C-1: Sites Inventory. These expected densities will serve as the target density for proposed housing developments.

Page 2 ends

4 6
7 Density Residential (R-LO), Low-Medium Density Residential (R-LM), Medium Density Residential (R-MD), Medium-High Density Residential (R-MH), High Density Residential (R-HI), Residential Office (R-OF), General Commercial (C-GEN), Downtown Mixed-Use (DMU), Commercial Center (C-CTR), and Public/Quasi-Public/Open Space (PUB). These Target Residential Densities will enable the City to provide adequate sites to accommodate our RHNA obligation of 4,939 units for the 2021 to 2029 6th Cycle planning period.

In order for the Housing Element to be certified by HCD, a city must demonstrate that there are adequately zoned sites identified in their housing Sites Inventory with the capacity to accommodate their RHNA and establish programs to ensure that adequate sites are provided throughout the 6th Cycle. The RHNA is not an obligation to construct housing, however a city is required to provide adequate sites throughout the cycle to meet the RHNA by income category. Should there be a net loss of capacity due to sites being developed below the target density and where the Sites Inventory can no longer fulfil the remaining RHNA, the City would be required to identify replacement sites to make up the shortfall. The City could face penalties and fines ranging from $10,000 to $100,000 per month if it is found not to be in substantial compliance with their Housing Element programs or the Sites Inventory cannot accommodate our RHNA obligation.

The target densities are established in the Housing Element on Table H-57: Assumed Target Densities for Capacity Estimates of the Housing Element and Table C-1: Sites Inventory are summarized below:

General Plan Land Use Designation
Existing Density
Range
(du/ac)
Target Density
(du/ac)

Low Density Residential (R-LO) 0-9 6.8
Low-Medium Density Residential (R-LM) 9-18 13.5
Medium Density Residential (R-MD) 18-31 23.25
Medium-High Density Residential (R-MH) 31-44 33
High Density Residential (R-HI) 44+ 45
Residential Office (R-OF) 18-31 23.25
General Commercial (C-GEN) Up to 44 33
Commercial Center (C-CTR) No maximum 36
Downtown Mixed-Use (DMU) 31-44 33
Public/Quasi-Public/ Open Space (PUB) * Not specified 23.25 & 45 * Applies to the El Camino College parking lot and properties located within the proposed Religious and Higher Education Institution Housing Overlay Zone.

The target density is equivalent to 75% of the maximum density allowed under each Land Use Designation category. To promote the development of multi-family housing on residentially designated sites at or above the target density, the City may consider establishing incentives for development at or above the target density or disincentives for development below the target density. The target density will also be a tool for monitoring adequate sites and no net loss in capacity to accommodate the City’s RHNA obligation as required by State law.

2 City Council
September 9, 2025

Page 3 ends

4 6
7 On February 5, 2025, the Planning Commission considered the target density ordinance and recommended that it be forwarded to the City Council for adoption. Commissioner Borgialli requested clarification regarding the Downtown Mixed-Use (DMU) land use designation. Initially thought to be a scrivener's error, it was later discovered that the DMU designation was established to implement the recently approved Housing Corridor Overlay in the Downtown Torrance area.

Subsequently after the February 5 th Planning Commission meeting, staff discovered an older version of the draft ordinance with repetitive definition language was inadvertently attached to the Planning Commission staff report.

On August 6, 2025, the corrected version without the repetitive language was brought before the Planning Commission for their consideration. Staff provided clarification that the DMU designation is not identified in the sites inventory table but it would be updated for two sites listed (1644 Cabrillo Avenue and 1650 Cabrillo Avenue) and that a corresponding future amendment to the ordinance will be required to implement the revised policies and maintain internal consistency within the General Plan. During the meeting, Commissioner Obejas had a question about the density ranges for each of the Land Uses Designations that allow residential uses and staff responded with the information listed on the table. The Commission recommended by a 6-0 vote (Commissioner Kartsonis excused absence) that the City Council adopt an Ordinance to amend the Code to establish Target Densities.

ENVIRONMENTAL FINDINGS
This item is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15162 (a)(3) Subsequent EIRs and Negative Declarations.

ATTACHMENTS

1. Draft Target Density Ordinance

2. Ordinance Summary

3. Planning Commission Minutes Excerpt (February 5, 2025)

4. Planning Commission Staff Reports and Supplemental Material

5. Notice of Public Hearing Proof of Publication
3 ORDINANCE NO.___________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, AMENDING CHAPTER 1,
ARTICLE 2 OF DIVISION 9 OF THE TORRANCE MUNICIPAL
CODE BY ADDING AMENDING CHAPTER 1, ARTICLE 3 OF
THE DIVISION 9 BY ADDING A NEW SECTION 91.3.4
PERTAINING TO TARGET RESIDENTIAL DENSITY.

LUS24-00005: CITY OF TORRANCE
WHEREAS, the City Council of the City of Torrance adopted a Housing Element Update for the 6th Cycle 2021 to 2029 Planning Period on June 14, 2022, which has been deemed compliant with state housing law by the California Department of Housing and Community Development (HCD); and
WHEREAS, Program 1, Objective 4 of the Housing Element mandated an ordinance regarding the production of housing at or above the expected densities identified in the Land Use Element; and
WHEREAS, the City Council adopted an Initial Study and Negative Declaration (ND) that were prepared in conjunction with the Housing Element Update; and WHEREAS, no substantial changes are proposed under the project (an Ordinance to establish target residential density) 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 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 adequately discusses the potential impacts of the project.

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 Housing Element pursuant to §65860 of the State Government Code.

THE CITY COUNCIL OF THE CITY OF TORRANCE DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1
That a new Section 91.3.4 entitled “TARGET RESIDENTIAL DENSITY” shall be added to Article 3 of Chapter 1, of Division 9 of the Torrance Municipal Code to read in its entirety as follows:
“The Housing Element of the General Plan establishes expected density for residential development in Table C-1: Sites Inventory. These expected densities will act as the target residential density for the buildout of proposed residential development. The target residential density is the minimum density which should be considered for all residential, mixed-use, commercial, and public zones that implement the following General Plan Land Use Designations:

Low Density Residential (R-LO), Low-Medium Density Residential (R-LM), Medium Density Residential (R-MD), Medium-High Density Residential (R-MH), High Density Residential (R-HI), Residential Office (R-OF), General Commercial (C-GEN), Downtown Mixed-Use (DMU), Commercial Center (C-CTR), and Public/Quasi-Public/Open Space (PUB).” 4 ATTACHMENT 1
SECTION 2
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 3
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 4
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 ____________ day _________ 2025.

ADOPTED and PASSED this ____________ day ____________ 2025 __________________________
Mayor George Chen
APPROVED AS TO FORM:

PATRICK Q. SULLIVAN, City Attorney ATTEST:

By: __________________________ __________________________ Tatia Y . Strader, Assistant City Attorney Rebecca Poirer, City Clerk 5 ORDINANCE SUMMARY
On September 9, 2025, the City Council of the City of Torrance adopted Ordinance No. which adopts amendments to the Torrance Municipal Code (Division 9, Planning and Land Use Code) pertaining to Target Density. This ordinance updates the City of Torrance’s rules to make sure that new housing developments meet minimum density targets set in the city’s Housing Element, which is part of the General Plan. By adding a new section to the city’s municipal code, it requires that all future residential, mixed-use, commercial, and certain public projects are built at or above the expected number of homes per acre for each area, as listed in the city’s official plans. This change helps Torrance meet state housing requirements and encourages the construction of more homes, supporting the city’s goals for growth and affordability. *****City Clerk to add a paragraph stating that copies of the Ordinance are available at the City Clerk’s Office and stating the names of the City Council members that voted in favor and those that voted against.*****
6 ATTACHMENT 2

Provided by City Clerk’s Office 05/27/25

CITY OF TORRANCE EXCERPT OF MINUTES
X Minutes Subject to Approval

February 5, 2025

MINUTES OF A REGULAR MEETING OF THE

TORRANCE PLANNING COMMISSION AGENDA

1. CALL MEETING TO ORDER
The Torrance Planning Commission convened in a regular session at 6:31 p.m. on Wednesday, February 5, 2025, in the LeRoy J. Jackson Council Chambers.

ROLL CALL

Present: Commissioners Anunson, Borgialli, Obejas, Riggs, Turner, Yeh, and Chair Kartsonis.

Absent: None.

Also Present: Planning Manager Leo Oorts, Planning Assistant Dominique Allen, Planning Assistant Austin Lujan, Planning Assistant Lee Garcia, Planning Associate Yolanda Gomez, Planning Associate Kevin Joe, Planning Manager Oscar Martinez, Plans Examiner Uykheang Keo, Associate Engineer Anthony Maatubang, Assistant Engineer Zach Fisher, Senior Fire Prevention Specialist Chris Rhodes , Deputy City Attorney Jennifer Guerrero , and Community
Development Director Michelle Ramirez.

8D. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF LUS24-00005: CITY OF TORRANCE (TARGET DENSITY) Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of proposed amendments to the Torrance Municipal Code pertaining to Target Density for all zoning districts which allow residential or mixed -use development. This project is exempt from CEQA pursuant to CEQA Guidelines Section 15162 – Subsequent EIRs and Negative Declarations (a)(3).

Planning Associate Joe presented Item 8D.

Planning Associate Joe stated that Item 8D and 8E are components of the Housing Element that was adopted in 2022; the Ordinance will add a new section, Target Residential Density, to the Torrance Municipal Code. The target density will help the City provide adequate sites to accommodate the Regional Housing Needs Allocation (“RHNA”).

Commissioner Borgialli inquired if there would be another Negative Declaration for review.

Planning Associate Joe replied that there would not be another Negative Declaration review as there are no circumstances that are changing that would create environmental impacts to warrant a new finding / a new Negative Declaration.

Community Development Director clarified that the City has to show the land available to be able to produce the housing units and show efforts of implementing all programs outlined in 7 ATTACHMENT 3

Provided by City Clerk’s Office 05/27/25
Housing Element to make housing easier to develop with the City. The City is trying to reach the RHNA numbers and staff is working diligently towards the goal.

Elizabeth Spatz stated the RHNA numbers were ridiculous and commended staff. She inquired on the 50% capacity to allow the project to go forward. Planning Manager Martinez replied that he was unaware of any 50% target but is aware of the upcoming 2026 -2027 RHNA cycle that staff is currently preparing for.

MOTION: Commissioner Turner moved to close the public hearing. Commissioner Obejas seconded the motion; a roll call vote reflected 7-0 approval.

MOTION: Commissioner Turner moved to recommend Land Use Study LUS24-00005 be modified to eliminate the downtown mixed-use and amend the Torrance Municipal Code as directed in the report . Commissioner Borgialli seconded the motion; a roll call vote reflected 7-0 approval.
8E. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF LUS24-00006: CITY OF TORRANCE (RELIGIOUS INSTITUTION

HOUSING OVERLAY ZONE)
Recommendation of the Community Development Director that Planning Commission conduct a workshop to introduce proposed amendments to the Torrance Municipal Code pertaining to Religious Institution Housing Overlay Zone. This item is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines 15162 – Subsequent EIRs and Negative Declarations (a)(3).

Chair Kartsonis disclosed that he lives greater than 500’ but less than 1000’ from one of the properties listed in the Item, and after discussions with the City Attorney’s office , a determination was made that there would be no conflict of interest.

Planning Associate Joe presented Item 8E, stating that the Religious Institution Housing Overlay Zone is a program within the Housing Element update adopted in 2022 to help provide adequate sites to fulfill the City’s RHNA obligation. The draft Ordinance is being presented to allow the Commission time to review prior to discussing the matter on Wednesday, February 19, 2025.

Planning Associate Joe stated that the Overlay would allow housing uses with a maximum density of 31 dwelling per acre. Development under the Religious Institution Housing Overlay is voluntary and underlying zoning will still apply.

No members of the public spoke.

MOTION: Commissioner Borgialli moved to close the public hearing. Commissioner Obejas seconded the motion; a roll call vote reflected 7-0 approval.

End of Excerpt

8 AGENDA ITEM NO. 8B
DATE: August 6, 2025
TO: Planning Commission
FROM: Kevin Joe, Planning Associate
Oscar Martinez, Planning Manager
SUBJECT: Land Use Study LUS24-00005
Consideration of proposed amendments to the Torrance Municipal Code pertaining to Target Density for all zoning districts Citywide which allow residential or mixed-use development. This item is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15162 Subsequent EIRs and Negative Declarations (a)(3).

RECOMMENDATION
Recommendation of the Community Development Director that Planning Commission conduct a public hearing and direct staff:

A. Forward the draft Ordinance amending the Torrance Municipal Code, as presented, to the City Council for consideration; or
B. Modify or add to the draft Ordinance amending the Torrance Municipal Code, as directed, and forward to the City Council of consideration.

EXECUTIVE SUMMARY
Staff recommends an amendment to the Torrance Municipal Code to establish target residential density for the buildout of proposed residential development. The target residential density is a minimum density which should be considered for all zones which allow residential and mixed-use development. This target density ordinance will implement a program of the certified Housing Element to ensure that there is adequate capacity to accommodate the City’s Regional Housing Needs Allocation (RHNA).

DISCUSSION
Environmental Determination
The City Council adopted an Initial Study and Negative Declaration (ND) that were prepared in conjunction with the Housing Element 6 th RHNA Cycle Update. No substantial changes are proposed under the project (an Ordinance to establish target residential density) and there are no substantial changes in circumstances under which the project will be undertaken that will require major revisions to the previously approved Negative Declaration due to the involvement of no 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 Guideline Section 15162 (a)(3). Therefore, the previous adopted ND adequately discusses the potential impacts of the project. 1 9
ATTACHMENT 4
Background and Analysis
The Planning Commission originally considered an Ordinance amending the Torrance Municipal Code to establish target residential densities for all zones that allow residential and mixed-use development on February 5, 2025. During the hearing, Commissioner Borgialli inquired about the CEQA review and the Downtown Mixed-Use (DMU) designation. Staff responded that the establishment of target densities would not trigger another CEQA review since there are no circumstances that are changing that would create environmental impacts to warrant a new Initial Study or new Negative Declaration and that the DMU was thought to be a scrivener’s error. The Commission unanimously recommended that the City Council adopt an Ordinance to amend the Code to establish Target Density and that Ordinance be modified to eliminate references to the Downtown Mixed-Use designation.

After the Planning Commission meeting, it was discovered that the DMU designation was created as part of the Housing Corridor Overlay that was adopted in August 2023 and that an older version of the draft Ordinance containing repetitive language and definitions that should have been deleted was inadvertently attached to the staff report. As such, the corrected version of the Target Density Ordinance without the repetitive language is being brought for the Planning Commission’s consideration. The draft ordinance and the subject to approval minutes from the February 5th meeting are attached.

PUBLIC NOTICE
Pursuant to AB 2904, notices of the public hearing were made no less than 20 calendar days before the Planning Commission meeting. Notices were published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage on July 18, 2025, 20 calendar days before the Planning Commission meeting.

ATTACHMENTS

1. Corrected Draft Ordinance

2. February 5, 2025 Planning Commission Minutes

STAFF CONTACT
Kevin Joe, Planning Associate
[email protected]
Oscar Martinez, Planning Manager
[email protected]
2 10
ORDINANCE NO.___________

THE CITY COUNCIL OF THE CITY OF TORRANCE DOES HEREBY ORDAIN AS FOLLOWS:

Low Density Residential (R-LO), Low-Medium Density Residential (R-LM), Medium Density Residential (R-MD), Medium-High Density Residential (R-MH), High Density Residential (R-HI), Residential Office (R-OF), General Commercial (C-GEN), Downtown Mixed-Use (DMU), Commercial Center (C-CTR), and Public/Quasi-Public/Open Space (PUB).” 3 11
SECTION 2
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.

INTRODUCED and APPROVED this ____________ day _________ 2025.

ADOPTED and PASSED this ____________ day ____________ 2025 __________________________
Mayor George Chen
APPROVED AS TO FORM:

PATRICK Q. SULLIVAN, City Attorney ATTEST:

By: __________________________ __________________________ Tatia Y . Strader, Assistant City Attorney Rebecca Poirer, City Clerk 4 12

Brittney Jenkins Planning Commission
Recording Secretary February 5, 2025
INDEX
TORRANCE PLANNING COMMISSION – FEBRUARY 5, 2025

SUBJECT PAGE

OPENING CEREMONIES

1. Call to Order / Roll Call 1

2. Flag Salute 1

3. Posting of the Agenda 1

4. Withdrawn, Postponed, and / or Supplemental Items 1

5. ORAL COMMUNICATIONS 1

6. CONSENT CALENDAR 1
6A. Approval of Minutes: July 24, 2024, August 7, 2024, and August 21, 2024 1

7. ADMINISTRATIVE MATTERS 2
7A. EXT25-00001: RAR2 – DEL AMO CROSSING, LLC Res. No. 25-009 2

8. HEARINGS 2
8A. MOD24-00008, DVP24-00003: MCDONALD’S USA LLC Res. Nos. 25-002, 25-003 2-3
8B. PRE24-00013: ROBERT RIBLETT (AMY THOMSON) Res. Nos. 25-007 3-4 8C. PRE24-00014: LOERA DESIGNS (DONALD A. JR. AND RANDI YOUNG) Res. No. 25-008 4-6
8D. LUS24-00005: CITY OF TORRANCE (TARGET DENSITY) 7 8E. LUS24-00006: CITY OF TORRANCE (RELIGIOUS INSTITUTION HOUSING OVERLAY ZONE) 7-8

9. RESOLUTIONS 8

10. COMMISSION ORAL COMMUNICATIONS 8

11. ADJOURNMENT 8

At 10:30 p.m., Commissioner Obejas moved to adjourn the meeting to Wednesday , February 19, 2025, at 6:30 p.m. in the LeRoy J. Jackson Council Chambers. 5 13

Brittney Jenkins Planning Commission
Recording Secretary 1 February 5, 2025
February 5, 2025

MINUTES OF A REGULAR MEETING OF THE

TORRANCE PLANNING COMMISSION AGEND

1. CALL MEETING TO ORDER
The Torrance Planning Commission convened in a regular session at 6:31 p.m. on Wednesday, February 5 , 2025 , in the LeRoy J. Jackson Council Chambers 3031 Torrance Boulevard Torrance, CA 90503

ROLL CALL

Present: Commissioners Anunson, Borgialli, Obejas, Riggs, Turner, Yeh, and Chair Kartsonis.

Absent: None.

2. FLAG SALUTE
Commissioner Anunson led the Pledge of Allegiance.

3. REPORT OF THE COMMUNITY DEVELOPMENT STAFF ON THE POSTING OF THE AGENDA
Planning Manager Oorts stated that the agenda was posted on the Public Notice Board at 3031 Torrance Boulevard and on the City’s Website on Friday, January 31, 2025.

4. ANNOUNCEMENT OF WITHDRAWN, DEFERRED, AND/OR SUPPLEMENTAL ITEMS Planning Manager Oorts reported (1) Supplemental Item for Item 8C.

5. ORAL COMMUNICATIONS
A member of the public spoke.

6. CONSENT CALENDAR

6A. APPROVAL OF MINUTES: JULY 24, 2024, AUGUST 7, 2024, AND AUGUST 21, 2024.

MOTION: Commissioner Anunson moved to approve the July 24, 2024, August 7, 2024, and August 21, 2024, minutes. Commissioner Obejas seconded the motion; a roll call vote reflected 7-0 approval.

6 14

Brittney Jenkins Planning Commission
Recording Secretary 2 February 5, 2025

7. ADMINISTRATIVE MATTERS

7A. COMMUNITY DEVELOPMENT – CONSIDER APPROVAL OF EXT25 -00001: RAR2 –

DEL AMO CROSSING, LLC
Recommendation of the Community Development Director that Planning Commission consider approval of a Time Extension for a previously approved Division of Lot (DIV22 -00001) to merge two parcels into one for the development of a new 200 -unit apartment complex and parking structure, on property located in the H-DA1 Zone at the southwest portion of the Del Amo Financial Center site. This project is covered by the commonsense exemption per CEQA Guidelines Section 15061(b)(3). (Res. No. 25-009)
Planning Assistant Garcia presented Item 7A.

MOTION: Commissioner Yeh moved to consider the time extension of Division of Lot (DIV22-00001) and approve Time Extension EXT25-00001. Commissioner Turner seconded the motion; a roll call vote reflected 7-0 approval.

RESOLUTION: Planning Assistant Garcia read the title of Resolution Number 25 -009, a Resolution of the Planning Commission of the City of Torrance, California, approving a Time Extension for a previously approved Division of Lot (DIV22-00001) to merge two parcels into one for a 200-unit apartment complex and parking structure, on property located in the H -DA1 Zone at the northeast corner of Carson Street and Del Amo Circle Drive.

MOTION: Commissioner Borgialli moved to adopt Resolution Number 25 -009.

Commissioner Obejas seconded the motion; a roll call vote reflected 7-0 approval.

8. HEARINGS

8A. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF MOD24-00008, DVP24-00003: MCDONALD’S USA LLC Recommendation of the Community Development Director that Planning Commission conduct a public hearing and consider approval of a Modification of a previously approved Conditional Use Permit (CUP84 -49) in conjunction with a Development Permit to allow the demolition of an existing drive through rest aurant and the construction of a new drive through restaurant, on property located in the H-PR Zone at 19009 Hawthorne Boulevard. This project is Categorically Exempt from CEQA per Guidelines Section 15302 – Replacement or Reconstruction. (Res. Nos. 25-002, 25-003)
Planning Assistant Allen presented Item 8A.

Carlos Madrigal, Construction Manager with McDonald’s, spoke on the project.

Mr. Madrigal stated the project consisted of remodeling the restaurant to be more modern and improve traffic circulation. Mr. Madrigal stated that Conditions had been reviewed and that there was an inquiry on Condition 16.

No members of the public spoke.

Commissioner Riggs disclosed that he visited the location.

Commissioner Yeh inquired on ADA and EV parking, requesting clarifications. Community Development Director Ramirez replied that an EV space can count as an ADA space.

Chair Kartsonis disclosed that he visited the location and will base decisions on evidence presented and personal observations.
7 15

Brittney Jenkins Planning Commission
Recording Secretary 3 February 5, 2025
Chair Kartsonis inquired if the applicant agreed to Conditions 23 and 30. Mr. Madrigal confirmed.

Chair Kartsonis inquired if there were noise complaints reported. Planning Manager Oorts replied that staff researched code enforcement complaints and that there were none found.

Chair Kartsonis inquired on Condition 16. Planning Manager Oorts provided clarifications, stating that the proposed spike strips would deter drivers from entering the northwest point. Mr.

Madrigal stated that he understood the reasoning for Condition 16 but expressed concerns on potential lawsuits and safety issues. Mr. Madrigal requested that he and his team work with staff to find a different solution.

Community Development Director Ramirez stated that Condition 16 is proposed for safety and prevention of queuing and idling in the alley . Community Development Director Ramirez noted that it is within the Commission’s discretion to reword the Condition to have the applicant work with staff to the Community Development Director’s satisfaction.

MOTION: Commissioner Borgialli moved to close the public hearing. Commissioner Turner seconded the motion; a roll call vote reflected 7-0 approval.

MOTION: Commissioner Obejas moved to approve MOD24-00008 and DVP24 -00003 with the modifications for Condition 16 where the wording “spike strip” is taken out and replaced with “traffic control measures”. Commissioner Riggs seconded the motion; a roll call vote reflected 7-0 approval.

RESOLUTION: Planning Assistant Allen read the title of Resolution Number 25 -002, a Resolution of the Planning Commission of the City of Torrance, California, approving a Modification of a previously approved Conditional Use Permit (CUP84 -49) as provided for in Division 9, Chapter 5, Article 1 of the Torrance Municipal Code, in conjunction with a Development Permit to allow the demolition of existing restaurant building with drive through lane and the construction of a new restaurant building with drive through lane, on property located in the H-PR Zone at 19009 Hawthorne Boulevard.

RESOLUTION: Planning Assistant Allen read the title of Resolution Number 25 -003, a Resolution of the Planning Commission of the City of Torrance, California, approving a Development Permit as provided for in Division 9, Chapter 2, Article 36 of the Torrance Municipal Code, in conjunction with a Modification of a previously approved Conditional Use Permit (CUP84- 49) to allow the demolition of existing restaurant building with drive through lane and the construction of a new restaurant building with drive through lane, on property located in the H-PR Zone at 19009 Hawthorne Boulevard.

MOTION: Commissioner Obejas moved to adopt Resolution Numbers 25-002 and 25-003.

Commissioner Turner seconded the motion; a roll call vote reflected 7-0 approval. 8B. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF PRE24-00013: ROBERT RIBLETT (AMY THOMSON) Recommendation of the Community Development Director that Planning Commission conduct a public hearing and consider approval of a Precise Plan of Development to allow two - story additions to an existing two -story single-family residence, on property located within the Hillside Overlay in the R -1 Zone at 432 Via la Selva. This project is Categorically Exempt from CEQA per Guidelines Section 15301 – Existing Facilities. (Res. No. 25-007).

Planning Assistant Lujan presented Item 8B.

Robert Riblett spoke on the project, a one-level house over an underground garage. Mr.

Riblett noted that the residence is a two-story building per Planning Code. 8 16

Brittney Jenkins Planning Commission
Recording Secretary 4 February 5, 2025
Mr. Riblett stated that the project consisted of a small addition at the entryway under an existing roof (300 square feet), addition of decks, and replacement of doors and windows.

Mr. Riblett noted that the neighbor at the rear of the home requested that the trees be trimmed, to which the applicant obliged. There were no further objections from neighbors.

No members of the public spoke.

Chair Kartsonis disclosed that he visited the site and will base decisions on evidence presented and personal observations.

MOTION: Commissioner Obejas moved to close the public hearing . Commissioner Borgialli seconded the motion; a roll call vote reflected 7-0 approval.

MOTION: Commissioner Obejas moved to approve PRE24-00013. Commissioner Yeh seconded the motion; a roll call vote reflected 7-0 approval.

RESOLUTION: Planning Assistant Lujan read the title of Resolution Number 25 -007, a Resolution of the Planning Commission of the City of Torrance, California, approving a Precise Plan of Development as provided for in Division 9, Chapter 1, Article 41 of the Torrance Municipal Code to allow two-story additions to an existing two -story single-family residence, on property located within the Hillside Overlay in the R-1 Zone at 432 Via la Selva.

MOTION: Commissioner Borgialli moved to adopt Resolution Number 25 -007.

Commissioner Obejas seconded the motion; a roll call vote reflected 7-0 approval.

8C. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF PRE24 -00014: LOERA DESIGNS (DONALD A. JR. AND RANDI YOUNG)
Recommendation of the Community Development Director that Planning Commission conduct a public hearing and consider approval of a Precise Plan of Development to allow one - story additions and remodeling to an existing one -story single -family residence, on p roperty located within the Hillside Overlay in the R -1 Zone at 634 Via Los Miradores. This project is Categorically Exempt from CEQA per Guidelines Section 15301 – Existing Facilities. (Res. Nos. 25-008)
Commissioner Anunson disclosed that he lives close to the project , and due to potential financial effects, recused himself at 7:31 p.m.

Commissioner Borgialli disclosed that he knows the Young family but has not seen them in approximately 10 years; Commissioner Borgialli s tated that due to this, he can be fair and impartial in making decisions based on the facts provided.

Commissioner Obejas disclosed that he knows the Young family, and after speaking with the City Attorney for guidance, will recuse himself to avoid any conflicts. Commissioner Obejas recused himself at 7:31 p.m.

RECESS: 7:31 p.m.

RECONVENED: 7:39 p.m.

ROLL CALL: A r oll call reflected the return of the Commission with Commissioners Anunson and Obejas recused.

Planning Manager Oorts noted that a member of the public provided a document for the Commission’s consideration.

Planning Associate Gomez presented Item 8C.
9 17

Brittney Jenkins Planning Commission
Recording Secretary 5 February 5, 2025
Allen Loera with Loera Designs spoke on the project, an existing home with an unpermitted attic. Mr. Loera stated that the project consists of getting rid of the loft, squaring off the gables, adding a trellis in the rear, and providing a foundation for the garage that matches the rest of the residence.

Nathaniel Chadbourn stated that he’s directly below the project. He stated that he supports his neighbor’s right to remodel, but expressed concerns on view, light, air, and hillside integrity.

Jeff Amberg stated that he lives directly above the project. Mr. Amberg stated that the Hillside Overlay guidelines used to be strict, and that staff noted that impacts would be insignificant. Mr. Amberg expressed concerns on loss of views.

Charles Atkinson stated that he lives behind the project and expressed concerns on loss of ocean and city views. He requested that the trellis be removed as it impacts his views.

Kurt Anton expressed concerns of loss of ocean and city views. He requested that the trellis be removed and that the side of the house be adjusted so that his ocean and city views are not impacted.

Elizabeth Spatz stated that she visited the property and met with neighbors . She stated that the concerns regarding loss of views were not insignificant and deserve to be discussed and requested that the Item be continued to a later date to allow residents to devise a plan that works for all.

Hailey Amberg stated expressed concerns on loss of views.

Planning Manager Oorts clarified that during the review, the applicant is proposing to maintain portions of the existing residence that were constructed by the previous owners without a permit. Staff reviewed the plan and ensured that the proposed plans meet current development standards in the R-1 Zone. So long as the proposed residence including areas constructed without a permit comply with current standards, this gives the applicant the opportunity to bring all areas up to Code.

Planning Manager Oorts clarified that the unpermitted attic additions did not increase or change the ridgeline of the existing residence. Planning Associate Gomez confirmed, stating that the existing ridgelines across the center of the highest point has ex isted since 1954; the front lower areas are unpermitted at less than 14’.

Nathaniel Chadbourn stated that the applicant is moving the entire westside of the house and moving the property 5’ closer to his property. He expressed concerns on privacy due to the proposed wraparound deck and the first-floor windows being higher and larger.

RECESS: 8:48 p.m.

RETURN: 8:54 p.m.

ROLL CALL: A roll call reflected the return of the Commission with Commissioners Anunson and Obejas recused.

Chair Kartsonis requested clarification.

Planning Manager Oorts stated the two proposed revisions, the first lowering the topmost ridgeline approximately three feet along the east portion to a maximum height of 14’; and removing the pergola. He stated staff could amend the resolution by revising the conditions of approval.

10 18

Brittney Jenkins Planning Commission
Recording Secretary 6 February 5, 2025
Chair Kartsonis stated the applicant is seeking a decision tonight by offering these concessions. He stated the east side would be lowered to 14’ and questioned if the west side ridgeline would be extended out to the full height.

Mr. Loera stated that the west side is shown higher than 14’ on the elevation, it will be kept lower than 14’.

In response to Chair Kartsonis query if they would be keeping both the east and west side below 14’, Mr. Loera stated yes.

Planning Manager Oorts stated staff would continue to recommend approval with the noted concessions.

Mr. Loera agreed with Chair Kartsonis’ clarification that the applicant is seeking a decision at this meeting with the concessions stated that no part of the project is above 14’ and the pergola will be removed.

MOTION: Commissioner Borgialli moved to close the public hearing. Commissioner Turner seconded the motion; a roll call vote reflected 5-0 approval (Commissioners Anunson and Obejas recused).

Chair Kartsonis requested that the revised Conditions be read before a motion was made.

Planning Associated Gomez read the revised Conditions:
• Condition 3 – maximum height of the additions at the highest point of roof shall not exceed a height of 14’.
• Condition 4 – the final height of the structure shall be certified by a licensed surveyor / engineer prior to request of framing and shall not exceed a height of the highest ridge.
• Condition 6 – pergola to be removed from the project.

MOTION: Commissioner Turner moved to approve PRE24-00014 based on revisions from the Planning Commission with amendments as referenced by staff (Conditions 3, 4, and 6 ).

Commissioner Borgialli seconded the motion; a roll call vote reflected 5-0 approval (Commissioners Anunson and Riggs recused).

RESOLUTION: Planning Assistant Allen read the title of Resolution Number 25-008, a Resolution of the Planning Commission of the City of Torrance, California, approving a Precise Plan of Development as provided for in Division 9, Chapter 1, Article 41 of the Torrance Municipal Code to allow one-story additions and remodeling to an existing one-story single family residence on property located in the Hillside Overlay in the R-1 Zone at 634 Via Los Miradores.

MOTION: Commissioner Turner moved to adopt Resolution Number 25-008 with revisions to Conditions 3, 4 and 6 to the satisfaction of the Community Development Director .

Commissioner Borgialli seconded the motion; a roll call vote reflected 5 -0 approval (Commissioners Anunson and Obejas recused).

RECESS: 9:31 p.m.

RECONVENED: 9:36 p.m.

Commissioners Anunson and Obejas returned to the Commission at 9:36 p.m.

ROLL CALL: A roll call reflected the return of the entire Commission.

11 19

Brittney Jenkins Planning Commission
Recording Secretary 7 February 5, 2025
8D. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF LUS24-00005: CITY OF TORRANCE (TARGET DENSITY) Recommendation of the Community Development Director that Planning Commission conduct a public hearing for consideration of proposed amendments to the Torrance Municipal Code pertaining to Target Density for all zoning districts which allow residential or mixed-use development. This project is exempt from CEQA pursuant to CEQA Guidelines Section 15162 – Subsequent EIRs and Negative Declarations (a)(3).

Planning Associate Joe presented Item 8D.

Commissioner Borgialli inquired if there would be another Negative Declaration for review.

Community Development Director clarified that the City has to show the land available to be able to produce the housing units and show efforts of implementing all programs outlined in Housing Element to make housing easier to develop with the City. The City is trying to reach the RHNA numbers and staff is working diligently towards the goal.

Elizabeth Spatz stated the RHNA numbers were ridiculous. She inquired on the 50% capacity to allow the project to go forward. Planning Manager Martinez replied that he was unaware of any 50% target but is aware of the upcoming 2026 -2027 RHNA cycle that staff is currently preparing for.

MOTION: Commissioner Turner moved to close the public hearing. Commissioner Obejas seconded the motion; a roll call vote reflected 7-0 approval.

8E. COMMUNITY DEVELOPMENT – CONDUCT A PUBLIC HEARING TO CONSIDER APPROVAL OF LUS24 -00006: CITY OF TORRANCE (RELIGIOUS INSTITUTION

Brittney Jenkins Planning Commission
Recording Secretary 8 February 5, 2025
Planning Associate Joe stated that the Overlay would allow housing uses with a maximum density of 31 dwelling per acre. Development under the Religious Institution Housing Overlay is voluntary and underlying zoning will still apply.

No members of the public spoke.

MOTION: Commissioner Borgialli moved to close the public hearing. Commissioner Obejas seconded the motion; a roll call vote reflected 7-0 approval.

9. RESOLUTIONS - None.

10. COMMISSION ORAL COMMUNICATIONS
Chair Kartsonis stated that he will not be attending the Wednesday, March 5, 2025, meeting.

Planning Associate Joe announced that the City has begun the process of updating the General Land Use Element and Safety Element to better support housing goals and become more resilient to future hazards. Interested members of the public can learn more and provide input at a community workshop held on Thursday, February 20, 2025, at 6:30 p.m. at the Katy Geissert Library Meeting Room and on Tuesday, February 25, 2025, at the City information booth at the Torrance Farmers’ Market at Wilson Park. Additional input and information can be found on the Community Development Department Land Use Element and Safety Element webpage or individuals can contact staff at (310) 618-5990 or [email protected].

11. ADJOURNMENT
MOTION: At 10:30 p.m., Commissioner Obejas moved to adjourn the meeting to Wednesday, February 19, 2025, at 6:30 p.m. in the Council Chambers. Commissioner Turner seconded the motion; a roll call vote reflected 7-0 approval.

Approved as amended
July 16, 2025
s/Rebecca Poirier, City Clerk
(ty)

13 21
1 AGENDA ITEM NO 88 (SUPPLEMENTAL NO. 1)
DATE:

TO:

FROM:

August 6, 2025
Planning Commission
Oscar Martinez, Planning Manager
SUBJECT: Land Use Study LUS24-00005
Consideration of proposed amendments to the Torrance Municipal Code pertaining to Target Density for all zoning districts Citywide which allow residential or mixed-use development. This item is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15162 Subsequent EIRs and Negative Declarations (a)(3).

SUPPLEMENTAL
Staff would like to clarify that the Downtown Mixed Use (DMU) Land Use Designation was established with the adoption of the Housing Corridor Overlay (HCO) in 2023, under General Plan Amendment GPA23-00001 and Zoning Amendment ZON23-00001.

The DMU designation applies specifically to properties located within Sub-Area 2 of the HCO (Attachment 1). According to Table LU-2 of the Land Use Element, the expected residential density for the DMU is 33du/ac (Attachment 2). Site Number's 473 and 474 (1644 CabrilloAvenue and 1646 CabrilloAvenue) of Table C-1 will be updated to reflect the DMU Land Use Designation and target densities.

The Long Range Planning Division is currently in the process of updating both the Land Use and Safety Elements of the General Plan to ensure ongoing compliance with the adopted Housing Element Update. These updates will include the addition of Target Residential Densities to Table LU-1 (Attachment 3). A corresponding future amendment to the Zoning Ordinance will also be required to implement the revised policies and maintain internal consistency within the General Plan. These proposed updates will be brought forward for Planning Commission consideration at a future public meeting.

Staff continues to recommend that the Planning Commission forward the draft ordinance to the City Council for adoption. Advancing the ordinance will support the City's continued compliance with State housing laws and demonstrate progress toward implementation of the programs and policies outlined in the City's adopted Housing Element.

ATTACHMENTS
1 . Housing Corridor Overlay - Sub-Area 2 Map

2. Table LU-2 (Existing)

3. Table LU-1 (Existing)
22 ITEM 8B
ATTACHMENT 1
Housing Corridor Overlay - Sub-Area 2 Map
ITEM 8B
ATTACHMENT 1
2 23
W Carson St
W 220th St
213th St
W 218th St
W 222nd St
Torrance Blvd
0 800400
Feet ¯
City Boundary
Railroad
1" = 400 ft

BORDER AVENUE
Sub-Area 2
Parcels
(SA 2)
SA2
Mixed-use Allowed
3 -+-
Exhibit 2-5: Border Avenue
Final (August 2023)
Land Use and Development Standards
24 ITEM 8B
ATTACHMENT 2
Table LU-2 (Existing)
ITEM 8B
ATTACHMENT 2
4 25
5 Table LU-2
Development and Population Projections Pursuant to Land Use Plan Estimated
Dwelling Estimated
Units Non-
Pursuant Residential
Expected Density/ to Land Square Feet Estimated
Land Use Intensity Acres Use Plan (in thousands) Population R-LO Low Density 1 6.8 du/ac 4,002 27,210 - 69,559
R-LM Low-Medium Density 13.5 du/ac 420 5.666 - 14,484
R-MD Medium Density 23.25 du/ac 606 14,085 - 36,006
R-MH Medium-High Density 33 du/ac 274 9,039 - 23,106
R-HI High Density 45 du/ac 5 207 - 529
C-GEN General Commercial 2•3 0.35 FAR 825 42 12,584 107 C-CTR Commercial Center 2 0.4 FAR 402 816 7,001 2,086
DMU Downtown Mixed-Use 1.0 FAR/ 33 du/ac 21 675 4574- 1,771 R-OF Residential Office 0.5 FAR/ 23.25 du/ac 41 471 441 1,204 1-HVY Heavy Industrial 0.1 FAR 859 - 3,740 -
I-LT Light Industrial 0.45 FAR 527 - 10,338 -
I-BP Business Park 0.45 FAR 881 - 17,271 -
PUB Public/Quasi-Public/Open
Space 0.15 FAR 1,218 - 7,960 -
HM Hospital/Medical 4 1.0 FAR 62 - 2,692 -
AIR Airport 0.01 FAR 313 - 136 -
Other (right of way) NA 73 - - -
TOTAL 10,506 57,536 62,164 147,082
Build-out scenario under the 1992 General Plan 54,476 60,892 139,262 Difference 3,060 1,272 7,820
Assumptions :
a. Persons Per Household figure of 2.623 is from California Department of Finance data, 2006 b. Residential Occupancy Rate of 97.46% is from California Department of Finance data, 2006 c. FAR for Public/Quasi-Public/Open Space and Airport land uses is not considered an appropriate measure of the intensity of impacts. Expected intensity (FAR) is for analysis purposes only d. Density (du/ac) for the residential land use designations is based on 75% of maximum allowed density. As Torrance is mostly built out and development has not, and is not expected to, reach the maximum allowed intensity over the life of the Plan, the 75% figure is used to estimate future conditions .
e. Expected FAR figures are based on established development patterns for newer uses. f. Residential Office assumes 50% residential, 50% office .

Notes:

1. For the Low Density Residential designation, a density of 6.8 dwelling units per acre is expected based on existing conditions and on the limited likelihood that densities in these neighborhoods will increase over the life of the General Plan. All other residential land use designations are based on 75% of maximum allowed density .

2. Dwelling units in the Commercial Center and General Commercial designations are based on housing units created within the Hawthorne Boulevard Specific Plan Corridor between the 10-year period from the specific plan's inception in 1996 to 2006. The calculation assumes that the same number of units created in that time period will be created in the next two 10-year periods (20 years). (Figure= current units+ units created in the next 20 years).

3. Solely commercial uses in the General Commercial designation are limited to a maximum FAR of 0.6. To enable development of mixed commercial and residential projects within this designation a maximum FAR of 1.0 will apply to mixed-use projects only .

4. For non-hospital uses in this designation such as general office and other non-medical uses, a maximum FAR of 0.6 will apply.

A maximum FAR of 1.0 will apply to hospital-adjacent medical office uses. The maximum FAR may be exceeded for a full service hospital and related uses with the approval of the Planning Commission or City Council. 26 ITEM 8B
ATTACHMENT 3
Table LU-1 (Existing)
ITEM 8B
ATTACHMENT 3
6 27
7 Table LU-1
General Plan Land Use Designations
Designations I Permitted Density/Intensity
Residential Land Uses
R-LO Low Density 0-9 dwelling units per acre
R-LM Low-Medium Density 9.1-18 dwelling units per acre
R-MD Medium Density 18.1-31 dwelling units per acre
R-MH Medium-High Density 31.1-44 dwelling units per acre R-HI High Density 44.1+ dwelling units per acre
Commercial Land Uses
DMU Downtown Mixed-Use 31.1-44 dwelling units per acre, 1.0 FAR for mixed-use projects
Maximum 0.6 FAR, 1.0 FAR for mixed-
C-GEN General Commercial use projects
C-CTR Commercial Center Maximum 1.0 FAR

18.1-31 dwelling units per acre/
Maximum 0.6 FAR, 1.0 FAR for mixed-
R-OF Residential Office use projects
Industrial Land Uses
1-HVY Heavy Industrial Maximum 0.6 FAR
I-LT Light Industrial Maximum 0.6 FAR
I-BP Business Park Maximum 0.6 FAR
Public/Quasi-Public/Open Space Land Uses
PBLC Public/Quasi-Public/Open Space N/A
Maximum 0.6 FAR for non-medical and
non-hospital uses, maximum 1.0 FAR for
hospital-adjacent medical office uses,
maximum FAR may be exceeded for a
full service hospital and related uses
with approval of the Planning
HM Hospital/Medical Commission or City Council
ARPT Airport N/A

1.3.2 COMMERCIAL LAND USE DESIGNATIONS
Commercial uses provide critical support to the residential neighborhoods and contribute significantly to the City's tax base. There are distinctions between commercial areas that serve surrounding neighborhoods and areas that serve the region. Neighborhood-level commercial areas should be located within easy walking distance of residential neighborhoods and consist of low-scale, stand alone commercial business and commercial centers. Regional commercial corridors include Pacific Coast Highway, Hawthorne Boulevard, and Sepulveda Boulevard. The largest concentration of commercial development is in the Del Amo Business District, an area along Hawthorne Boulevard bounded by Torrance Boulevard and Sepulveda Boulevard.

Three commercial land use designations are designed to support business activity and provide tools to help businesses and districts maximize their economic potential.
28 AGENDA ITEM NO. 8D
DATE: February 5, 2025
TO: Planning Commission
FROM: Kevin Joe, Planning Associate
Oscar Martinez, Planning Manager
SUBJECT: Land Use Study LUS24-00005
Consideration of proposed amendments to the Torrance Municipal Code pertaining to Target Density for all zoning districts Citywide which allow residential or mixed-use development. This item is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15162 Subsequent EIRs and Negative Declarations (a)(3).

RECOMMENDATION
Recommendation of the Community Development Director that Planning Commission conduct a public hearing and direct staff:

DISCUSSION
Environmental Determination
The City Council adopted an Initial Study and Negative Declaration (ND) that were prepared in conjunction with the Housing Element 6 th RHNA Cycle Update. No substantial changes are proposed under the project (an Ordinance to establish target residential density) and there are no substantial changes in circumstances under which the project will be undertaken that will require major revisions to the previously approved Negative Declaration due to the involvement of no 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 Guideline Section 15162 (a)(3). Therefore, the previous adopted ND adequately discusses the potential impacts of the project. 1 29
Background and Analysis
On June 14, 2022, the City Council adopted the Housing Element Update for the 6 th RHNA Cycle for the 2021 to 2029 planning period, which was deemed compliant with State housing law and certified by the California Department of Housing and Community Development (HCD). The Housing Element of the General Plan establishes expected densities for potential housing sites identified in Table C-1: Sites Inventory. These expected densities will serve as the target density for proposed housing developments for these sites.

This Ordinance will add a new Section 91.3.4 entitled “Target Residential Density” to the Torrance Municipal Code to facilitate the densities identified in the Housing Element Sites Inventory for the zoning designations that implement the following General Plan Land Use Designations: Low Density Residential (R-LO), Low-Medium Density Residential (R-LM), Medium Density Residential (R-MD), Medium-High Density Residential (R-MH), High Density Residential (R-HI), Residential Office (R-OF), General Commercial (C-GEN), Downtown Mixed-Use (DMU), Commercial Center (C-CTR), and Public/Quasi-Public/Open Space (PUB). These Target Residential Densities will enable the City to provide adequate sites to accommodate our RHNA obligation of 4,939 units for the 2021 to 2029 6 th Cycle planning period.

In order for the Housing Element to be certified by HCD, a city must demonstrate that there adequately zoned sites identified in their housing Sites Inventory with the capacity to accommodate their RHNA and establish programs to ensure that adequate sites are provided throughout the 6th Cycle. The RHNA is not an obligation to construct housing, however a city is required to provide adequate sites throughout the cycle to meet the RHNA by income category. Should there be a net loss of capacity due to sites being developed below the target density and where the Sites Inventory can no longer fulfil the remaining RHNA, the City would be required to identify replacement sites to make up the shortfall. The City could face penalties and fines ranging from $10,000 to $100,000 per month if it is found not to be in substantial compliance with their Housing Element programs or the Sites Inventory cannot accommodate our RHNA obligation.

The target densities are established in the Housing Element on Table H-57: Assumed Target Densities for Capacity Estimates of the Housing Element and Table C-1: Sites Inventory and are summarized below.

General Plan Land Use Designation Existing Density
Range
(du/ac)
Target Density
(du/ac)
Low Density Residential (R
-
LO)
0 -
9 6.8
Low-Medium Density Residential (R-LM) 9-18 13.5
Medium Density Residential (R
-
MD)
18 -
3 1

23.25 Medium
-
High Density Residential (R
-
MH)
31 -
44 33
High Density Residential (R
-
HI)
44+
45 Residential Office
(R
-
OF)
18 -
31 23.25
General Commercial (C
-
GEN)
Up to 44
33 Commercial Center (C
-
CTR)
No maximum
36 Public
/Quasi
-
Public/ Open Space
(
PUB)
*
Not specified

23.25 & 4
5 *covers the El Camino College parking lot and churches with Religious Institution Housing Overlay or Mixed-Use Overlay
2 30
The target density is equivalent to 75% of the maximum density allowed under each Land Use Designation category. To promote the development of multi-family housing on residentially designated sites at or above the target density, the City may consider establishing incentives for development at or above the target density or disincentives for development below the target density. The target density will also be a tool for monitoring adequate sites and no net loss in capacity to accommodate the City’s RHNA obligation as required by State law.

PUBLIC NOTICE
Pursuant to AB 2904, notices of the public hearing were made no less than 20 calendar days before the Planning Commission meeting. Notices were published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage on January 15, 2025, 20 calendar days before the Planning Commission meeting.

DRAFT CODE AMENDMENTS
The draft Ordinance that contains amendments to the Torrance Municipal Code is attached.

The proposed Ordinance would add TMC 91.3.4 related to Target Residential Density.

ATTACHMENTS

1. Draft Ordinance

STAFF CONTACT
Kevin Joe, Planning Associate
[email protected]
Oscar Martinez, Planning Manager
[email protected]
3 31
4 ATTACHMENT 1

DRAFT ORDINANCE
ITEM 8D
32 ORDINANCE NO.___________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, AMENDING CHAPTER 1,
ARTICLE 2 OF DIVISION 9 OF THE TORRANCE MUNICIPAL
CODE BY ADDING A NEW SECTION 91.2.180 AND
AMENDING CHAPTER 1, ARTICLE 3 OF THE DIVISION 9 BY
ADDING A NEW SECTION 91.3.4 PERTAINING TO TARGET
RESIDENTIAL DENSITY.

LUS24-00005: CITY OF TORRANCE

WHEREAS

,
the City Council of the City of Torrance adopted a Housing Element Update for the 6th Cycle 2021 to 2029 Planning Period on June 14, 2022, which has been deemed compliant with state housing law by the California Department of Housing and Community Development (HCD); and
WHEREAS, Program 1, Objective 4 of the Housing Element mandated an ordinance regarding the production of housing at or above the expected densities identified in the Land Use Element; and

WHEREAS

, the City Council adopted an Initial Study and Negative Declaration (ND) that were prepared in conjunction with the Housing Element Update; and

WHEREAS

, no substantial changes are proposed under the project (an Ordinance to establish target residential density) 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 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 adequately discusses the potential impacts of the project.

THE CITY COUNCIL OF THE CITY OF TORRANCE DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1
That a new Section 91.2.180 entitled “TARGET RESIDENTIAL DENSITY” shall be added to Article 2 of Chapter 1, of Division 9 of the Torrance Municipal Code l to read in its entirety as follows:
“91.2.180 TARGET RESIDENTIAL DENSITY .

The Housing Element of the General Plan establishes expected density for residential development in Figure C-1: Sites Inventory Grid Map. These expected densities will act as the target residential density for the buildout of the residential development identified in the Housing Element.”
SECTION 2
5 33

That a new Section 91.3.4 entitled “TARGET RESIDENTIAL DENSITY” shall be added to Article 3 of Chapter 1, of Division 9 of the Torrance Municipal Code to read in its entirety as follows:
“The Housing Element of the General Plan establishes expected density for residential development in Table C-1: Sites Inventory. These expected densities will act as the target residential density for the buildout of proposed residential development. The target residential density is the minimum density which should be considered for all residential, mixed-use, commercial, and public zones that implement the following General Plan Land Use Designations:

Low Density Residential (R-LO), Low-Medium Density Residential (R-LM), Medium Density Residential (R-MD), Medium-High Density Residential (R-MH), High Density Residential (R-HI), Residential Office (R-OF), General Commercial (C-GEN), Downtown Mixed-Use (DMU), Commercial Center (C-CTR), and Public/Quasi-Public/Open Space (PUB).” SECTION 3
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 4
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 5
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 ____________ day _________ 2025.

ADOPTED and PASSED this ____________ day ____________ 2025.

__________________________
Mayor George Chen

APPROVED AS TO FORM:

PATRICK Q. SULLIVAN, City Attorney ATTEST:

By: __________________________ __________________________ Tatia Y . Strader, Assistant City Attorney Rebecca Poirer, City Clerk

6 34
L US24-00005 Target Density (CCM 09.09.25) - Page 1 of 2 Daily Breeze
2615 Pacific Coast Highway #329
Hermosa Beach, California 90254
(310) 543-6635
0011752724
City of Torrance
3031 Torrance Blvd
Torrance, California 90503

PROOF OF PUBLICATION
(2015.5 C.C.P.)

STATE OF CALIFORNIA
County of Los Angeles
I am a citizen of the United States and
a resident of the County aforesaid; I
am over the age of eighteen years, and
not party to or interested in the above-
entitled matter. I am the principal clerk
of the printer of Daily Breeze, a
newspaper of general circulation,
printed and published in the City of
Torrance*, County of Los Angeles, and
which newspaper has been adjudged a
newspaper of general circulation by the
Superior Court of County of Los
Angeles, State of California, under the
date of June 15, 1945, Decree No.

Pomo C-606. The notice, of which the
annexed is a printed copy (set in type
not smaller than nonpareil), has been
published in each regular and entire
issue of said newspaper and not in any
supplement thereof on the following
dates, to wit:
08/29/2025
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.

Dated at Hermosa Beach, California
On this 29th day of August, 2025.
______________________________
Signature
*Daily Breeze circulation includes the following
cities: Carson, Compton, Culver City, El
Segundo, Gardena, Harbor City, Hawthorne,
Hermosa Beach, Inglewood, Lawndale,
Lomita, Los Angeles, Long Beach, Manhattan
Beach, Palos Verdes Peninsula, Palos Verdes,
Rancho Palos Verdes, Rancho Palos Verdes
Estates, Redondo Beach, San Pedro, Santa
Monica, Torrance and Wilmington
35 ATTACHMENT 5
L US24-00005 Target Density (CCM 09.09.25) - Page 2 of 2 36

Torrance City CouncilSeptember 9, 2025

Torrance City Council
September 9, 2025