9A
Date: May 5, 2026
To: Honorable Mayor and Members of the City Council
From: Michelle Ramirez, Community Development Director
By: Leo Oorts, Senior Planner | [email protected]
Subject: Planning Commission and Community Development – Conduct a Public Hearing and Adopt ORDINANCE to Amend the Zoning Designation from the Hawthorne Boulevard/Pacific Coast Highway Intersection Area Sub-District (H-PCH) to the General Commercial District (C-2), in Conjunction with an Amendment to the Boundary of the Hawthorne Boulevard Corridor Specific Plan (HBCSP), for Properties Located at 3800, 3801, 3810, 3825, 3830, 3855, 3860, 3880 Pacific Coast Highway and 24051, 24055 Neece Avenue (Assessor Parcel Numbers (APNs) 7378-009-030, -048, -072, and 7534-003-002, -003, -004, -005, and 7534-004-004, -011, -012). Expenditure: None.
RECOMMENDATION
Recommendation of the Planning Commission and Community Development Director that City Council:
1. Conduct a public hearing; and
2. Adopt an ORDINANCE to amend the zoning designation from the Hawthorne Boulevard/Pacific Coast Highway Intersection Area Sub-District (H-PCH) to the General Commercial District (C-2), in conjunction with an amendment to the boundary of the Hawthorne Boulevard Corridor Specific Plan (HBCSP), for properties located at 3800, 3801, 3810, 3825, 3830, 3855, 3860, 3880 Pacific Coast Highway and 24051, 24055 Neece Avenue (Assessor Parcel Numbers (APNs) 7378-009-030, -048, -072, and 7534-003-002, -003, -004, -005, and 7534-004-004, -011, -012); and
3. Determine the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Guidelines Section 15061(b)(3) (Common Sense Exemption); and
4. Approve an Ordinance Summary for publication.
FUNDING
None required.
DISCUSSION
Executive Summary
The applicant, Design UA, Inc., on behalf of McDonald’s USA, LLC, requests approval of Zone Change (ZON25-00001) to amend the zoning designation from H-PCH to C-2 for properties located along Pacific Coast Highway between Ocean Avenue and Neece Avenue, west of Hawthorne Boulevard. The request includes an adjustment to the HBCSP boundary to remove 1 City Council
May 5, 2026
the subject properties from the H-PCH sub-district.
The purpose of the proposed zone change is to reestablish the historical C-2 zoning designation, resolve legal nonconforming conditions affecting several properties, and to enable reinvestment in aging buildings, site improvements, and adaptation of properties to evolving market conditions.
The zone change follows the completion of major roadway improvements at the intersection of Pacific Coast Highway and Hawthorne Boulevard and restores a corridor zoning framework that reflects the functional geography of Pacific Coast Highway rather than an intersection area.
The proposed zone change is consistent with the General Plan, compatible with surrounding land uses, and aligns with the established development pattern. The zone change does not introduce land uses or development intensities beyond those contemplated by the General Plan, does not result in isolated or inconsistent zoning, and does not establish a precedent for broader corridor rezoning.
Although the application was initiated by a private property owner, the zone change applies to multiple properties across two blocks and therefore does not constitute spot zoning. No specific development project is proposed at this time, and the zone change does not authorize physical development or grant development rights for any particular project or operator. Any future development proposals would require separate applications and would be subject to ministerial, administrative, or discretionary review, as applicable.
The proposed zone change is a legislative action that requires final consideration by the City Council. The Planning Commission and the Community Development Director recommend that the City Council approve ZON25-00001. The balance of this report provides an overview for evaluating the zone change.
Application Background
In 2023, the applicant submitted a development application (ZON23-00002) to rezone the subject properties from H-PCH to C-2. Staff deemed the application incomplete and advised the applicant to conduct outreach and monitor the completion of major roadway improvements at the intersection of Pacific Coast Highway and Hawthorne Boulevard. No further action was taken at that time, and the application was subsequently withdrawn.
In 2025, the applicant submitted a new development application (ZON25-00001) that included documentation of outreach efforts such as informational flyers and letters of support (Attachment 5). Staff deemed the application complete and mailed courtesy notices to the affected property owners (Attachment 6). As of preparation of this report, staff has not received inquiries or public comments related to the zone change.
Purpose of the Proposed Zone Change
The purpose of the proposed zone change is to reestablish the historical C-2 zoning designation, resolve legal nonconforming conditions affecting several properties, and to enable reinvestment in aging buildings, site improvements, and adaptation of properties to evolving market conditions.
The zone change follows the completion of major roadway improvements at the intersection of Pacific Coast Highway and Hawthorne Boulevard and restores a corridor zoning framework that reflects the functional geography of Pacific Coast Highway rather than an intersection area. The zone change is consistent with the General Plan, compatible with surrounding land uses, and aligns with the established development pattern along Pacific Coast Highway. The zone change also includes an adjustment to the HBCSP boundary to remove the subject properties from the H-PCH sub-district. The boundary adjustment would not affect the policies or development standards for the remainder of the HBCSP. Upon approval of the zone change, the subject 2 City Council
May 5, 2026
properties would be regulated under the C-2 zone.
Scope of Authority
In accordance with the Torrance Municipal Code (TMC), the proposed zone change is a legislative amendment to the Official Land Use Plan of the City pursuant to the police powers to protect the public health, safety, and welfare. Under this framework, the City Council is responsible for evaluating whether the zone change is consistent with the General Plan, compatible with the surrounding land uses and development patterns, and supportive of the orderly development of the City. To assist the City Council in making these determinations, this report provides an overview for evaluating the zone change.
Existing Conditions
The subject properties are located along a commercial corridor on the north and south sides of Pacific Coast Highway between Ocean Avenue and Neece Avenue, west of Hawthorne Boulevard (Attachment 3). The properties include 10 parcels that vary in shape and size but generally feature shallow to moderate lot depths, direct street frontage, and relatively flat topography. The properties were developed between 1942 to 1973 with freestanding commercial buildings, surface parking, signage, and landscape areas that are associated with auto-oriented development. One property is undeveloped. Collectively, the properties have experienced limited reinvestment and currently accommodate a mixture of long-standing retail and service uses that predate adoption of the HBCSP. According to the General Plan Community Resources Element, no sensitive biological resources or prominent natural features are present. Nearby, major roadway improvements have recently been completed at the intersection of Pacific Coast Highway and Hawthorne Boulevard.
Historical Zoning Context
Historically, the subject properties were zoned C-2, which allowed a broad range of retail, service, and food establishments and provided flexibility in site design and building placement, as reflected in the established development pattern along Pacific Coast Highway.
In 1996, the City Council adopted the HBCSP to guide development along Hawthorne Boulevard and its key intersections. As part of that effort, an intersection-specific zone (H-PCH sub-district) was established for properties near the intersection of Pacific Coast Highway and Hawthorne Boulevard in anticipation of major roadway improvements. The H-PCH sub-district introduced more prescriptive development standards and narrowed the range of permitted uses, which resulted in the creation of legal nonconforming conditions affecting several properties.
In 2000, the City Council approved a boundary adjustment to the HBCSP for a portion of property at 3825 Pacific Coast Highway in conjunction with a residential development (ZON99-00001).
The residual portion of that property remained within the H-PCH sub-district and is included in the proposed zone change.
Legal Nonconforming Conditions
At the time of its establishment, the H-PCH sub-district created legal nonconforming conditions for several properties. Among the subject properties, all but one, contain legal nonconforming conditions, meaning the properties were legally developed according to the applicable zoning and building regulations of the time, but do not meet current standards. In addition, several long- standing commercial uses currently operating onsite are considered legal nonconforming, meaning the commercial uses were lawfully permitted under prior zoning regulations but are not allowed within the H-PCH sub-district.
A legal nonconforming property is limited in its ability to expand or undergo substantial renovation 3 City Council
May 5, 2026
unless brought into compliance with current standards. Only routine maintenance and emergency repairs are permitted. Similarly, a legal nonconforming use may continue to operate with an active business license but cannot expand operations. If the nonconforming use is discontinued for more than 90 days, the business is prohibited from resuming operations.
Approval of the proposed zone change would resolve legal nonconforming conditions for the subject properties and would not create new legal nonconforming conditions for existing uses.
Major Roadway Improvements
In 2024, the California Department of Transportation (Caltrans) completed major roadway improvements at the intersection of Pacific Coast Highway and Hawthorne Boulevard, extending west toward Neece Avenue. Improvements included roadway widening, additional through and turn lanes, median modifications, upgraded signalization, and enhanced pedestrian crossings.
As anticipated by the HBCSP, the major roadway improvements have addressed the intersection conditions that originally supported the creation of the H-PCH sub-district. The proposed zone change now provides a basis for evaluating whether the continued application of an intersection- specific zoning framework remains proportionate for the subject properties.
General Plan Consistency
Consistency with the General Plan is a key consideration in evaluating a zone change, as State law requires that zoning regulations implement and remain consistent with adopted General Plan land use designations, policies, and long-term planning objectives.
The subject properties are designated General Commercial (C-GEN), which accommodates a broad range of retail, service, office, mixed-use, and residential uses along major commercial corridors. The C-GEN land use designation is implemented through multiple commercial zoning designations, including both the C-2 zone and H-PCH sub-district. The C-GEN designation is compatible with the surrounding land uses, including Low-Medium Density Residential (R-LM), Medium Density Residential (R-MD), and Public/Quasi-Public/Open Space (PUB).
The proposed C-2 zone is consistent with the General Plan and does not introduce land uses or development intensities beyond those contemplated by the General Plan. The C-2 zone would allow development of similar types and scale to those established in the surrounding area, subject to General Plan policies related to land use compatibility and community character. Any future development proposals would be required to comply with the General Plan and subject to ministerial, administrative, or discretionary review, as applicable.
The proposed C-2 zone was also evaluated for consistency with other General Plan elements, including Circulation and Infrastructure, Community Resources, Housing, Noise, and Safety. No conflicts were identified with adopted policies related to infrastructure capacity, circulation patterns, public services, or environmental resources. In the Housing Element, one of the subject properties (3825 Pacific Coast Highway) is identified as a housing opportunity site with a target density of 33 dwelling units per acre (33 du/ac) and a net realistic capacity of 17 units. The proposed zone change would not reduce capacity for the housing opportunity site. Although the C-2 zone permits residential development with a density limit of one dwelling unit per 1,600 square feet of lot area (27.2 du/ac), actual development potential would depend on site configuration, parking requirements, open space provisions, and other development standards. In addition, the proposed zone change would increase the residential development potential on other properties.
Therefore, the proposed zone change would not diminish the ability to accommodate the Regional Housing Needs Allocation (RHNA).
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May 5, 2026
Surrounding Land Use Compatibility
Consideration of surrounding land uses provides context for evaluating the proposed zone change and helps determine whether the resulting zone is compatible with the established development pattern and the character of nearby commercial, residential, and public uses.
The subject properties are surrounded by commercial, residential, and public land uses that are consistent with existing zoning designations (Attachment 3). Multifamily residential uses within the Limited Multiple Family Residential District (R-3) are located north and south. Commercial properties within the H-PCH sub-district are located east, while properties zoned C-2 are located west. Walteria Library and Walteria Park are located nearby within the Public Use District (P-U).
The proposed C-2 zoning designation is compatible with surrounding land uses and consistent with the prevailing zoning pattern along Pacific Coast Highway. The zone change would allow commercial and residential uses of similar types and scale to those established in the surrounding area and would not introduce inconsistent or isolated zoning.
Zoning Comparison
A comparison of the H-PCH sub-district and the C-2 zone provides context for understanding how each zoning framework governs land use, development standards, and project review procedures (Attachment 4). Both zoning designations implement the C-GEN land use designation; however, they differ in their regulatory approach and level of prescriptiveness.
The H-PCH sub-district applies an intersection-specific framework limited to properties near the intersection of Pacific Coast Highway and Hawthorne Boulevard. The sub-district establishes detailed and prescriptive standards related to site planning, building placement, landscaping, signage, and architectural design. It also limits the range of permitted uses to manage development intensity and visual environment at the intersection area. Higher intensity uses such as drive-through restaurants, movie theaters, and religious facilities, are prohibited, and residential uses are not permitted.
In contrast, the C-2 zone functions as a base commercial zone applied broadly along major commercial corridors, including Pacific Coast Highway. The C-2 zone establishes more flexible development standards related to site design and building placement and permits a broader range of commercial uses. Higher intensity uses may be conditionally permitted, and residential uses may also be conditionally permitted subject to a discretionary review process.
Both zones regulate development through a combination of ministerial, administrative, and discretionary review procedures, depending on the scope and characteristics of a proposed project. In the H-PCH sub-district, development proposals are typically subject to administrative or discretionary review (i.e., Minor Development Permit, Development Permit) to ensure consistency with the HBCSP design guidelines, while certain uses also require administrative or discretionary review (i.e., Minor Use Permit, Conditional Use Permit). Using the same approach, in the C-2 zone, development proposals are subject to administrative or discretionary review (i.e., Planning Administrative Review, Planning Commission Review), and specific uses may require administrative or discretionary review (i.e., Planning Administrative Review, Conditional Use Permit) depending on operational characteristics.
Regulatory Proportionality
Zoning regulations should remain proportionate to the conditions they are intended to address.
The H-PCH sub-district was established in anticipation of major roadway improvements at the intersection of Pacific Coast Highway and Hawthorne Boulevard. With completion of those improvements, the intersection conditions that supported the application of an intersection- 5 City Council
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specific zoning framework have been addressed.
In this context, the proposed zone change would transition from an intersection-specific framework to a corridor framework that more accurately reflects the established development pattern and functional geography of Pacific Coast Highway, while maintaining appropriate regulatory oversight through standard zoning provisions and project-level review.
Conclusion
The proposed zone change from the H-PCH sub-district to the C-2 zone, along with the corresponding adjustment to the HBCSP boundary, have been evaluated for consistency with the General Plan, compatibility with surrounding land uses, and alignment with the established development pattern along Pacific Coast Highway.
The proposed zone change reestablishes the historical C-2 zoning designation, resolves legal nonconforming conditions affecting several properties, and enables reinvestment in aging buildings, site improvements, and adaptation of properties to evolving market conditions. The zone change follows the completion of major roadway improvements at the intersection of Pacific Coast Highway and Hawthorne Boulevard and restores a corridor zoning framework that reflects the functional geography of Pacific Coast Highway rather than an intersection area.
The proposed zone change is consistent with the C-GEN land use designation of the General Plan and does not introduce land uses or development intensities beyond those contemplated by the General Plan. Although the application was initiated by a private property owner, the zone change applies to multiple properties across two blocks and therefore does not constitute spot zoning. No specific development project is proposed at this time, and the zone change does not authorize physical development or grant development rights for any particular project or operator.
Any future development proposals would require separate applications and would be subject to ministerial, administrative, or discretionary review, as applicable.
Based on the foregoing, staff finds that the proposed zone change is consistent with the General Plan, compatible with surrounding land uses and development patterns, and supportive of the orderly development of the City. Staff recommends that the City Council approve ZON25-00001.
Prior Hearings and Publications
In accordance with State law and the TMC, a notice for a public hearing was made no less than 20 calendar days before the Planning Commission meeting held on April 1, 2026, to consider the subject request. This notice was also posted at the project site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site.
Additionally, a notice was published in the local newspaper (The Daily Breeze) and posted on the City of Torrance webpage.
At the public hearing, the Planning Commission reviewed the subject request, heard public comments, and a motion to forward a recommendation to the City Council for the approval of ZON25-00001 passed by a roll call vote of 4 to 0, with three Commissioners absent.
A notice for a public hearing was made no less than 20 calendar days before the City Council meeting held on May 5, 2026, to consider the subject request. This notice was also posted at the project site and mailed to all registered property owners located within a 500' radius of the exterior boundaries of the project site. Additionally, a notice was published in the local newspaper (The Daily Breeze).
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ENVIRONMENTAL FINDINGS
The proposed zone change is a legislative action that does not, in and of itself, authorize physical development, intensify land use, or result in any direct or indirect physical change to the environment beyond what is contemplated by the General Plan. The zone change is consistent with the General Plan land use designation, compatible with surrounding land uses and the established development pattern and does not alter infrastructure planning assumptions. Based on these factors, staff has determined the subject request is exempt from environmental review pursuant to CEQA Guidelines Section 15061(b)(3) as it can be seen with certainty that the zone change would not result in a significant effect on the environment. No unusual circumstances exist that would result in a significant impact. Any future redevelopment proposals would be subject to separate project-level CEQA review, as applicable.
ATTACHMENTS
1. Draft Ordinance
2. Ordinance Summary
3. Location and Zoning Maps
4. Zoning Comparison Table
5. Application Materials
6. Courtesy Notice
7. Planning Commission Minutes Excerpt (April 1, 2026)
8. Proof of Publication
7 ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
TORRANCE, CALIFORNIA, PROVIDING FOR A ZONE CHANGE,
PURSUANT TO DIVISION 9, CHAPTER 6, ARTICLE 1 OF THE
TORRANCE MUNICIPAL CODE, FROM THE HAWTHORNE
BOULEVARD / PACIFIC COAST HIGHWAY INTERSECTION
AREA SUB-DISTRICT (H-PCH) TO THE GENERAL
COMMERCIAL DISTRICT (C-2), IN CONJUNCTION WITH AN
AMENDMENT TO THE BOUNDARY OF THE HAWTHORNE
BOULEVARD CORRIDOR SPECIFIC PLAN (HBCSP), FOR
PROPERTIES LOCATED AT 3800, 3801, 3810, 3825, 3830, 3855, 3860, 3880 PACIFIC COAST HIGHWAY AND 24051, 24055
NEECE AVENUE.
ZON25-00001: DESIGN UA, INC. (MCDONALD’S USA, LLC)
NOW, THEREFORE, the City Council of the City of Torrance does ordain as follows:
SECTION 1
That the City Council of the City of Torrance does hereby find and determine that the Zone Change, as described in Section 3, Section 4, and Section 5 hereof, is in the public interest and will not be materially detrimental to the public welfare or to the property in the vicinity thereof, and that due and legal publication of notice was given to owners of property in the vicinity thereof and due and legal hearings have been held, all in accordance with the provisions of Division 9, Chapter 6, Article 1 of the Torrance Municipal Code (TMC).
SECTION 2
That said Zone Change is hereby approved, and the Official Zoning Map of the City of Torrance, which is incorporated by reference into Division 9 of the TMC and on file in the Community Development Department, is hereby amended to reflect the Zone Change for the properties described herein.
SECTION 3
That the properties subject to the Zone Change are in the City of Torrance, County of Los Angeles, State of California, and described as Assessor’s Parcel Numbers 7378-009-030, 7378-009-048, 7378-009-072, 7534-003-002, 7534-003-003, 7534-003-004, 7534-003-005, 7534-004-004, 7534-004-011, and 7534-004-012, as shown on the Assessor’s Parcel Maps of the County of Los Angeles. Said properties are commonly known as 3800, 3801, 3810, 3825, 3830, 3855, 3860, and 3880 Pacific Coast Highway, and 24051, 24055 Neece Avenue, and shown on the Official Zoning Map of the City of Torrance. The Zone Change applied by this Ordinance shall apply to the entirety of each property identified above, as such properties exist on the effective date of this Ordinance.
SECTION 4
That said properties described in Section 3 are hereby reclassified from the Hawthorne Boulevard / Pacific Coast Highway Intersection Area Sub-District (H-PCH) to the General Commercial District (C-2), subject to the provisions of Division 9 of the TMC.
8 ATTACHMENT 1
SECTION 5
That the boundary of the Hawthorne Boulevard Corridor Specific Plan (HBCSP) is hereby amended to remove said properties described in Section 3 from the Hawthorne Boulevard/Pacific Coast Highway Intersection Area Sub-District (H-PCH).
SECTION 6
That the Zone Change approved by this Ordinance is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3), commonly known as the “common sense exemption,” in that it can be seen with certainty there is no possibility that the adoption of this Ordinance would have a significant effect on the environment. This finding is supported by the following facts:
1. That the Zone Change is a legislative action that does not, in and of itself, authorize physical development, intensify land use, or result in any direct or indirect physical change to the environment beyond what is contemplated by the General Plan; and
2. That the Zone Change is consistent with the existing General Plan land use designation of General Commercial (C-GEN), compatible with the surrounding land uses and established development pattern, and does not alter infrastructure planning assumptions; and
3. That no sensitive biological resources, prominent natural features, or unusual circumstances are known exist that would result in a significant environmental effect; and
4. That any future development or redevelopment of the subject properties would require separate approvals and compliance with CEQA, as appropriate.
Accordingly, no further environmental review is required for adoption of this Ordinance.
SECTION 7
That all Ordinances of the City of Torrance, inconsistent herewith to the extent of such inconsistency and no further, are hereby repealed.
SECTION 8
That this Ordinance shall take effect thirty (30) days after the date of its adoption, and prior to the expiration of fifteen (15) days from the passage thereof shall be published at least once in the Daily Breeze, a daily newspaper of general circulation in the City of Torrance.
INTRODUCED this ## day of MONTH, 2026.
ADOPTED this ## day of MONTH, 2026.
_______________________________
Mayor George K. Chen
APPROVED AS TO FORM:
Patrick Q. Sullivan, City Attorney ATTEST:
________________________________ _______________________________ Tatia Y. Strader, Assistant City Attorney Rebecca Poirier, MMC, City Clerk 9 TORRANCE CITY COUNCIL ORDINANCE NO.
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss
CITY OF TORRANCE )
I, Rebecca Poirier, City Clerk of the City of Torrance, California, do hereby certify that the foregoing Ordinance was duly introduced at an adjourned regular meeting of the City Council held on the ## day of MONTH, 2026 and was duly adopted at an adjourned regular meeting of said Council held on the ## day of MONTH, 2026 by the following roll call vote:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
RECUSED: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
This Ordinance was duly published in accordance with State law (GC 40806).
Date: ____________________ ____________________________________ Rebecca Poirier, MMC
City Clerk of the City of Torrance
10 ORDINANCE SUMMARY
On ______________, the City Council of the City of Torrance adopted an Ordinance approving a Zone Change (ZON25-00001) for properties located at 3800, 3801, 3810, 3825, 3830, 3855, 3860, 3880 Pacific Coast Highway and 24051, 24055 Neece Avenue (Assessor Parcel Numbers (APNs) 7378-009-030, -048, -072, and 7534-003-002, -003, -004, -005, and 7534-004-004, -011, -012), reclassifying the subject properties from the Hawthorne Boulevard / Pacific Coast Highway Intersection Area Sub-District (H-PCH) to the General Commercial District (C-2), in conjunction with an amendment to the boundary of the Hawthorne Boulevard Corridor Specific Plan (HBCSP) to remove the subject properties from the H-PCH sub-district.
The City Council found the Zone Change is consistent with the goals and policies of the General Plan and is compatible with surrounding land uses and zoning designations. The Zone Change will not result in adverse impacts to public health, safety, or welfare, and adequate public services and infrastructure exist or will be available to serve the properties. The Zone Change nor does approve any specific development project and will not result in a significant adverse environmental effect.
11 ORDINANCE SUMMARY
On ______________, the City Council of the City of Torrance adopted an Ordinance approving a Zone Change (ZON25-00001) for properties located at 3800, 3801, 3810, 3825, 3830, 3855, 3860, 3880 Pacific Coast Highway and 24051, 24055 Neece Avenue (Assessor Parcel Numbers (APNs) 7378-009-030, -048, -072, and 7534-003-002, -003, -004, -005, and 7534-004-004, -011, -012), reclassifying the subject properties from the Hawthorne Boulevard / Pacific Coast Highway Intersection Area Sub-District (H-PCH) to the General Commercial District (C-2), in conjunction with an amendment to the boundary of the Hawthorne Boulevard Corridor Specific Plan (HBCSP) to remove the subject properties from the H-PCH sub-district.
The City Council found the Zone Change is consistent with the goals and policies of the General Plan and is compatible with surrounding land uses and zoning designations. The Zone Change will not result in adverse impacts to public health, safety, or welfare, and adequate public services and infrastructure exist or will be available to serve the properties. The Zone Change nor does approve any specific development project and will not result in a significant adverse environmental effect.
12 ATTACHMENT 2
13 14
15 16
17 18
Planning Framework Comparison
The following table provides a high-level comparison of the H-PCH sub-district and the C-2 zone with respect to General Plan implementation, regulatory framework, and geographic application . This comparison is intended to provide context for how each zoning designation functions within the City’s overall land use framework. The table is organized by planning topic and is intended to be read comparatively across each row.
H-PCH Sub-District C-2 Zone
General Plan
Implementation
Implements the General Commercial
(C-GEN) land use designation through
the Hawthorne Boulevard Corridor
Specific Plan with intersection-specific
development standards and a limited
range of permitted uses.
Implements the General Commercial
(C-GEN) land use designation through
the standard provisions of the
Torrance Municipal Code applicable to
commercial corridors.
Relationship to
General Plan Policies
Applies specific design and circulation
standards intended to address
planning objectives for the Hawthorne
Boulevard corridor and major
intersections.
Applies standard commercial zoning
regulations consistent with General
Plan policies governing commercial
corridors and mixed-use development
Land Use Flexibility Limits the range of permitted uses and applies more prescriptive controls
tailored to intersection conditions.
Allows a broader range of commercial
and residential uses and provides
flexibility to accommodate changing
market conditions and evolving
development patterns along the
corridor.
Development Review
Approach
Relies on prescriptive development
standards and specific plan
requirements to regulate site design
and land use.
Relies on standard zoning regulations
and a combination of administrative
and discretionary review processes to
evaluate site design, land use
compatibility, and project-specific
considerations.
Regulatory Framework Intersection-specific regulatory
framework established in anticipation
of major roadway improvements with
more prescriptive development
standards and a narrower range of
permitted uses.
Corridor-based commercial zoning
framework applied along Pacific Coast
Highway and other arterial corridors
that permits a broader range of uses
while regulating development through
standard municipal code provisions
and discretionary review.
Geographic Location Limited area surrounding the
intersection of Pacific Coast Highway
and Hawthorne Boulevard within the
HBCSP.
Applied broadly along Pacific Coast
Highway and other commercial
corridors throughout the City.
19 ATTACHMENT 4
Development Standards Comparison
The following tables compare key development standards applicable to the H-PCH sub-district and the C-2 zone for both commercial and residential development. These standards regulate the physical form and intensity of development, including setbacks, building height, lot area, density, and floor area ratio (FAR).
Commercial Development Standards Table
Development Standards H-PCH C-2
Minimum Lot Area 30,000 sf n/a
Minimum Street Setback 8’ 0’
Minimum Side Property Line Building Setback 0’ 0’
Minimum Rear Property Line Building Setback 0’ 0’
Minimum Building Setback to Residential Zone Boundary 20’ 0’ Maximum Building Height 60’ n/a
Maximum Floor Area Ratio (FAR) 0.6 0.6
Residential Development Standards Table
Development Standards H-PCH C-2
Minimum Lot Area – 6,000 sf
Minimum Front Yard Setback – 20’
Minimum Side Yard Setback (exterior, corner lots) – 10’ Minimum Side Yard Setback (interior property lines) – 5’ Minimum Rear Yard Setback – 10’
Maximum Building Height – 50’
Maximum Density (stand-alone or mixed use) – 27.2 du/ac Maximum Floor Area Ratio (FAR) – 0.6*
*Maximum 1.0 FAR for mixed use development.
20 Permit Legend and Review Authority
The permit types identified in the tables correspond to different levels of review based on the nature and potential impacts of a proposed use or development. Permitted uses are identified using symbols that correspond to the type of entitlement required and the level of review.
Uses designated as permitted (“P”) or incidental (“I”) are generally allowed subject to ministerial review and compliance with applicable development standards. Ministerial review involves little to no discretion and is limited to verifying compliance with applicable development standards and objective requirements of the Torrance Municipal Code.
Administrative approvals, including Administrative Review (ADM), Minor Development Permit (MDP), and Minor Use Permit (MUP), are reviewed by the Community Development Director and involve a limited level of discretion to evaluate site design, operational characteristics, and compatibility with surrounding uses within established standards. Decisions made by the Community Development Director may be appealed to the Planning Commission.
Discretionary approvals, such as Conditional Use Permits (CUP), Development Permits (DVP), and Planning Commission Review (PCR), require a higher level of review and are subject to public hearing and formal findings by the Planning Commission or City Counc il. This level of review is generally applied to uses or projects that may involve greater intensity or potential impacts and therefore warrant additional oversight. Decisions made by the Planning Commission may be appealed to the City Council. Decisions made by the City Council are final.
Uses identified as prohibited (“–”) are not permitted within the applicable zoning designation.
Symbol Permit Type Review Level Decisionmaker
– Use not permitted in zone
P Permitted Use Ministerial Planning Staff
I Incidental Use Ministerial Planning Staff
ADM Planning Administrative Review Administrative Community Development Director MDP Minor Development Permit Administrative Community Development Director MUP Minor Use Permit Administrative Community Development Director CUP Conditional Use Permit Discretionary Planning Commission / City Council DVP Development Permit Discretionary Planning Commission / City Council PCR Planning Commission Review Discretionary Planning Commission / City Council
21 Permissible Uses Table
The following tables identify permitted, conditionally permitted, and prohibited uses within the H-PCH sub-district and the C-2 zone, organized by land use category. The tables illustrate differences in the range and type of uses allowed within each zone and the level of review required for each use.
Automotive Related Uses H-PCH C-2
Auto Parts Stores, Car Stereo Sales (with installations) – P Auto Parts Stores, Car Stereo Sales (without installations) P P Auto Rental Services, Car Rental Agencies – P
Auto Repair Services, Fluid Replacement Services, Mechanic Shops, Tire Centers – CUP Auto Sales and Leasing, Car Dealerships (with repair bays or service center) – CUP Auto Sales and Leasing, Car Dealerships (without repair bays or service center) – CUP Auto Service Stations, Fuel Pump Stations, Gas Stations – CUP Car Wash Facilities (full-service, self-service, mechanical) – –
Food & Beverage Establishments H-PCH C-2
Alcohol Service, Beer and Wine, Liquor (in conjunction with restaurant) CUP CUP Bars, Cocktail Lounges, Pubs, Saloons, Taprooms (without restaurant) – CUP Drive-In, Drive-Through Sales (in conjunction with restaurant) – CUP Entertainment, Live Performances (in conjunction with bar or restaurant) CUP CUP Outdoor Dining, Beer Gardens (in conjunction with bar or restaurant) – CUP Restaurants, Class I (full service) CUP CUP
Restaurants, Class II (fast food) – CUP
Restaurants, Class III (take out) – P*
Restaurants, Class IV (limited service, bakery, coffee, deli, frozen yogurt, ice cream) P P* *CUP is required when food establishment is located within 300’ of residential zone.
Health Care Services H-PCH C-2
Extended Care Facilities, Skilled Nursing Facilities – CUP Hospitals, Medical Centers, Inpatient Services, Surgery Clinics – CUP Professional Offices, Outpatient Services, Urgent Care Clinics P P Residential Care Facilities, Assisted Living, Board and Care – –
Educational Uses H-PCH C-2
Kindergartens, Elementary Schools, Middle Schools, High Schools (public or private) – – Colleges, Universities (public or private) – CUP
Academies, Institutes, Trade Schools, Vocational Schools (public or private) – CUP
22 Lodging H-PCH C-2
Hotels, Motels CUP CUP
Short Term Rentals (incidental to residential use) I I
Residential Uses H-PCH C-2
Accessory Dwelling Units (in conjunction with existing residential use) – I Single-Family Residential, Two-Family Residential – CUP Multi-Family Residential (stand-alone) – CUP
Mixed Use Developments (commercial/residential or commercial/senior housing) – CUP Mobile Home Parks, Trailer Parks, Special Occupancy Parks – CUP Senior Citizen Housing, Age-Restricted Occupancy – CUP
Home Occupations (incidental to residential use) – I
Retail Trade H-PCH C-2
Adult Book Stores, Sexual Paraphernalia Stores CUP CUP
Animal Sales and Services, Feed Stores, Pet Grooming, Pet Stores P P Antique Stores, Pawn Shops, Secondhand Stores P P
Appliance Stores, Electronic Equipment Stores P P
Artisan Studios, Fine Art Galleries P P
Book Stores, Print Stores, Stationary Stores P P
Building Material Sales (indoor), Hardware Stores, Paint Stores P P Convenience Stores (Off-Sale Alcohol), Liquor Stores – P Drive-In, Drive-Through Sales – CUP
Drug Stores, Retail Pharmacies P P
Furniture Stores, Household Goods Stores, Interior Decoration Stores P P Grocery Stores, Supermarkets, Food Marts, Meat Markets P* P* Gunsmith Stores, Firearms Dealers, Sporting Goods Stores, Surplus Stores P P Jewelry Stores, Porcelain Stores, Precious Metals Stores P P Plant Nurseries, Florists, Greenhouses, Orchards P P
Retail Stores, Department Stores, General Merchandise Stores P* P* Warehouse Retail Stores, Wholesale Club Stores, Superstores CUP CUP *CUP is required when new commercial use occupies greater than 15,000 square feet in building floor area.
23 Service Uses H-PCH C-2
Ambulance Services, Medical Transportation (up to 10% incidental storage) – – Animal Hospitals, Veterinary Clinics, Kennels, Pet Boarding P – Banks, Credit Unions, Financial Institutions P P
Barber Shops, Hair Salons, Nail Salons, Day Spas, Tanning Salons P P Body Art Facilities, Tattoo Parlors CUP CUP
Cemeteries, Crematories, Funerals Homes, Mortuaries, Columbariums, Mausoleums – CUP Check Cashing Businesses, Bail Bond Services – P
Court Facilities, Courthouses, Prisoner Holding Facilities – CUP Drive-In, Drive-Through Services – CUP
Fortunetelling, Mediumship, Psychic Reading P P
Government Services, Public Libraries, Post Offices (except court facilities) P P Insurance Agencies, Real Estate Offices P P
Laundry Services, Laundromats, Dry Cleaners, Seamstresses, Tailors P P Massage Parlors, Chiropractors, Acupressure, Acupuncture P P Offices, Government (except court facilities) P P
Offices, Professional P P
Personal Services P P
Personal Improvement Services (<1,200 s.f. or with 6 or less students) P P Personal Improvement Services (>1,200 s.f. or with 6 or more students) – P Photography Services, Print Services, Film Processing P P Public Safety Facilities, Fire Stations, Police Stations P P Repair and Maintenance Services, Consumer Products (indoor only) P P
Public Utilities, Transportation, Other H-PCH C-2
Airports, Helipads, Landing Strips – –
Antennas, Communication Facilities, Commercial Radio and Television Towers – CUP Public Utilities, Electrical Substations, Pump Stations, Water Wells – CUP Recycling Facilities (reverse vending machines) MUP ADM Recycling Facilities (small collection, less than 500 square feet) CUP CUP Recycling Facilities (large collection, more than 500 square feet) – – Recycling Facilities (processing) – –
Parking and Ride Facilities – CUP
Transit Centers and Stations CUP CUP
24 Public Assembly, Community Services, Recreation H-PCH C-2 Adult Entertainment CUP CUP
Amusement Parks, Carnivals, Miniature Golf Courses, Racetracks – CUP Amphitheaters, Arenas, Stadiums – CUP
Auditoriums, Concert Halls, Playhouses, Theatres* (except drive-in theatres) – CUP Arcades – CUP
Billiards Parlors, Pool Halls – P
Bowling Alleys, Skating Rinks CUP CUP
Commercial Recreation (indoor) CUP CUP
Commercial Recreation (outdoor) – CUP
Community Service Facilities, Private Clubs, Lodges, Meeting Halls – P Convention Centers, Conference Facilities (in conjunction with hotel establishment) P P Convention Centers, Conference Facilities (without hotel establishment) – CUP Cultural Institutions, Art Galleries, Museums, Private Libraries P P Dance Halls, Discotheques, Nightclubs CUP CUP
Dance Studios, Gymnastic Studios, Martial Arts Studios P P Day Care Centers, Adult or Child (located more than 300’ of residential zone) MUP CUP Day Care Centers, Adult or Child (located less than 300’ of residential zone) CUP CUP Day Care Centers, Small Family (in conjunction with existing residential use) – P Equestrian Facilities, Public Stables, Riding Academies – CUP Fitness Centers, Health Clubs, Gymnasiums, Sport Centers (limited service) P P Fitness Centers, Health Clubs, Gymnasiums, Sport Centers (full service) – CUP Golf Courses, Driving Ranges – CUP
Parking Garages, Parking Lots, Auto Storage Facilities – CUP Religious Facilities, Churches, Mosques, Synagogues, Temples – CUP Swimming Pools (indoor) CUP CUP
Swimming Pools (outdoor) – CUP
*Drive-In Theatres permitted in the M-1, M-2 zones, and conditionally permitted in the C-3, C-4, C-5 zones.
25 153 East City Place Dr.
Santa Ana, California 92705
Office (714) 892-3900
Fax (714) 892-3944
153 East City Place Dr. Santa Ana, CA 92705 | phone 714.892.3900 October 13, 2025
City of Torrance
Development Services Department
RE: ZONE CHANGE for McDonald’s @ 3880 Pacific Coast Hw y, Torrance, CA 90505
Dear Staff,
We are proposing filing for the above-mentioned McD onald’s property and the adjacent parcels also affected by the overlay zone to request a zone change from the H-PCH zone (Hawthorne/Pacific Coast Hwy Intersection Area Dist rict) to general C-2 (General Commercial) zone. As discussed with staff, it is unknown why th ese parcels (also shown below in highlights) were established within the H-PCH overlay zone as t he proximity is not within the Hawthorne Blvd vicinity.
Our intent is to revitalize the existing McDonald’s on a future application to better the property and traffic pattern issues that persist today. This zon e change will allow these upgrades to happen in the future application.
The below highlighted parcels are affected by this zone change request. Attempts to notify these property owners of this application have been completed. Some have signed off on acceptance of this filing and others have been notified but not responded.
26 ATTACHMENT 5
153 East City Place Dr. Santa Ana, CA 92705 | phone 714.892.3900
City zoning map below showing the outlier parcels that we request to be rezoned to C-2 General commercial:
We look forward to the opportunity of working with staff on this filing. Should you have any questions, please do not hesitate to call. Thank you all in advance for reviewing this project.
Sincerely,
ROBERT PREEECE
PRINCIPAL
DESIGN UA, INC.
27 FOR ANY PROJECT-SPECIFIC QUESTIONS, PLEASE CONTACT OUR DESIGN TEAM AT: 909.821.6703 | [email protected]
HEY, NEIGHBOR!
The proposed zone change will not affect your current legal site usage or operations. Overall, the C-2 zoning is a more flexible land- use designation than the current H-PCH.
Should you have any technical questions about this proposed Zone Change, please contact our team at the information provided below.
We invite you to learn more about our project and approach. As we move forward through this process, you will also be noticed prior to any public hearings.
In order to facilitate this revitalization, we are requesting a Zone Change from the existing Hawthorne Boulevard/Pacific Coast Highway Intersection Area District (H-PCH) to the General Commercial District (C-2). Because of your proximity to our site, we are proactively notifying you of our intent.
If you have no questions on this zoning change, please sign the enclosed letter and return the pre-stamped envelope to us.
McDonald’s is excited to announce the
remodel and revitalization of our existing
restaurant located at 3880 Pacific Coast
Hwy., Torrance, CA 90505. This effort
includes expanding the drive-thru and
updating our building façade for optimized
window spacing.
Thanks so much and have a great day!
28 January 31, 2024
To: Property Owner
Re: Proposed Zone Change/3880 Pacific Coast Hwy., Torrance, CA 90505
Dear Property Owner,
My name is Robert Preece, Principal at Design UA, Inc., and I represent the McDonald’s restaurant located at 3880 Pacific Coast Hwy., Torrance, CA 90505. We are currently pursuing a Zone Change in the City of Torrance to allow for the remodel and revitalization of our building. This effort will specifically allow for expanding the drive-thru.
We are proposing a change from the existing Hawthorne Boulevard/Pacific Coast Highway Intersection Area District (H-PCH) to the General Commercial District (C-2). Because of your proximity to our site, we are proactively reaching out to notify you of our intent. We invite you to learn more about our project.
The proposed zone change will not affect your current legal site usage or operations. Overall, the C -2 zoning (proposed new zoning) is a more flexible land-use designation than the current H-PCH zoning.
If you have no objections to this zoning change, please fill out the information below, sign, and return this letter in the provided pre-stamped envelope to us.
“As the Property Owner at ___________________________________________________________ (site address), I support the proposed zone change requested by Design UA, Inc. and McDonald’s.
Thank you.”
Property Owner name: _________________________________________________________________
Property Owner contact: ________________________________________________________________
Property Owner signature: ______________________________________________________________
Date: ________________________________________________________________________________
Thanks so much and please don’t hesitate to contact me if you would like to discuss our project.
Sincerely,
Robert Preece
Principal
Design UA, Inc.
909.821.6703 | [email protected]
29 30
31 32
ATTACHMENT 6
33 Provided by City Clerk’s Office 04/14/26
EXCERPT OF MINUTES
X Minutes Subject to Approval
DATE April 1, 2026
MINUTES OF A REGULAR MEETING OF THE
TORRANCE PLANNING COMMISSION AGENDA
6B. Community Development – Conduct a Public Hearing and Consider a Recommendation to the City Council for the Approval of a Zone Change (ZON25- 00001) to Amend the Zoning Designation from the Hawthorne Boulevard/Pacific Coast Highway Intersection Area Sub-District (H-PCH) to the General Commercial District (C-2), in Conjunction with an Amendment to the Boundary of the Hawthorne Boulevard Corridor Specific Plan (HBCSP), for Properties located at 3800, 3801, 3810, 3825, 3830, 3855, 3860, 3880 Pacific Coast Highway and 24051, 24055 Neece Avenue (Assessor Parcel Numbers (APNs) 7378-009-030, -048, -072, and 7534-003-002, -003, -004, -005, and 7534-004-004, -011, -012). This project is Exempt from the California Environmental Quality Act (CEQA) Pursuant to CEQA Guidelines Section 15061(b)(3) – Common Sense Exemption.
Recommendation of the Community Development Director that Planning Commission conduct a public hearing, consider a recommendation to the City Council for the Approval of a Zone Change (ZON25-00001) to amend the zoning designation from the Hawthorne Boulevard/Pacific Coast Highway Intersection Area Sub-District (H-PCH) to the General Commercial District (C-2), in conjunction with an amendment to the boundary of the Hawthorne Boulevard Corridor Specific Plan (HBCSP), for properties located at 3800, 3801, 3810, 3825, 3830, 3855, 3860, 3880 Pacific Coast Highway and 24051, 24055 Neece Avenue (Assessor Parcel Numbers (APNs) 7378-009-030, -048, - 072, and 7534-003-002, -003, -004, -005, and 7534-004-004, -011, -012), and determine the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15061(b)(3) - Common Sense Exemption.
Recommendation: Approval
Planning Senior Planner Oorts introduced and presented item 6B.
Applicant; Robert Preece, with Design UA, Inc., on behalf of McDonald’s USA LLC gave a brief presentation on the item.
No public comment.
Commissioner Anunson –
Asked if the project properties were in the park or on the edge of the park; staff responded that the request covered 10 parcels running along Pacific Coast Highway on the north and south sides and stated that Walteria Park and the library were adjacent to the subject properties but located to the south and were not included in the zone change request.
Commissioner Borgialli –
34 ATTACHMENT 7
Provided by City Clerk’s Office 04/14/26
Asked staff about one of the included parcels, identified in the discussion as 3825/3845 Pacific Coast Highway, and whether it had previously been part of a rezoning and whether that parcel had been split in the early 2000s, with one portion developed residentially and the remaining portion left vacant; staff confirmed that one of the north-side parcels, shown in the report/maps as 3825 or 3845 Pacific Coast Highway, had been involved in a prior zoning change in the early 2000s and that part of that parcel had been developed for residential use and that the residual portion remained vacant today.
Stated that his understanding is that the area had originally been changed from C2 to HPCH because the City anticipated major intersection improvements and wanted tighter controls during that period and asked if the current request essentially returned the properties from HPCH back to C2 so that businesses could improve their sites and resolve nonconforming conditions; staff confirmed that the request would return the affected properties to C2, allowing businesses to improve their properties and resolve existing nonconforming issues.
MOTION: Commissioner Borgialli moved to close the public hearing.
Commissioner Riggs seconded the motion; a roll call vote reflected 4-0 approval. (Absent:
Commissioner’s Obejas, Yeh and Vice Chair Turner)
Commission asked question of staff and gave final comments.
Commissioner Borgialli –
Stated he had looked at the issue in multiple ways and felt returning the properties to C2 was fair, noted concern that changing the zoning could affect nearby neighborhoods and could have implications tied to residential-type activity in the future and stated that the nonconforming commercial status of the affected businesses was a significant issue and that rezoning to C2 would create opportunities for reinvestment, modernization, and revenue generation. Stated his support was based in part on the understanding that future projects would still come before the Planning Commission and City Council for review rather than being approved entirely without public hearing.
Chair Kartsonis –
Asked what is the differences in regards to the C2 zone and HPCH zone in regards to what Commissioner Borgialli was referring to; staff clarified that the question concerned whether rezoning the properties from HPCH to C2 would allow residential development, explained that residential uses are prohibited under the HPCH subdistrict, while C2 conditionally permits residential uses and that any future residential proposal on the affected properties would require discretionary review by the Planning Commission and could be appealed to the City Council.
Chair asked whether any of the properties contributed to the City’s RHNA / Housing Element inventory; staff confirmed that the vacant parcel at 3825 Pacific Coast Highway was identified in the Housing Element inventory as a potential housing site and counted toward RHNA, explained that the proposed zone change from HPCH to C2 would support future residential development on that parcel because residential uses are not 35 Provided by City Clerk’s Office 04/14/26
allowed under HPCH but can be conditionally allowed in C2 and added that any future residential project would still require discretionary review by the Planning Commission and could be appealed to the City Council. Chair also confirmed with staff that changing the zoning to C2 would resolve the existing nonconforming commercial conditions and would not create any new nonconforming conditions.
Commissioner Riggs –
Asked whether Design UA, on behalf of McDonald’s USA LLC, had filed the zone change request for only the McDonald’s site or for the broader group of affected properties; staff explained that Design UA, on behalf of McDonald’s property ownership, submitted the application for the McDonald’s site and the other parcels within the same affected block on both sides of Pacific Coast Highway, clarified that the application was filed solely on behalf of McDonald’s ownership, not as agent for the other property owners and staff added that affected property owners were asked to sign a petition, some did, and that the City also conducted its own outreach by mailing notices and posting public hearing notices on each affected property.
MOTION: Commissioner Borgialli moved to recommend to the City Council the approval of (ZON25-00001). Commissioner Riggs seconded the motion; a roll call vote reflected 4-0 approval. (Absent: Commissioner’s Obejas, Yeh and Vice Chair Turner)
End of Excerpt
36 Daily Breeze
2615 Pacific Coast Highway #329
Hermosa Beach, California 90254
(310) 543-6635
0011786256
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:
04/15/2026
I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Dated at Hermosa Beach, California
On this 15th day of April, 2026.
______________________________
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
05-05-26 ZON25-00001 Design UA (D.Aoki) - Page 1 of 2
37 ATTACHMENT 8
05-05-26 ZON25-00001 Design UA (D.Aoki) - Page 2 of 2
38