Agenda Item - 10C — Torrance City Council, June 9, 2026

10C
Date: June 9, 2026
To: Honorable Mayor and Members of the City Council
From: Historic Preservation Commission
Michelle Ramirez, Community Development Director
By: Kevin Joe, Planning Associate | [email protected] Subject: Historic Preservation Commission and Community Development – Conduct Workshop on Proposed Amendments to Historic Preservation Plan, Adopt Amended Historic Preservation Plan, and Discuss and Consider Amending the Torrance Municipal Code. Expenditure: None.

RECOMMENDATION
Recommendation of the Historic Preservation Commission that City Council:

1. Conduct a workshop and receive public and City Council input on the proposed amendments to the Historic Preservation Plan; and

2. Adopt the amended Historic Preservation Plan; and

3. Discuss and consider amending the Torrance Municipal Code to lower the property owner consent threshold for the creation of a Historic District from 100% to 60%.

OR
Recommendation of the Community Development Director that City Council:

1. Conduct a workshop and receive public and City Council input on the proposed amendments to the Historic Preservation Plan; and

2. Adopt the amended Historic Preservation Plan.

FUNDING
None required.

DISCUSSION
Background
From 2011 to 2013, a Survey of Historic Resources was conducted for the properties located in the original Torrance Tract, the area of the city when it was incorporated in 1921, under the guidance of a historic preservation architect. The Survey, which included all residential, commercial, industrial and institutional structures visible from a public street in the Torrance Tract, would serve as the foundation for developing the City’s historic preservation program.

In 2016, a historic preservation program to allow the Landmark Designation of properties and creation of Historic Districts was developed. In 2017, the City Council adopted an ordinance to 1 City Council
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establish a Historic Preservation Commission, Commission duties, the criteria and procedures for designating Historic Landmarks, Historic Districts, and review of projects, and Historic Preservation Plan. The Preservation Plan primarily focused on residential properties in the Torrance Tract. In 2025, the Council directed staff to bring forward an item for their consideration to the allow Landmark Designation and the creation of Historic Districts for qualified commercial structures.

Analysis
The Community Development Department with the assistance of historic preservation consultant, Page & Turnbull, evaluated the existing Ordinance and Preservation Plan to determine what was necessary to allow commercial structures to be designated Historic Landmarks and creation of Historic Districts for qualified commercial structures. While the Historic Preservation Ordinance establishes the criteria and procedures for designating Historic Landmarks and Districts citywide regardless of the structure type, the existing Preservation Plan was lacking design considerations and strategies for preserving commercial structures and storefronts.

The amended Preservation Plan includes new, enhanced and revised language covering the following topics:

1. Development history of Downtown Torrance that provides contextual background, commercial development patterns, prevalent architectural styles, and characteristics of the area;

2. Clarifies local Historic Landmark and District designation eligibility for qualified properties on identified on an adopted historic resource survey;

3. Considerations for evaluating designation significance and integrity criteria and what makes a property historic;

4. Managing proposed changes in the Torrance Tract Overlay Zone and structures designated as Historic Landmarks or located within a local Historic District; and

5. Design considerations for reviewing projects involving historic resources and non-historic properties and preservation approaches to commercial storefronts.

Updating the Preservation Plan with the above noted language will help advance and strengthen preservation efforts as it provides additional guidance and direction for the designation of landmarks and restoration efforts for historic and non-historic resources in Downtown.

Historic Preservation Commission
On April 30, 2026, the Historic Preservation Commission conducted a workshop to consider the amended Preservation Plan. After making a disclosure of a potential conflict of interest, Commissioner Schwartz recused himself. A presentation of the proposed amendments to the Historic Preservation Plan was made by the historic preservation consultant. Commissioner Griffiths inquired if properties on the National Register of Historic Places are automatically placed on Torrance Register of Historic Resources and commented that better public education on the benefits of historic preservation is needed. In accordance with Section 91.50.040 b) 1) of the Torrance Municipal Code, properties or areas that are listed in the California Register or National Register, which has not undergone substantial exterior alteration since its designation and retains integrity, are eligible for designation as a landmark or historic district in the Torrance Register of Historic Resources. Commissioner Trivelli inquired what was the lifespan of historic resource survey. The consultant replied that while there is no prescribed lifespan for a historic resource survey, surveys are typically updated every five to ten years. Commission Weideman expressed that the 100% consent from property owners of a proposed district is a barrier to creation of 2 City Council
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historic districts and a desire to lower the threshold. Commissioner Weideman also recommended corrections to minor errors in the plan related to dates and acreage of the original Torrance Tract. The Commission recommended that the City Council adopt the amended Historic Preservation Plan, including correcting the minor errors, and explore amending the Torrance Municipal Code to lower the property owner consent threshold for historic district creation from 100% to 60% by vote of 5 to 0 with Commissioner Schwartz recused.

Although the Historic Preservation Commission recommendation also included revising the 100% ownership requirement for creation of a historic district, staff does not support this modification at this time. A similar request was previously considered and did not receive support from either members of the Torrance Tract community or City Council. Additionally, staff have not received significant community interest in establishing a historic district. To date, inquiries regarding the creation of districts have been limited to a small number of residents and Commissioners. Staff recommends revisiting this potential modification at a later date, allowing the current program additional time to grow and establish more local landmarks within the Torrance Tract.

Public Outreach
The draft amended Historic Preservation Plan was posted on the City’s website https://www.torranceca.gov/our-city/community-development/planning-division/comprehensive- planning/historic-preservation/torrance-historic-preservation-plan-update . Notices for this workshop were mailed to commercial properties owners in Downtown Torrance and a legal ad was published in the Daily Breeze. Announcements of the availability of the Historic Preservation Plan update were made on the weekly City email newsletter and during the Downtown Association’s monthly meeting. Flyers for the Preservation Plan update were also distributed at the Community Development Department’s booth at the Cherry Blossom Festival held in March.

ENVIRONMENTAL FINDINGS
This item is exempt from the California Environmental Quality Act pursuant to CEQA Guidelines Section 15331 Historic Resource Restoration/Rehabilitation.

ATTACHMENTS

1. Amended Historic Preservation Plan Public Review Draft (Clean Version) (Limited Distribution)

2. Amended Historic Preservation Plan Public Review Draft (Redline Version)

3. Historic Preservation Commission STA Minutes (April 30, 2026) 3 TORRANCE TRACT

HISTORIC PRESERVATION PLAN

TORRANCE, CALIFORNIA
ADOPTED NOVEMBER 2018
AMENDED [DATE TBD]

AMENDED PUBLIC REVIEW DRAFT
March 19, 2026

4 ATTACHMENT 1
5 ACKNOWLEDGEMENTS

CITY COUNCIL
George K. Chen, Mayor
Jon Kaji
Bridgett Lewis
Asam Sheikh
Sharon Kalani
Aurelio Mattucci
Dr. Jeremy Gerson

PLANNING COMMISSION
David Kartsonis, Chair
Megan Turner, Vice Chair
Greg Anunson
Dominic Borgialli
Ron Riggs
Mario Obejas
Tony Yeh

HISTORIC PRESERVATION COMMISSION
Mia Higginbotham, Chair
Adam Schwartz, Vice Chair
Mike Griffiths
Gene Higginbotham
Marifrances Trivelli
Kurt Weideman

CITY CLERK
Rebecca Poirier

CITY TREASURER
Tim Goodrich

CITY ATTORNEY
Patrick Sullivan

CITY STAFF
Michelle Ramirez, Director of Community
Development Department
Oscar Martinez, Planning Manager
Carolyn Chun, Project Manager / Lead Planning
Associate
Kevin T. Joe, Planning Associate
Brice Kennedy, Planning Assistant

PREPARED BY:

Page & Turnbull
523 West Sixth Street, Suite 1013
Los Angeles, CA 90014
www.page-turnbull.com

Christina Dikas Brobst, Principal
Flora Chou, Project Manager/
Amanda Commins, Cultural Resources Planner

6 June 2

TABLE OF CONTENTS

1. INTRODUCTION .................................................................................................................... 1 MISSION STATEMENT ....................................................................................................... 4 WHY PRESERVATION MATTERS ..................................................................................... 4 PREPARING THE DOCUMENT .......................................................................................... 5

2. HISTORY AND CHARACTER .............................................................................................. 7 TORRANCE TRACT HISTORY ........................................................................................... 7 RESIDENTIAL DEVELOPMENT HISTORY ........................................................................ 9 COMMERCIAL DEVELOPMENT HISTORY ..................................................................... 16

3. PAST AND CURRENT PRESERVATION EFFORTS ......................................................... 30 1979 HISTORIC RESOURCE SURVEY ............................................................................ 30 SMALL LOT, LOW MEDIUM OVERLAY ZONE ................................................................ 30 OLMSTED TRACT SURVEY AND HISTORIC CONTEXT STATEMENT ......................... 31 TORRANCE TRACT OVERLAY ZONE ............................................................................. 35 HISTORIC PRESERVATION ORDINANCE ...................................................................... 36

4. HISTORIC PRESERVATION IN THE TORRANCE TRACT ............................................... 38 TORRANCE REGISTER OF HISTORIC RESOURCES ................................................... 39 BENEFITS OF HISTORIC DESIGNATION ....................................................................... 40 TORRANCE TRACT OVERLAY ZONE VS. HISTORIC DISTRICT .................................. 43 PROCESS FOR HISTORIC DESIGNATION ..................................................................... 45 WHAT MAKES A PROPERTY HISTORIC? ...................................................................... 49 WHAT MAKES A GOOD HISTORIC DISTRICT? .............................................................. 57

CONCENTRATIONS OF CONTRIBUTING RESOURCES FOR POTENTIAL
HISTORIC DISTRICTS ............................................................................................ 59 THEMATIC HISTORIC DISTRICTS ................................................................................... 63

5. PROJECT REVIEWS IN THE TORRANCE TRACT ........................................................... 65 RESIDENTIAL CONTRIBUTORS AND ALTERED CONTRIBUTORS ............................. 65 DESIGNATED HISTORIC LANDMARKS AND HISTORIC DISTRICTS ........................... 66

6. DESIGN CONSIDERATIONS FOR PROJECTS ................................................................ 79 INDIVIDUAL AND CONTRIBUTING RESOURCES .......................................................... 79 NON-CONTRIBUTING RESOURCES AND NEW CONSTRUCTION .............................. 81 FACTORS TO CONSIDER FOR ALL PROJECTS ............................................................ 82 THREE COMMON RESIDENTIAL PROJECT TYPES IN THE TORRANCE TRACT ...... 83 APPROACHES TO COMMERCIAL STOREFRONTS ...................................................... 90

7. RECOMMENDATIONS ........................................................................................................ 99

8. REFERENCES ................................................................................................................... 100 7 9. APPENDIX ........................................................................................................................ 101 A. 2014 OLMSTED TRACT SURVEY ......................................................................... 101 B. RELEVANT ORDINANCES .................................................................................... 101 C. NATIONAL AND STATE PRESERVATION PROGRAMS ..................................... 101 D. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES....................................................................................... 101 E. CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HISTORIC
PRESERVATION .................................................................................................... 101 F. PRESERVATION RESOURCES ............................................................................ 101 G. ABBREVIATIONS AND NOTES ............................................................................. 101

Report is best viewed as a two-page spread with cover sheet and printed double-sided.

8 9

Adopted November 2018 - 1 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

1. INTRODUCTION
Torrance has long recognized the original, historic core of the city as an important part of its identity. Now known as the Torrance Tract (also as the Old Torrance Tract or Olmsted Tract), the city’s core was developed by Jared Sidney Torrance in the early twentieth century as a planned company town for the oil industry (Figure 1). To lay out the town, Mr. Torrance retained the famed Olmsted Brothers firm, led by the sons of master landscape architect Frederick Law Olmsted . The Olmsted Brothers’ plan divided the approximately one square mile area into three districts, creating an area for industry, an area for commercial uses, and an area for housing defined by a central green . The new town was well connected to the greater Los Angeles region by railroad and streetcar lines. The Pacific Electric streetcar line carried people and goods to and from Torrance with arrival into town punctuated by Torrance’s signature arched bridge, designed by noted Southern California architect Irving Gill (Figure 2).

Figure 1: Brochure map showing the planned residential and commercial areas surrounded by industry.

Source: Torrance, The Modern Industrial City, 1913.
10 Adopted November 2018 - 2 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Over time, the industrial uses found within the Torrance Tract have evolved, and while many of the commercial businesses and buildings have come and gone , the residential areas have remained remarkably constant. Primarily d eveloped between 1912 and 1945, the housing stock ranges from grand houses lining Post Avenue and the El Prado central green to modest cottages, bungalows, and apartments. T he pre -World War II neighborhood character can still be seen and felt through original built features: buildings, streets, and landscapes.

Since the 1970s and 1980s, Torrance has approached protecting the unique character of the Torrance Tract ’s residential areas in mostly informal, voluntary way s. Demolition of older homes that contributed to the tract’s character was discouraged but not prevented. Though n ew development of properties was
encouraged to be sensitive to the street pattern, setbacks, and scale of the surrounding neighborhood , compatibility with the community’s physical character was not required. On some blocks, accumulated changes over time have created an
inconsistent mix within the streetscape; on other blocks, the sense of an early twentieth century neighborhood has already been lost.

A survey of the Torrance Tract conducted by the Torrance Historical Society between 2011 and 2013 documented where relatively unaltered pre-1945 homes remained, but also where they no longer exist.

Figure 2: Pacific Electric Railroad
Bridge designed by Irving Gill, as seen
in 1988. Source: National Register of
Historic Places nomination.
11 Adopted November 2018 - 3 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

In response to the Torrance Historical Society ’s survey results, and to address development pressures, the Torrance City Council enacted a temporary Torrance Tract Overlay Zone in March 2016 that became permanent in December 2017 . As a planning tool, the Torrance Tract O verlay Zone extended an existing Planning Commission review process long used in one portion of the Torrance Tract to about 850 relatively unaltered, pre-1945 residential properties throughout the Torrance Tract boundaries.

The overlay zone covers the area bounded by Dominguez Street to the north, Western Avenue to the east, Plaza del Amo to the south and Crenshaw Boulevard to the west (Figure 3).

At the same time, City Council initiated efforts to establish a historic preservation ordinance to formally recognize and protect historic buildings and historic districts. The preservation ordinance offers those who own historic buildings, or live in an area where there is a concentration of historic buildings, a more proactive and direct tool to manage change. This Torrance Trac t Preservation Plan is intended to guide property owners, community members, and the city’s decision makers in using the historic preservation ordinance within the Torrance Tract. Additionally, the Plan provides references for historic preservation best practices.

Figure 3: Boundary of Torrance
Tract Overlay Zone, outlined in
orange. Source: Los Angeles
County Assessor.

Western Ave.

Carson St.

Crenshaw Blvd.
12 Adopted November 2018 - 4 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

MISSION STATEMENT
The primary purpose of the Torrance Tract Preservation Plan is to encourage the listing of historic landmarks and districts in the Torrance Register of Historic Resources in order to preserve the Torrance Tract’s unique place in the city ’s history, maintain its neighborhood character, manage appropriate change, and
promote its sense of place . To accomplish this, the Preservation Plan:
• Increases awareness and appreciation for the Torrance Tract’s founding role in Torrance’s history;
• Fosters community pride in the historic and architecturally distinguished housing stock in the Torrance Tract;
• Promotes an understanding of managing growth and
changes based on preservation principles and
approaches;
• Outlines processes for designating Historic Landmarks and Local Historic Districts as well as project reviews for Historic Landmarks and Contributing and Non -
Contributing Resources in Local Historic Districts;
• Identifies concentrations in the Torrance Tract to consider becoming Local Historic Districts; and
• Educates owners and residents about potential benefits of and incentives available for historic preservation.

The Torrance Tract Preservation Plan focuses on the residentially zoned areas and the Downtown Torrance area; it does not include industrial or other commercial areas.

It creates a process to accommodate change that is respectful to those features and d oes not harm them. Like sustainable development, historic preservation honors the past, meets contemporary needs, and conserves enough so that future generations can understand and experience the historic
13 Adopted November 2018 - 5 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan significance of the place. A fundamental premise of historic preservation is to keep the authentic, physical fabric of a place — those things that are tangible and true to the period they were built—over replacements, copies, or current trends.

However, change can and will still happen, and even historic places must adapt to new demands so they can continue to function and be occupied. Many cities demonstrate that economic development and historic preservation can be mutually beneficial, both in commercial areas and in historic neighborhoods that have become highly desirable. By approaching change from a
preservation perspective, protecting the historic character of a place is the focus and ensures that what makes a place unique will not be lost.

PREPARING THE DOCUMENT
This plan is built upon the foundation of previous preservation efforts within the City of Torrance related to the Torrance Tract .

The following documents were reviewed and, where appropriate, incorporated into this plan.
• Results of the 1979 survey as published in the C alifornia Historical Resources Information System, Los Angeles
County, 2011
• Olmsted Tract Executive Summary and Historic Context
Statement prepared by Nakada+Associates, 2014
• Results of the 2014 Olmsted Tract Survey conducted by the Torrance Historical Society and Nakada+Associates
• Torrance Municipal Code and relevant ordinances,
including the Torrance Tract Overlay Zone O rdinance,
Small Lot, Low Medium Overlay Zone Ordinance, and
revised Accessory Dwelling Units ordinance
• Presentations from Historic Preservation Workshops
conducted by the City of Torrance in 2014 and 2015
• Torrance Architectural Design Guidelines
• Torrance Historic Preservation Ordinance, adopted in
December 2017.
• Torrance City Council Resolution No 202 5-49
establishing a Mills Act application process and review procedures.

Photographs are by Page & Turnbull in 2016-2017 and 2025 , unless otherwise noted.
14 Adopted November 2018 - 6 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Document Amendments

In 2025, Torrance City Council sought additional information and guidance for commercial properties in the Torrance Tract.

Working with City staff, Page & Turnbull amended the plan with new sections, such as the Commercial Development History and Approaches to Commercial Storefronts . E xisting sections were edited for clarity and consistency, though existing maps and photographs were not edited or updated.

To prepare the amendment, Page & Turnbull staff conducted research on the pattern of development for the Downtown Torrance area, reviewed documents related to the Downtown Torrance Redevelopment Project , and conducted a windshield survey of the area to understand existing conditions. Project review processes and common project types in Downtown
Torrance were also discussed with City Community Development staff in regular meetings.
15 Adopted November 2018 - 7 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

2. HISTORY AND CHARACTER

TORRANCE TRACT HISTORY
The Torrance Tract dates to the earliest conception of the City of Torrance after developer Jared Sidney Torrance and his
Dominguez Land Company purchased 3,000 acres of Rancho
San Pedro from the Dominguez family in 1911. Accounting for roughly 600 acres, the Torrance Tract is bounded by Dominquez Street to the north, Western Avenue to the east, Plaza Del Amo to the south, and Crenshaw Boulevard to the west (Figure 4).

Torrance hired the Olmsted Brothers firm to re-envision the typical company town for Torrance’s Union Oil Company. Charles and Frederick Law Olmsted, Jr., were the sons of renowned landscape architect Frederick Law Olmsted . Torrance and the Olmsteds envisioned the ideal, modern city as anchored by industry but balanced with affordable housing for workers, commercial centers to serve residents, and an idyllic setting for recreation, culture, and Figure 4: Aerial of Torrance Tract, ca.
1925, looking south to Palos Verdes.

Source: Los Angeles Public Library.
16 Adopted November 2018 - 8 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan education. Jared Sidney Torrance was inspired by the garden city movement, yet his drive for efficiency altered curvilinear streets typical of garden city and Olmstedian designs. Using a Y-shaped land pattern defined by Torrance Boulevard and Cabrillo Avenue, the business district was in the junction of the Y (Figure 5).

Industry was at the northeast and east outside and around the leg of the Y away from the residential areas inside the Y. Residential streets in the Y ran southwest of the business district and surrounded the park commons, El Prado Park. Like the streets, the linear park was angled to the southwest to frame a view of the San Gabriel Mountains to the northeast and was lined with homes.1

Further beyond the Y -shape, the street pattern shifted to an orthogonal layout with streets and rectangular blocks aligned north-south. Not wanting to compromise the picturesque streets for utilities, the street grids incorporated alleys between residential blocks for utilitarian needs.

Notable Southern California architect, Irving Gill, was named the Chief Architect of the city to continue the vision of this redefined city model. He designed prototypical model homes, of which only

1 Peggy Coleman Dalton, Torrance: A City for Today (USA: Windsor Publications, 1990), 15.

Figure 5: Torrance Business District,
ca. 1920s, looking northwest from
Sartori Street along El Prado Avenue
to the domed Pacific Electric Depot.

Source: Los Angeles Public Library.
17 Adopted November 2018 - 9 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan ten were built, as well as reviewed the designs for other Torrance Tract residences. Gill also designed other projects within the city, including hotels, commercial buildings, and the gateway bridge for the Pacific Electric Railway (PE) system. The PE rail system, also known as the Red Car line, was one of the main manufacturing firms in Torrance. However, because Torrance was a s top along the system, the PE workers could commute to Torrance rather than purchase a home and settle in the burgeoning community.2

Several other industries anchored the early vision of Torrance, including the Union Tool Company, Llewellyn Iron Works, Pacific Metal Products, and Moore Motor Truck Company. 3
Commercially, the Torrance Athletic Club opened in 1913, with the First National Bank of Torrance established by Judge George W.

Post in 1914 and the Torrance Herald also printing by 1914.4 The main building of Torrance High School opened in 1917.

RESIDENTIAL DEVELOPMENT HISTORY
The residential development of the Torrance Tract did not grow as rapidly as hoped. Most of the housing from the 1910s was worker housing, which were either clusters of simple vernacular cottages at the northern end of the Torrance Tract or modest Craftsman bungalows on individual lots located at the northern and southern

2 Dalton, Torrance: A City for Today, 17.
3 Thomas D. Campbell & Company, Torrance: The Modern Industrial City (Los Angeles: Thomas D. Campbell & Company, 1913), 8-9.
4 Dalton, Torrance: A City for Today, 20.

Figure 6: Early photograph of a
Torrance Tract residential street, ca.
1913. Source: The Modern Industrial
City courtesy of the Los Angeles Public
Library.
18 Adopted November 2018 - 10 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan ends (Figure 6). A few larger homes were scattered along the angled streets of the Y, but the residential areas of the tract were largely undeveloped.

Wary of annexation by the growing City of Los Angeles, members of the Torrance Chamber of Commerce and the Dominguez Land Company moved to incorporate the City of Torrance in 1921. 5 Shortly after, the discovery of petroleum led to a second wave of development in the Torrance Tract and an expansion of the city boundaries to the north, south, and west beyond the original tract.

The 1920s boom in the Torrance Tract resulted in more houses built that filled in the Y, and the creation of several streets toward the west and northwest (Figure 7). These streets saw modest houses often with red clay tile roofs in the popular Spanish Colonial Revival, Mission, and Monterey styles of the period.

The success of the local industrial companies and farming communities allowed for steady growth and annexing of nearby neighborhoods. In the Torrance Tract, the Depression years of the 1930s saw some infill residential development, as did the World War II years in the early 1940s. The war provided several jobs at the factories within Torrance along wi th new technologies in aviation. Zamperini Field, Torrance’s municipal airport, was established in 1946.6

By the end of World War II in 1945, the residential area of the Torrance Tract had been mostly built out. 7 The influx of new workers and residents to Torrance in the postwar years resulted in growth in other areas of the city. As the mid -century suburban development of Torrance converted farmland into housing tracts and shopping malls, the business district of the Torrance Tract was no longer the city’s commercial center. The heavy industry of the early twentieth century also gave way to the business parks of the late twentieth century. However, the residential areas of the Torrance Tract remained relatively stable, with their stock of housing dating from 1912 to 1945.

5 Dalton, Torrance: A City for Today,20.
6 Dalton, Torrance: A City for Today,22.
7 Nakada+Associates, “Olmsted Tract; Torrance California 2011 -2013 Survey of Historic Resources,” Executive Summary.
19 Adopted November 2018 - 11 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

Figure 7: Residential as well as commercial and industrial parcels in Torrance Tract by date of construction, based on Los Angeles County Assessor data.
20 Adopted November 2018 - 12 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Residential Characteristics
The residential areas in the Torrance Tract share many common characteristics, but also have distinct sections. A legacy of the Olmsted Brothers’ design is the pattern of main streets alternating with service alleys seen throughout the tract (Figure 8). As a result, primary streets are lined with a consistent rhythm of one - and two -story houses and are not interrupted by driveways.

Instead, garages that became more common with the advent of car ownership in the 1920s are generally placed toward the rear of the lots and accessed from the alleys. Utilities, lik e overhead telephone and electrical lines, are also located along the alleys.

At the street front, the houses are typically setback from the street at a consistent distance. The distance varies from sub -area to sub-area, but provides a constant row of open space along each block that is reinforced by the presence of a planting strip between the sidewalks and the main streets (Figure 10 and Figure 11). Few street trees are found in the planting strips.

Figure 8: Developed blocks in the
Torrance Tract from the 1916 Sanborn
Fire Insurance map. The area had an
alternating pattern of wide streets (light
grey) and narrow service alleys (dark
grey) as well as consistent front
setbacks (blue dashes). Source: Los
Angeles Public Library, edited by Page
& Turnbull.

21 Adopted November 2018 - 13 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Different areas within the Torrance Tract have other distinct characteristics. Railroad tracks continue to crisscross the Torrance Tract, creating odd lot sizes and physical barriers between areas of the tract. The houses in the middle of the Y - shaped plan along Post Avenue are among the largest and grandest in the tract (Figure 9). Other houses along El Prado Park also tend to be larger in scale than seen elsewhere in the Torrance Tract (Figure 10).

Generally, the lots in the center of the Y are 50-foot-wide lots that create a greater sense of openness than the 40 -foot-wide lots more commonly found north of Torrance Boulevard, west of Madrid Avenue and its train tracks, and south of Carson Street on Arlington, Gramercy, and Andreo avenues. These sub-areas have a denser feeling (Figure 11). Some streets, such as Beech Avenue and Acacia Avenue between El Dorado and Carson
streets at the western end of the tract, currently have a consistent tree canopy created by trees likely planted in the front yards at the same time the streets and houses were developed (Figure 12).

Figure 9: Larger homes typically found on Post Avenue. Figure 10: Houses facing El Prado Park.

Figure 11: Smaller houses from the earliest development period south of Carson Street.

Figure 12: Consistent tree canopy found on Beech Avenue north of Carson Street.
22 Adopted November 2018 - 14 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan In general, the residential area in the Torrance Tract is defined by:
• Y-shaped street plan laid out by the Olmsted Brothers further crisscrossed by railroad tracks
• Central linear park extending from commercial business center into residential area
• Street pattern with alternating front streets and rear service alleys
o Detached garages accessed from alleys
o Minimal curb cuts
o Planting strips between sidewalks and front
streets
• Single-story and two-story buildings in residential areas o Various styles and periods
o Consistent setbacks
o Garages and second units at rear

Residential Architectural Styles
The residential buildings in the Torrance Tract include a variety of styles typical for the main period of its development from 1912 to 1945 (Figure 13 through Figure 16). The 2014 Olmsted Tract Survey report (discussed below) identified the styles found in the tract as:
• Craftsman (1895-1925)
• Mission Revival (1890-1920)
• Spanish Colonial Revival (1916-1931)
• Monterey (1853-1955)
• Neo-Classical Revival (1893-1940)
• Tudor Revival (1910-1940)
• Prairie Style (1900-1920)
• French Eclectic (1915-1945)
• Colonial Revival (1880-1955)
• Minimal/Builder (1935-1950)
• Modernistic (1920-1960)

Development since 194 5 tends to be more recent infill
replacements that are scattered throughout the Torrance Tract.

The 2014 Olmsted Tract Survey in Appendix A provides a more detailed summary of each style and examples from the survey.

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Amended Public Review Draft, March 2026 Historic Preservation Plan

Figure 13: Craftsman style. Source: Olmsted Tract 2014
Survey.

Figure 14: Spanish Colonial Revival style. Source:

Olmsted Tract 2014 Survey.

Figure 15: Prairie style. Source: Olmsted Tract 2014
Survey.

Figure 16: Tudor Revival style. Source: Olmsted Tract 2014 Survey.
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Amended Public Review Draft, March 2026 Historic Preservation Plan

COMMERCIAL DEVELOPMENT HISTORY
Following the founding of the planned industrial city in 1912, the Olmsted Brothers’ plan established a downtown commercial core across from the Pacific Electric Railway Depot. Initially called the Torrance Business District (later referred to as Downtown Torrance), the triangular area defined by Torrance Boulevard (then called Redondo Boulevard) at the north, Cabrillo Avenue at the east, and Cravens Avenue at the southwest, was positioned between the city’s industrial and residential districts. Architect Irving Gill also was commissioned to design several of the earliest civic and commercial buildings for the new community, includin g the Pacific Electric Railway Depot in 1913. Among these were the buildings directly across the street from the depot on El Prado Avenue (demolished), and the Brighton and Colonial Hotels on Cabrillo Avenue (extant, altered) bookending the block between Cravens Avenue and Susana Avenue (now Gramercy Avenue)
(Figure 17). Gill’s restrained details and pioneering use of modern materials alienated some residential buyers, and he did not continue working with the Dominguez Land Company in Torrance after the initial handful of commercial and residential buildings.8

8 “City of Torrance: Spanning the Year,” 1-2, PDF document available at “About Torrance: History,” City of Torrance, accessed August 14, 2025, https://www.torranceca.gov/our-city/about-torrance/history.

Figure 17. Cabrillo Avenue, with the
Pacific Electric rail line at the
eastern edge of the Torrance
business district, ca. 1920 looking
north. The Irving Gill-designed
Brighton Hotel at Cravens Avenue
is at the left. Source: California
State University, Dominguez Hills.
25 Adopted November 2018 - 17 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan The first decade for Torrance’s business district saw modest but steady growth. However, World War I and a subsequent recession slowed demand, and Torrance as a community did not develop as originally envisioned. 9 The discovery of oil in the Torrance - Wilmington field in the 1920s brought a new era of prosperity and the construction of the General Petroleum refinery by the end of the decade. With new residents flocking to Torrance to work in the oil industry came new demand for commercial amenities .

According to historic maps, the 1920s saw the construction of new one- and two -story brick commercial buildings primarily along Sartori Street and Cabrillo Avenue, which housed markets, shops, and service -oriented businesses (Figure 18). The decade also saw the addition of purpose -built commercial structures, such as the Torrance Theater (demolished) at Sartori Avenue and Barlow Avenue (now Marcelina Avenue). These new buildings reflect the incremental physical development of the business district into a downtown during the 1920s, with small commercial blocks added as demand increased rather than through large -scale
development.10 However, many lots remained vacant (Figure 19).

Figure 18. The 1922 Sanborn Fire Insurance map shows a
few new brick (in red), concrete (in blue), and wood (in yellow) buildings joined the Pacific Electric Depot and Irving Gill’s two initial J-shaped buildings seen in the 1916
Sanborn map of the Torrance business district. Source:

Library of Congress.

Figure 19. The 1932 Sanborn Fire Insurance map shows
more buildings were constructed in the 1920s and the
downtown area expanded southwest to Cravens Avenue.

However, many lots remained vacant by the Great
Depression. Source: Library of Congress.

9 “City of Torrance: Spanning the Years,” 3-4.
10 “City of Torrance: Spanning the Years,” 5-7
26 Adopted November 2018 - 18 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan After the stock market crash in 1929 and the Great Depression that followed, industrial production slowed, unemployment rose, and small shops in the downtown struggled to remain open.

Despite this, activity in Torrance was sustained by oil production that supported thousands of workers and secondary businesses.

By the mid -1930s, a series of large public works construction efforts helped boost the local economy. Torrance voters approved bond issues that leveraged New Deal federal funds to construct a new Cit y Hall (extant, altered) , City Library (extant), and community auditorium (demolished) in downtown (Figure 20).11

During World War II, local industries shifted to defense production, with steel, oil, and tool manufacturers supplying the war effort.

These wartime facilities brought thousands of workers and service members into the area with them. This growth does not appear to have resulted in significant new commercial construction within the downtown core in the 1940s.

11 “City of Torrance: Spanning the Years,” 8-11.

Figure 20. Torrance City Hall, 1937 at
1511 Cravens Avenue. Source: Los
Angeles Public Library.
27 Adopted November 2018 - 19 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Postwar suburban growth and the rise of the automobile shifted Torrance’s development outside the boundaries of the Torrance Tract. In the mid -1950s, city leaders relocated the civic center from the original downtown westward to Torrance Boulevard and Madrona Avenue, where a new city hall, police station, and library were constructed. Beginning in the 1960s, new shopping centers such as the Del Amo Shopping Center, an open -air mall on Hawthorne Boulevard near the new civic center, were built along major boulevards to serve tract housing subdivisions spreading across former farmland. As a result, Torrance became a major retail focal point in the region, marking a shift away from the historic downtown as the sole hub of commerce.12

Nevertheless, d uring the 1950s and 1960s, new commercial buildings were constructed in the downtown on remaining vacant lots, which completed most of the block faces along Sartori Avenue, El Prado Avenue, and Cravens Avenue ( Figure 21).

Several parcels that remained vacant, including those along Post Avenue and Engracia Avenue at the northwest edge, were
converted to surface parking to accommodate increased
automobile use.

12 “City of Torrance: Spanning the Years,” 21-24.

Figure 21. Aerial photograph of
downtown Torrance (light blue
shading) in 1956, with most
buildings on most lots, though
several vacant parcels served as
surfacing parking lots. Source:

Flight C-22555, frame 25-25,
1965. Courtesy of UCSB Library
Geospatial Collection.

Carson Street
Cabrillo Avenue
Depot
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During the mid -twentieth century, efforts were also made to modernize older, existing commercial buildings (Figure 22). New storefronts, exterior cladding, hard-roof canopies, and blade signs refreshed the older buildings into Midcentury Modern designs.

Some alterations removed features while others simply covered over them.

Figure 22: The southeast side of
Sartori Street, between El Prado and
Marcelina avenues, ca. 1920s (top)
and 1960 (bottom), looking southwest.

Source: California State University,
Dominguez Hills (top) and Los
Angeles Public Library (bottom).
29 Adopted November 2018 - 21 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan In 1979 , Torrance adopted a redevelopment plan focused on revitalizing the downtown core in the Torrance Tract , aiming to address disinvestment, aging building stock, and competition from suburban malls. 13 This established the Downtown Torrance Redevelopment Project area, where property tax revenue raised within the boundaries would be reinvested in the area, following the model established by the 1945 California Community
Redevelopment Law. The project are a included much of the original business district, as well as some residential areas toward the south end by Carson Street (Figure 23).

To manage the project area, development standards, a required color palette, and a project review process were enacted that guided the physical development of the area since the 1980s.

Over time and into the present, the area’s standards and guidelines, such as for signage, have continued to be revised and updated.

13 Redevelopment Agency of the City of Torrance, Redevelopment Plan for the Downtown Torrance Redevelopment Project, adopted by Ordinance No. 2912, July 10, 1979, 3.

Figure 23. Map included in the
Downtown Torrance
Redevelopment Plan with project
area boundary.
30 Adopted November 2018 - 22 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan In the late 1990s and early 2000s, new commercial and mixed - use buildings were constructed on several downtown parcels, replacing earlier twentieth-century commercial buildings and filling long-standing vacant lots. These later projects introduced larger and more contemporary structures that changed the area’s historic scale and contributed to the more varied building heights and massing present downtown today.

While the redevelopment agencies that oversaw redevelopment plans were dissolved statewide in 2012, the Downtown Torrance Redevelopment Project area remains in place and is now
managed by the City of Torrance. In 2019, forty years after the adoption of the original Downtown Torrance Redevelopment Project area, the City of Torrance launched a new effort to update and build upon the 1979 framework. The Downtown Torrance Revitalization and Connectivity Plan emphasizes support for small and locally owned businesses, improvements to streetscapes and public spaces, and enhanced connections to surrounding
neighborhoods.14 The plan calls for creating a stronger sense of place through the preservation of historic character, updating design standards, as well as incorporating distinctive gateway signage, landscaping, and lighting.

14 HR&A, Studio 111, General Technologies & Solutions, Downtown Torrance Revitalization and Connectivity Plan: Implementation Plan , funded by Caltrans, prepared for the City of Torrance, adopted April 2022.
31 Adopted November 2018 - 23 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Commercial Characteristics
The commercial properties in the Torrance Tract are primarily in the historic downtown core. They are zoned as Downtown (DT) to correspond to the Downtown Torrance Redevelopment Plan area (Figure 24). Some commercial zoning (C1) is located around the edges of the downtown core outside of the former redevelopment area. Commercially zoned properties (C1, C2) are also along arterial roads that traverse through the tract, including Torrance Boulevard and Crenshaw Boulevard. These roads have a mix of commercial-type and residential-type buildings. Commercial-type buildings and uses are also found in the manufacturing zone areas (M1, M2) as commercial development replaced industrial uses.

Figure 24. The Torrance Tract area
from City of Torrance’s November 29,
2022 zoning map. Source: City of
Torrance.

Overlay Zone
32 Adopted November 2018 - 24 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan This section focuses primarily on the character of Torrance’s downtown core due to its concentration of commercial -type buildings and historic association as the Torrance business district. The area with Downtown (DT) zoning features a variety of twentieth century commercial buildings with some residential developments.

Many commercial buildings with early twentieth -century architectural styles are concentrated along Sartori Street as an east-west axis and Marcelina Avenue and El Prado Avenue as north-south axis. These streets reflect the 1913 to World War II development of the Torrance business district. The pre-World War II buildings on these streets are generally one to three stories in height, rectangular in plan, with ground-floor retail and upper-floor office or residential spaces.

They were usually built to the property line at the sidewalk to create a solid block face (Figure 5 and Figure 22). They tend to be of brick construction, which created a regular rhythm of bays.

The bays are an irregular mix of 15 - to 30 feet -wide spans reflecting structural bays defined by metal columns or brick walls, and non-structural bays created by dividing wood-frame walls for multiple ground-floor retail spaces. Brick was a common exterior material, as was exterior plaster or stucco.

The early twentieth -century commercial buildings often featured flat roofs with parapets, though some parapets have been lost due to earthquakes or retrofits to remove those that were unreinforced.

Their upper floors typically had punched window openings, with windows in single, paired, or small groups. The ground floor retail spaces often originally had storefronts with display windows that sat on low walls called bulkheads, transom windows or bands of windows above the display windows to allow additional natural light in, and recessed entries between angled or squared storefront bays. The entrances to the upper floors were also often at the street front and also recessed.

Fabric awnings, some retractable, would have been common for early twentieth-century retail storefronts. Signage as bands above the storefronts, instead of on the display windows, also became increasingly common, particularly on one -story buildings with tall parapets. Typical materials for storefront framing were cast iron, steel, and wood, and upper-floor windows were typically wood or steel.
33 Adopted November 2018 - 25 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Over time, downtown Torrance experienced infill construction and incremental alterations to its early twentieth century building stock.

After World War II, storefront configurations were altered (Figure 25). Original wood - or steel -framed display windows were frequently replaced with aluminum fram ed systems or were enclosed. Transom windows and bands of windows above display windows were covered or removed, and decorative parapets or cornices were removed or simplified. Solid projecting canopies replaced fabric awnings, and vertical blade signs were added.

These features were more in line with the new Midcentury Modern commercial buildings that remained low in scale but with different structural systems that allowed for wider bays.

Figure 25: Sartori Street, looking
northwest from Marcelina Avenue
(top) and El Prado Avenue, looking
northeast to the depot (bottom) in
1960, with new infilled Midcentury
Modern commercial buildings as well
as earlier buildings modernized.

Source: California State University,
Dominguez Hills.
34 Adopted November 2018 - 26 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan With the establishment of the Downtown Torrance
Redevelopment Project in 1979 and its development standards, additional changes occurred, such as the required color palette.

Fabric dome awnings with signage for retail spaces became common and replaced earlier painted , suspended, and blade signage. Some mid -twentieth century alterations were also removed and replaced with additional changes or partial restoration that further eroded the early twentieth century character of older buildings. Façade improvement programs under the redevelopment project may have directed some changes, though the records are not clear about which changes.

For the multi -story buildings, m any upper -story windows that would have had operable wood or metal sashes in the early twentieth-century buildings have been replaced with fixed and/or vinyl framed sashes in original openings. I n some cases, original brick exteriors have been painted or stucco has been applied over decorative detailing. Large developments, such as the two - to four-story commercial and residential complex occupying the entire block at the intersection of Torrance Boulevard and Cabrillo Avenue, have been constructed since the 1990s. This recent development close to the center of the downtown core utilized a Neo-Revival style design, but generally feature s much larger massing than would be expected historically.

The downtown commercial area in the Torrance Tract features:
• Compact grid street pattern centered on the historic “Y” intersection of Cabrillo Avenue and Torrance Boulevard at the Irving Gill train depot
• Narrow parcel widths, typically 30 feet wide
• Wide sidewalks
• Minimal curb cuts or driveways at streets, with rear service alleys providing access for deliveries and parking
• Buildings constructed to the sidewalk with no setbacks between commercial buildings
• Low scale with one- to three-story buildings
o No dominant style or period of construction
o Flat roofs and rectangular plans typical
o Brick and stucco as common exterior materials
o Ground-floor storefronts featuring tall display
windows with low bulkheads , transom windows and
bands of windows, and recessed entries.
o Regular rhythm of bays created by 30-foot-wide
parcels and structural systems
o Punched windows in regular patterns at upper floors
35 Adopted November 2018 - 27 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Commercial Architectural Styles
The commercial buildings in the Torrance Tract include a variety of styles from 1912 to the early 2000s. Historic architectural styles date from its initial period of development in 1912 to 1945 (Figure 26 through Figure 28).

The 2014 Olmsted Tract Survey report identified the following styles for commercial buildings:

• Mission Revival (1890-1920)
• Art Deco (1920-1940)
• Neo-Classical Revival (1893-1940)
• Spanish Colonial Revival (1916-1931)

In addition, Modern/International (1920 -1960) is also present, including the remaining commercial buildings designed by Irving Gill in the earliest establishment of the Torrance business district in 1912 as well as later structures defined by simple forms and minimal ornamentation (Figure 29 and Figure 30).

Architectural styles for buildings constructed since 1945 include Midcentury Modern, Postmodern, Contemporary, and Neo -
Revival. Not all buildings have recognizable architectural styles, either because they have simple designs or due to various changes over time that have obscured the original style ( Figure 31).

36 Adopted November 2018 - 28 - Torrance Tract
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Figure 26: Mission Revival style. Source: Page & Turnbull, 2025.

Figure 27: Art Deco style. Source: Page & Turnbull, 2025.

Figure 28: Spanish Colonial Revival style. Source: Page & Turnbull, 2025.

Figure 29: Irving Gill building, Commercial Modern. Source:

Page & Turnbull, 2025.

Figure 30. Commercial Modern. Source: Page & Turnbull, 2025.

Figure 31. Altered 1920s building. Source: Page &
Turnbull, 2025.
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3. PAST AND CURRENT PRESERVATION EFFORTS
Efforts to recognize and protect Torrance Tract’s historic architecture and neighborhood character started as early as the late 1970s.

1979 HISTORIC RESOURCE SURVEY
As stated in the Nakada+Associates report,

In 1979 The [ sic] City of Torrance completed a city wide inventory of historic resources. The inventory was
completed by J. Roger Hatheway and John Chase for the
City of Torrance Planning Department [now known as the
Community Development Department] utilizing the State
of California Department of Parks and Recreation Historic Resources Inventory Sheets which identified each
property by address, its date of construction, its style and a brief description.15

The properties have California His toric Resources Information System (CHRIS) status codes that are mostly 5S2, meaning the individual property is eligible for local designation. A few have 3S status codes, meaning they appear eligible for the National Register of Historic Places through survey evaluation. The Community Development Department staff reviewed the list of properties in the Historic Property Directory and found that some had been demolished but many remain.

SMALL LOT, LOW MEDIUM OVERLAY ZONE
The City of Torrance first created an overlay zone within the Torrance Tract in 1987 called the Small Lot, Low Medium Overlay Zone. It covers primarily the residential properties along Gramercy and Andreo avenues between Carson Street at the north and

15 Nakada+Associates, “Olmsted Tract; Torrance California 2011 -2013 Survey of Historic Resources,” 11.
16 Nakada+Associates, “Olmsted Tract; Torrance California 2011-2013 Survey of Historic Resources,” 11.
39 Adopted November 2018 - 31 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Plaza del Amo to the south , in the southwest corner of the Torrance Tract.

Any development that me ets certain criteria , including new construction and remodeling or enlarging an existing building within the Small Lot, Low Medium Overlay Zone requires review by the Torrance Planning Commission. The purpose of the review is to ensure that:

• The work tended to preserve neighborhood
characteristics;
• The intensity of proposed use is compatible with the
surrounding properties;
• Parking requirements are met while minimizing the need for driveway curb-cuts and offering enough storage space so that garages will be used for cars; and
• Suitable open space is provided.

In addition, for projects where the building would exceed a certain size, the Planning Commission would need to determine that the project, “would not be materially detrimental to the public welfare and to other properties in the vicinity.”

If the proposed project does not include demolition of the main house, does not propose a driveway curb cut on the street, and provides at least three enclosed garages, then the project does not require Planning Commission review. However, requests for tandem parking would require Planning Commission review and approval.

OLMSTED TRACT SURVEY AND HISTORIC

CONTEXT STATEMENT
In early 2010, the Torrance Historical Society undertook efforts to survey the Torrance Tract. With assistance from
Nakada+Associates Inc., the Historical Society completed a survey of the properties in the Olmsted Tract. The Olmsted Tract corresponds with the Torrance Tract, which has also been referred to as the Old Torrance Tract. According to the survey report’s executive summary, community volunteers surveyed nearly 1,800 residential, commercial, and industrial properties across about the 100 city bloc ks between 201 1 and 2013. They were supervised by members of the Torrance Historical Society and used a framework prepared by Nakada+Associates.

40 Adopted November 2018 - 32 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan The purpose of the survey was to document all buildings, designed landscapes, and other features that were considered contributing elements to an assumed potential historic
preservation district. 17 Nakada+Associates prepared historic contexts on related topics to accompany the survey, which included sections on:

• Torrance and the Garden City Movement
• Jared Sydney Torrance, An Urban Design Vision
• Fredrick Law Olmsted, Jr., Urban Designer
• Irving Gill, Architect
• The Birth of Torrance
• Design Influences in Torrance

The study period for the survey was 1912 to 1945, though some buildings up to 1949 were also identified as Contributors. The start date corresponded to the initial construction of the Olmsted Tract and ended after World War II when the tract was mostly developed and architectural design started to change toward Modernism.18

17 Nakada+Associates, “Olmsted Tract; Torrance California 2011-2013 Survey of Historic Resources,” 1.
18 Nakada+Associates, “Olmsted Tract; Torrance California 2011-2013 Survey of Historic Resources,” 2.

Figure 32: A Spanish Colonial Revival
residence identified as a Contributor in
the 2014 survey.
41 Adopted November 2018 - 33 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Nearly 1,800 properties were surveyed across the 100 city blocks in the Torrance Tract. The properties were categorized as a “Contributor,” “Altered-Contributor,” or “Non -Contributor” (Figure 32)
• “Contributor”: Any building built with in the period of significance that retains its original form, massing, and features.
• “Altered-contributor”: A structure that has been altered, but in a manner that is reversible and its historic integrity remains.
• “Non-Contributor”: A building constructed outside the period of significance.

The survey found 523 Contributor and 327 Altered -Contributor properties within the Torrance Tract; the remainder are presumed to be Non -Contributors (Figure 33). Review of some properties were consistent with the findings of the 1979 survey, while others found that previously eligib le properties were no longer in tact or standing. The survey results are useful as a reference for identifying potentially historic properties and where they may be concentrated. See Appendix A for the 2014 Olmsted Tract Survey Executive Summary, Historic Context Statement, and Historic Resource Survey Summary.

Torrance City Council adopted the survey at their January 12, 2016 meeting.
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Figure 33: Properties identified by the 2014 Olmsted Tract Survey as “Contributors” and “Altered-Contributors.”

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TORRANCE TRACT OVERLAY ZONE
The 2014 Olmsted Tract Survey indicated that approximately half of the properties in the Torrance Tract were Contributors or Altered-Contributors, meaning they were built between 1912 and 1945 and retained some level of their original character, despite alterations. However, it also showed that much of the area was in danger of losing more of these older homes, especially in the areas zoned R-3 for multi-family apartments and condominiums , and in the areas zoned R-2, where two units on a lot are allowed and single-lot townhome subdivisions are increasingly popular.

Community members urged the Torrance City Council to protect the neighborhood character of the Torrance Tract. The City Council started efforts to draft a historic preservation ordinance, but also established the Torrance Tract Overlay Zone (Ordinance 3799) in March 2016. Originally intended as a temporary measure, City Council voted in December 2017 to make the Torrance Tract Overlay Zone permanent, at the same time it adopted the historic preservation ordinance.

The Torrance Tract Overlay Zone applies to all residentially zoned properties containing Contributors and Altered -Contributors, as identified by the 2014 Olmsted Tract Survey (Figure 24 and Figure 33). These residentia l Contributors and Altered - Contributors are subject to a similar project review process as under the Small Lot, Low Medium Overlay Zone . The Planning Commission reviews all new construction, additions, demolitions, and exterior alterations . Minor p rojects and projects meeting certain conditions, such as those that do not involve whole or partial demolition , do not propose exterior alterations of the Contributor or Altered -Contributor, and are under a certain size, are reviewed and approved by City staff.

The review process encourages projects that retain and rehabilitate Contributors and Altered -Contributors by offering the more streamlined staff review path, and ensure s that projects proposing more changes at Contributors and Altered-Contributors are reviewed by the Planning Commission for their compatibility with the neighborhood character. In essence, the Torrance Tract Overlay Zone provides some level of protection for the residential areas of the Torrance Tract.

44 Adopted November 2018 - 36 - Torrance Tract
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HISTORIC PRESERVATION ORDINANCE
Adopted in December 2017, the Torrance historic preservation ordinance establishes:

• Torrance Register of Historic Resources (Torrance
Register) to safeguard and enhance Torrance’s
architectural, cultural, and historic heritage;
• Criteria for designating Historic Landmarks and Local Historic Districts to the Torrance Register;
• Project review process to manage changes to Historic
Landmarks and Local Historic Districts;
• Historic Preservation Commission to implement the
ordinance; and
• Incentives to encourage protection of Historic Landmarks and Local Historic Districts.

The ordinance creates a voluntary preservation program where owners agree to have their properties listed in the Torrance Register. For individual Historic Landmarks, the property owner, or authorized agent , must sign the nomination form to start the designation process. For districts, all of the property owners must agree in writing to become a Local Historic District . O nce designated, every property within the district boundaries is subject to the preservation ordinance.

The historic preservation ordinance is not limited to properties in the Torrance Tract , nor to only a certain type, like residential or commercial properties. However, to be eligible for local listing, a property must be found eligible in adopted surveys, such as the Olmsted Tract; Torrance California 2011-2013 Survey of Historic Resources adopted by City Council in January 2016, or in future City adopted historic resources surveys, or as otherwise outlined in the ordinance . Properties within the Small Lot, Low Medium , and Torrance Tract overlay zones can be designated as individual Historic Landmarks or collectively as Local Historic Districts, following the processes and findings outlined in the ordinance.

The City of Torrance offers owners incentives to list their properties in the Torrance Register and ensure that these historic resources will be taken care of correctly so that their historic character will remain. Please see Chapter 4 for more on incentives.

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4. HISTORIC PRESERVATION IN THE TORRANCE TRACT
The history and character of the Torrance Tract is being protected in multiple ways. Most directly, t he Torrance Tract Overlay Zone offers a measure of protection through project review of residentially zoned Contributor and Altered-Contributor properties (Figure 33). However, changes to the remaining properties in the tract—non-contributing residences, commercial and institutional buildings, and landscaped areas, amon g others —and for new construction on vacant parcels, are not subject to the same project review. As such, they have the potential to alter the area’s historic character. For those interested in recognizing and seeking greater protections for their historic property or neighborhood, listing in the Torrance Register of Historic Resources is available.

Figure 34: An intact residential street
in the Torrance Tract reflecting its
early 20th century character.
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TORRANCE REGISTER OF HISTORIC RESOURCES
As established by the historic preservation ordinance, t he Torrance Register of Historic Resources is Torrance’s official list of locally designated Historic Landmarks and Local Historic Districts. Individual buildings, structures, objects, sites, cultural landscapes, signs, or natural features, or groupings of these elements, can be listed in the Torrance Register, if they:

A. Meet one or more of the significance criteria for
designation, including:

1. Association with important events or patterns in
history

2. Association with important persons or;

3. Architectural distinction as the work of a master
designer or having high artistic value;

4. The potential to yield important information about
history; OR

5. Are among the last, best remaining examples of
a type.

B. Retain enough integrity, i.e., has not been changed so much as to be unrecognizable, AND
C. Have the support and consent of the property owners.

Not all old buildings or areas are historic, nor do they all qualify for listing in the Torrance Register. On the other hand, not all historic buildings are grand architectural gems; many are modest yet intact examples of past eras or are historically important (Figure 36). It is up to the Historic Preservation Commission to decide if properties meet the criteria for listing and have historic integrity based on the research and analysis presented in the application.

Torrance’s Community Development Department staff helps to administer the Torrance Register for the city.

Figure 35: Examples in the Torrance
Tract of Craftsman-style (left) and
Spanish Colonial Revival-style (right)
houses that have architectural integrity.

That is, they are still recognized as
their styles, despite minor changes.
48 Adopted November 2018 - 40 - Torrance Tract
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BENEFITS OF HISTORIC DESIGNATION
The charm and historic character of the Torrance Tract ha ve fostered a strong sense of pride in the neighborhood . Some owners recognize that their properties are important to Torrance’s heritage and seek to list them as historic. This path is available to commercial and institutional property owners that are not in the Torrance Tract Overlay Zone , as well as residential property owners seeking additional protections or incentives. For these owners, designation as a Historic Landmark or as a Local Historic District can offer the following benefits.

Managed, Predictable Change
Becoming listed in the Torrance Register does not mean the property will become a museum piece and can never change. All properties will and must change so that they can continue to function and meet the needs of each generation. But, as a Historic Landmark or Local Historic District, the change will be managed in more predictable ways . Alterations will be reviewed using nationally recognized preservation principles known as the Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards) and the accompanying Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (SOI Guidelines).

Unlike more general architectural or design guidelines, the focus of the SOI Standards and Guidelines is on keeping the features that make the property historic , which are called character - defining features. These features range from the large scale, like the overall shape and massing of a building, to the small details like archways, windows, and materials that give the property its historic character. In using the SOI Stan dards as the basis for reviews, the goal is to ensure that character-defining features will be maintained so that the property’s historic integrity is in turn maintained.

Clear Review Process
The Torrance historic preservation ordinance has set out a clear review process where city staff can review and approve a wide range of minor projects that clearly meet the SOI Standards. This allows for a faster, easier path for those projects that will not alter the character of a n individual property or a district. The Minor Project review (see Chapter 5, Project Reviews in Torrance Tract) SOI Standards
The Secretary of the Interior’s
Standards for the Treatment
of Historic Properties (SOI
Standards) are a series of
concepts about maintaining,
repairing, and replacing
historic materials, as well as
designing new additions or
making alterations that
promote best practices to
help protect historic, cultural,
and architectural resources.

They provide a framework for
making decisions about work
or changes to these
resources. The SOI
Standards are often the
benchmark by which federal
agencies and many local
government bodies evaluate
work on historic properties.

The SOI Standards offer four
approaches to the treatment
of historic properties:
• Preservation
• Rehabilitation
• Restoration
• Reconstruction
The appropriate treatment to
use will depend on the project
or project component. The
Standards for Rehabilitation
are the most widely used and
offer the greatest flexibility;
they are the SOI Standards
approach referenced in this
document.
(See Appendix E and
https://www.nps.gov/tps/stand
ards.htm).

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Amended Public Review Draft, March 2026 Historic Preservation Plan can often address the most common improvements in ways that save time and resources for both the owners and the city.

More complicated projects or those that do not clearly meet the SOI Standards, such as large additions, new buildings, and demolitions, are reviewed by the Historic Preservation
Commission (HPC). The HPC includes professionals with
expertise in historic pr eservation, historic architecture, architectural history, and other related fields who can apply their know-how in the project reviews.

Stability and Increased Value in Historic Districts
Several studies have found that property values in historic districts often increase faster than similar, non-designated areas because of the predictability offered by the preservation -based review process.19 For neighboring property owners who want to be in a Local Historic District and all agree to listing in the Torrance Register of Historic Resources, they would be assured that the character of the ir area will not change drastically , and t hey are more likely to reinvest in their properties knowing that neighbors will not be allowed to make inappropriate alterations or build out- of-scale developments. Outsiders looking for speculative development opportunities may be discouraged from purchasing in historic districts because of the additional review. Historic designation may mean more responsibility for each owner, but it also means more stability that can be a buffer from th e extreme ups and downs in the real estate market.

Incentives
Recognizing that preserving historic properties appropriately may require more resources, the City of Torrance offers owners of historic properties several incentives, including:

Mills Act
The Mills Act is a statewide program available through cities to property owners of historic properties. It offers different way s to

19 For example, see “Benefits of Residential Historic District Designation for Property Owners,” from the Historic Preservation Officer of Tucson, Arizona, which offers a summary of economic surveys from around the county. It can be found at the Advisory Council for Histor ic Preservation’s website on State, Local, and Regional Economic Benefit Studies , along with several other studies, https://www.achp.gov/initiatives/community-revitalization-economic-benefits/area- studies.

50 Adopted November 2018 - 42 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan calculate property tax that can provide substantial savings in exchange for the rehabilitation and long-term maintenance of the historic property. Owners enter into a contract with the city that outlines the maintenance, repair, or rehabilitation items tha t the owner agrees to complete during the contract’s 10 -year term, which then renews annually.

The City of Torrance has established a Mills Act program that is available to properties listed in the Torrance Register as Historic Landmarks or Contributing Resources in Local Historic Districts.

The amount of tax savings varies property by property, and is calculated by the Los Angeles County Office of the Assessor.

Typically, recent owners are more likely to see sizable tax savings than long-time owners. However, the Mills Act can be an attractive selling point, as the contracts are recorded on the propert y deed and transferred to future owners who commit to maintaining the historic property.

The Mills Act is a voluntary program that owners can apply for and be approved through the process established by Torrance.

California Historic Building Code
The California Historic Building Code (CHBC) allows for reasonable alternatives in certain situations when strict adherence to building codes would affect the historic character of qualified historic buildings. In Torrance, the CHBC is available to those properties listed in the Torrance Register as Historic Landmarks and Contributing Resources in Local Historic Districts.

Modifications to Development Standards
The City of Torrance may offer certain reductions or modifications to development standards for Historic Landmarks or properties in Local Historic Districts to encourage preservation of the historic resource. These may include flexibility in parking design standards, retaining non -conforming setbacks, or modifications determined on a case -by-case basis , and approved by the appropriate reviewing authority such as the Community
Development Director, Planning Commission, and/or City Council.

51 Adopted November 2018 - 43 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan TORRANCE TRACT OVERLAY ZONE VS. HISTORIC DISTRICT
There are three key differences between the Torrance Tract Overlay Zone and designation as a Local Historic District:

▪ The Overlay Zone is already in place for all the
residentially zoned areas within the Torrance Tract, while no Local Historic District s have been designated as of 2025. If residents in an area of the Torrance Tract decide they would like to become a Local Historic District, they can apply through the designation process.
▪ Once an area is designated a Local Historic District, project review follow s the historic preservation review process, rather than the one for the Torrance Tract
Overlay Zone.
▪ Once designated, the Contributing Resources in a Local Historic District qualif y for available preservation
incentives, like the Mills Act, the California Historic Building Code, and modifications to development
standards; these incentives are not available to the other properties in the Torrance Tract Overlay Zone.

Torrance Tract
Overlay Zone
Local Historic District
Applicability
2014 survey’s residential
Contributors and Altered
Contributors*
All properties in designated
Local Historic Districts**
Properties Reviewed
Contributor/Contributing Resource Yes (residential only) Yes Altered Contributor Yes (residential only) Yes, as Contributing Resource
Non-Contributing Resource No Yes, for compatibility
Others (commercial, institutional,
etc.)
No Yes, if within the boundaries
New Infill Construction No Yes, for compatibility
Review Process
Review Body Planning Commission Historic Preservation
Commission
Review Standard Torrance Architectural Design
Guidelines
SOI Standards and
Guidelines
Review delegated to staff Limited minor projects Most minor projects Incentives No Yes
* See Figure 33 map. ** Designated with owner agreement.

Table 1: Torrance Tract Overlay Zone
vs. Local Historic Districts
52 Adopted November 2018 - 44 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Unlike in the Torrance Tract Overlay Zone, all the properties in a designated Local Historic District have some level of review for changes—for Contributing Resources to protect their historic features and for Non-Contributing Resources (including new infill construction) to ensure their changes are respectful and compatible with the district’s historic character. This all -around approach assures owners that their neighborhood will not change drastically over time. With the Torrance Tract Overlay Zone, that predictability is less certain, since its re views are limited only to the Contributor and Altered-Contributor properties identified in the 2014 Olmsted Tract Survey.

The project review process is also different in the Torrance Tract Overlay Zone than in a Local Historic District. Project review under the Torrance Tract Overlay Zone is primarily based on the Torrance Architectural Design Guidelines (Figure 37). The Architectural Design Guidelines describe certain architectural styles typically found in Torrance, summarize their typical characteristics, and offer simple guidelines based on the SOI Standards for new construction and remodels. The C ommunity Development Department (C DD) staff can review some minor projects under the Torrance Tract Overlay Zone and the
remainder are reviewed by the Planning Commission.

With a Local Historic District, reviews are based on the principles in the SOI Standards. Within the framework of the SOI Standards and the examples in the SOI Guidelines, CDD staff can review and approve a wider range of minor projects. Larger and more complex projects go before the Historic Preservation Commission, which is a group with expertise in history, design, and historic preservation.

Torrance’s
Architectural
Design Guidelines
Torrance’s Community
Development Department
offers Architectural Design
Guidelines to assist property
owners in the restoration,
renovation, and preservation
of residential structures with
“special significance to the
heritage of Torrance” (Figure
36).

They describe architectural
styles typically found in
Torrance, including in the
Torrance Tract, and
summarize their typical
characteristics or character-
defining features.

Simple guidelines based on
the SOI Standards for new
construction and remodels are
included, as well as a glossary
of architectural terms.

Torrance’s Architectural
Design Guidelines are
available at the city’s website.

Figure 36: Sample pages from
Torrance’s Architectural Design
Guidelines
53 Adopted November 2018 - 45 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

PROCESS FOR HISTORIC DESIGNATION
Any person, group, or the city may begin the designation process for a Historic Landmark or a Local Historic District. However, the property owner(s) must agree to the designation by signing the application form or petition. As a result, historic designation is usually initiated and driven by the property owner(s). The process generally includes:

1. Submitting a completed application form to the Torrance CDD explaining how the property or area meets one or
more of the designation criteria.

2. CDD staff reviews the application and requests additional information if the application is incomplete.

3. Once the application is deemed complete, a hearing
before the Torrance Historic Preservation Commission
(HPC) is scheduled.

4. At the HPC hearing, the applicant presents the case for why the property or area should be designated, and the
HPC makes its determination to approve, modify, approve with conditions, or deny designation.

The HPC’s decision is final, though an appeals process is available. It should be noted that a temporary hold on issuing building permits for major work may be placed on the nominated property during the designation process. However, minor projects can still be reviewed and approved at the staff level.

The designation process to form a Local Historic District has additional steps, as they involve multiple properties and multiple owners. In addition to how the group of properties meet the designation criteria, the district application also needs to

• Identify the boundaries of the potential district;
• Confirm the integrity threshold of at least 66% of the properties are Contributing Resources;
• Gather supporting signatures from 100% of the owners
within the potential district.

The preliminary hearing is the first of two HPC hearings that are needed during the approval process. The hearing is an
opportunity for owners, residents, and members of the public to voice their support, or opposition, to historic district designation. It is also a chance for HPC to confirm that the district meets the criteria for listing in the Torrance Register, has enough integrity 54 Adopted November 2018 - 46 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan both in the required percentage of Contributing Resources as well as the Contributing Resources themselves having integrity, and to gauge owner support for the district.

If HPC votes that the area qualifies for listing, CDD staff will prepare a ballot to be sent to all owners within the proposed boundaries of the Local Historic District. All owners need to return their written ballots with a yes vote for CDD staff to schedule the second and final HPC hearing.

At the second hearing, HPC will confirm the balloting and make findings to approve, modify, approve with conditions, or deny designation of the Local Historic District. The decision of HPC is final unless appealed to City Council within 15 days of the decision.

55 Adopted November 2018 - 47 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

PROCESS FOR DESIGNATING A HISTORIC LANDMARK
HPC decision may be appealed to
City Council within 15 days of
issuance.

Application is filed with CDD and
reviewed for completeness with:
- How the property meets one or more
designation criteria;
- Photographs or other means of
demonstrating historic integrity;
- Owner’s signature on the application.

HPC makes findings and approves, or
conditionally approves in full or in part,
the property as a Historic Landmark.

HPC denies application and the property
is not a Historic Landmark.

CDD prepares a designation report and
recommendation to HPC. Application is
scheduled for review at next available
HPC meeting. Notice will be publicly
posted.

HPC hears the application at preliminary
hearing. Does HPC find the property
meets at least one of the designation
criteria and has integrity?
A permit hold is in place for major work that
would require Certificate of Appropriateness
or Certificate of Demolition.

Yes
No
Incomplete application is returned for
additional information or revision.
56 Adopted November 2018 - 48 - Torrance Tract
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PROCESS FOR DESIGNATING A HISTORIC DISTRICT
Application is filed with CDD and
reviewed for completeness with:
- Survey map and historic context
- 66% contributing properties within
proposed district (required integrity)
- Petition of interest from 100% of
owners (required support)
HPC makes findings and approves or
conditionally approves in full or in part,
the area as a Historic District
HPC denies application and the
district is not established.

HPC decision may be appealed to
City Council within 15 days of
issuance.

CDD prepares a designation report and
recommendation to HPC. Application is
scheduled for review at next available
HPC meeting. Notice will be publicly
posted.

HPC hears the application at
preliminary hearing. Does HPC find the
potential historic district has merit?
No
A permit hold is placed on properties in the
potential historic district for major work that
would require Certificate of Appropriateness
or Certificate of Demolition.

Once ballot deadline ends and votes are
tallied, second HPC hearing is
scheduled. Notice will be publicly
posted.

Have 100% of owners submitted written
consent?
Yes
No
Yes
CDD mails ballots for owner consent
voting.

Incomplete application is returned for
additional information or revision.
57 Adopted November 2018 - 49 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan WHAT MAKES A PROPERTY HISTORIC?
Not all old buildings can, or should be, listed as Historic Landmarks in the Torrance Register, which is intended to reflect the themes important to the city’s heritage. For a property to be historic, it needs to be significant within a historic context, and have enough physical integrity to convey that significance (Figure 37).

Historic Contexts
Properties are significant within the context of history, but not just general history. Historic contexts outline the history of the physical development of a specific place, during a certain time, and are organized by themes and patterns. According to National Register guidelines, evaluating a property within its historic context involves five steps:

• Identify what the property represents: the theme(s),
geographical limits, and chronological period that provide a perspective from which to evaluate the property’s
significance.
• Determine how the theme of the context is significant in the history of the local area, the state, or the nation. • Determine what the property type is whether it is
important in illustrating the historic context.
• Determine how the property represents the context
through specific his toric associations, architectural or Figure 37: Three aspects that makes
a property historic: significance within
a historic context and with enough
physical integrity to convey that
significance. Source: Page &
Turnbull.

Historic Context
Example
If a commercial property in
Downtown Torrance is being
considered for local listing,
then relevant historic contexts
may involve:

Place: The area planned to
be the business district for
Torrance as the modern
industrial city.

Time: Starting in 1912, with
the first plans indicating
where the business district
would be located, and
extending to when the area
was mostly built.

Theme or pattern: The
development of commercial
uses and as a downtown
within the Torrance Tract.
.

58 Adopted November 2018 - 50 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan engineering values, or information potential (the criteria for evaluation).
• Determine what physical features the property must
possess in order to reflect the significance of the context (integrity).20

More than one historic context may be relevant, depending on the property being considered and the reasons it may be important .

Contexts may involve a specific event, pattern of development in a certain place during a specif ic time, life of a significant person, career of a noted architect or builder, an architectural style or type of construction, among others.

Meeting the Criteria
With an understanding of the relevant historic context (s), the property can then be assessed to determine if it demonstrates its importance to history under one or more of the seven significance criteria for listing in the Torrance Register. The property does not need to meet all the criteria, only one.

Criterion 1 (Events)
Criterion 1 for Torrance Historic Landmark designation is:
[The property] is associated with events that have made a significant contribution to the broad patterns of local, regional, state, or national history, or the cultural heritage of the City, California, or the United States.21
Properties may be significant for an association with one important event, or with a pattern of events. However, mere association with a significant event or pattern of history is not sufficient. 22 The association must be considered important.

Criterion 2 (Persons)
Criterion 2 for Torrance Historic Landmark designation is:
[The property] is associated with an important person or persons who made a significant contribution to the history,

20 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington, DC: National Park Service, 1997), 7-

8. 21 Torrance Municipal Code, Article 50 – Historic Preservation Ordinance, Section

91.50.050 Historic Landmark Designation Criteria. All criteria in this section are quoted from this source.
22 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 12.

Meeting Criteria 1
(Events) Example
Continuing the example of
nominating a commercial
property in Downtown
Torrance for local
designation, A specific
property may meet Criterion 1
(Events) if it was a significant
building or business in the
development of Downtown
Torrance, as an example of a
changing approach to
commercial industry in the
Torrance Tract or even
beyond it, or as the location
of a significant event.

That is, it would need to show
that the property is important
to the area’s commercial
history or closely associated
with a particular pattern of
commerce unique to or
expressive of Torrance.

If the association is with a
specific business housed at
the property, the business
should not only be long-
lasting at the location, but
also be important to local,
state, or national history.

Some examples may include,
but are not limited to, the
business being connected to
certain cultural practices or
traditions, serving as a
gathering place for social or
political movements,
providing a unique or critical
service, being innovative in its
business practices, etc.
59 Adopted November 2018 - 51 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan development, and/or culture of the City, region, State, or nation.

However, the individual must have made a specific contribution that is deemed significant when compared to others who were active, successful, or influential in the same field. In addition, the property would then need to be related to the productive life of the individual as it relates to their significance and/or commercial endeavors in Torrance. Alternatively, the property could also meet this criterion as the best representative property associated with the person.

Criterion 3 (Architecture & Design)
Criterion 3 for Torrance Historic Landmark designation is:
[The property] embodies the distinctive characteristics of a type, period, style, or method of construction.

A property may be significant as an excellent, unusual, or rare example of a building or property type, an architectural period or style, or as a method of construction. Properties that represent the application of an unusual local approach to design or construction, even if they do not represent typical architectural styles, may be significant for their rarity.

The property does not need to be an exceptional architectural design, nor is a typical or minimum reflection of a type, period, style, or method be sufficient. Instead, the property should have the “distinctive characteristics” that reflects:
• The pattern of features common to that particular type, period, style, or method;
• Individuality or variation of features that occurs with that type, period, style, or method;
• An evolution of that type, period, style, or method; or • The transition between types, periods, styles, or
methods.23

23 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 18.

Meeting Criteria 2
(Persons) Example
With the Downtown Torrance
example, commercial
properties associated with a
significant community leader,
booster, business owner, or
industrialist who was integral
to the commercial/industrial
development of Torrance may
meet this criterion.
60 Adopted November 2018 - 52 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Criterion 4 (Work of A Master)
Criterion 4 for Torrance Historic Landmark designation is:
[The property] is representative of the work of a master.

A property may also be significant as the work of a master or distinguished architect, designer, builder, or craftsperson . The person is recognized in their field or is lesser known but their work is distinguishable from others by its characteristics, workmanship, and/or quality. Not all works by a prominent architect, designer, builder, or craftsperson meet this criterion simply by virtue of being their work. The property must reflect a specific period in the person’s career, an aspect of their work, or a specific idea or theme in their craft.24
Criterion 5 (Artistic Value)
Criterion 5 for Torrance Historic Landmark designation is:
[The property] possesses high artistic or aesthetic values.

As outlined by the National Park Service:

24 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 20.
25 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 20.
61 Adopted November 2018 - 53 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan The most common type of property designated under this criterion is archaeological sites. Buildings, objects, and structures can meet this criterion if they meet two requirements:
• The property has information to contribute to our
understanding of human history or prehistory, and
• The information must be considered important.

For more details about how this criterion can be met, please refer to the Criterion D: Information Potential under the How to Identify the Type of Significance of a Property section in the National Park Service’s National Register Bulletin 15: How to Apply the National Register for Evaluation.26
Criterion 7 (Last, Best Example)
Criterion 7 for Torrance Historic Landmark designation is:
[The property] is among the last, best remaining examples of an architectural or historical type or specimen.

To meet this criterion, the architectural or historical type or specimen should be defined clearly. It may be an architectural type, like those discussed under Criterion 3 (Architecture/Design), or a historical specimen that is now rare. The property must be shown to be the last and best remaining example.

Integrity Thresholds
Once the property’s significance has been established, the third aspect of what makes it eligible is its physical integrity. Integrity is the ability of a property to convey its historic significance through its physical features and overall character. Evaluation of integrity can be subjective but is grounded in “an understanding of the property’s physical features and how they relate to its significance.”27

The seven aspects to consider for integrity , as defined in Torrance’s historic preservation ordinance, are as follows:

26 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 21-24.
27 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 44.
62 Adopted November 2018 - 54 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Location is the place where the historic property was constructed or the place where the historic event occurred;

Design is the combination of elements that create the form, plan, space, structure, and style of the property;

Setting addresses the physical environment of the historic property inclusive of the landscape and spatial relationships of the building(s);

Materials refer to the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form the historic property;

Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory;

Feeling is the property’s expression of the aesthetic or historic sense of a particular period of time; and

Association is the direct link between an important historic event or person and the historic property.

Not every aspect of integrity must be present for a property to be eligible; rather, it should retain those aspects most relevant to its significance. The degree of integrity required may vary depending on the criteria under which the property is found significant.

Criterion 1 (Events) and Criterion 2 (Persons)
Properties that are significant under Criterion 1 (Events) or Criterion 2 (Persons) should retain the essential physical features from the period of its association with the important event, historical pattern, or person(s). That typically means they retain integrity of location, feeling and association, as well as sufficient integrity of design, materials, and/or workmanship to be recognizable from the period of significance.

Some flexibility for the integrity of materials and/or workmanship may be possible if the property is a particularly rare, early, or unusual example, so long as the essential form, scale, and massing of the building or structure remains. A rule of thumb test is whether someone living in the period of significance would recognize the property if they were to see it at the time of evaluation.
63 Adopted November 2018 - 55 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Criterion 3 (Architecture & Design), Criterion 4 (Work of Master), Criterion 5 (Artistic Value)

Integrity of design, materials, and workmanship are most relevant for properties that are significan t for their Architecture & Design under Criterion 3, as the work of a distinguished architect designer, or builder under Criterion 4, or for possessing high artistic or aesthetic merit under Criterion 5. Integrity of feeling is also important, while integrity of location, setting, and association may not be as critical.

The property should retain the distinctive character -defining features of the style, type, or method of construction (Criterion 3) or the features that make it the representative work of the master (Criterion 4) or for it to have high artistic merit (Criterion 5). Some loss of features is acceptable, so long as it still retains the majority of features that illustrate its significance. Larger -scale features, such as massing, roof forms, spatial relationships, proportion, pattern of windows and doors (fenestration), exterior materials and ornamentation are generally important to remain.28

However, if the property only retains a handful of the physical features, or only retains its massing, proportions, and pattern of windows and doors without the materials and ornamentation that connects it to a style or period, then it may have been too altered to retain its integrity of design, materials, and/or workmanship.

Rear or side alterations or additions may be acceptable, if they do not alter the original design so much that it no longer represents the reasons for which the property is significant. However, highly visible vertical or front additions or additions that substantially transform the original form, massing, and/or roofline are likely to result in a loss of integrity.

Smaller-scale changes may be acceptable, especially if they are in kind—that is, they match the original in design, texture, color, material, etc. Common changes, such as roofing, window, or storefront materials, may not result in the loss of design or material integrity, if the massing, form, and majority of exterior materials remain. However, the l oss of unique architectural features, such as a bell tower or historic signage, may result in a significant

28 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 46.
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Amended Public Review Draft, March 2026 Historic Preservation Plan change to the property’s design and character that result in a loss of integrity.

Alternatively, a property may be in good condition but has lost its historic integrity because the character -defining features from its period of significance —those physical features that connected it to the reason for its historic or architectural significance —have been removed or replaced.

65 Adopted November 2018 - 57 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan WHAT MAKES A GOOD HISTORIC DISTRICT?
A Local Historic District is a grouping or concentration of buildings, structures, sites, objects, landscapes, natural features, street patterns, or other resources that have a special historic, cultural, architectural, community, or aesthetic value. It is different from other parts of a city typically because of three things:

Significance
A Local Historic District has historic or architectural significance meaning it reflects an important part of history, such as an association with an important event, trend, or person, or embodies the distinctive characteristics of a type, period, or style, or is the work of an architect. A district can also reflect a significant period in Torrance’s growth, in how the city was planned or shaped, or as an example of city or community planning. A district typically has a specific period of significance , which is time frame in which most of the district was constructed or the important association occurred. The period of significance can be one year or a range of years.

Cohesive Character
A Local H istoric District usually has a unified architectural character as seen through those character -defining physical features, including the design of its buildings (by types, scale, styles, etc.), the setting created by street patterns (straight, curving, cul-de-sacs, alleys, etc.), topography (flat, hillside, etc.), and landscaping (parkways, street trees, etc.), or by other physical characteristics (Figure 39). These features are known as Contributing Resources , which are elements that collectively contribute to a district’s historic importance and special character and were built during its period of significance. Local Historic Districts usually also have some Non-Contributing Resources, those that may not have been built during the district’s period of significance, or have been so altered that they no longer contribute to the district’s character. Since Altered Contributors are not a feature of Local Historic Districts, they are generally considered Contributing Resources, unless they have lost integrity and also no longer contribute to the district’s character.

To be a good candidate for designation , the area or grouping typically has more Contributing Resources than Non-Contributing so it can strongly convey the cohesive character that makes it different from non -historic areas. The exception is for Thematic 66 Adopted November 2018 - 58 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan Districts, which are properties related to each by a theme, such as by architectural style, type of construction, work of a specific architect, or in other ways unified aesthetically or historically, but are not geographically adjacent to each other in a grouping.

It should be noted that Contributing Resources can also be listed as Historic Landmarks, if they individually meet the criteria for listing. Some Non -Contributing Resources may also be listed individually as Historic Landmarks, if their importance or period of significance is different from the Local Historic District’s.

Support
The most successful Local Historic Districts are those that choose to become one, rather than have it imposed on them. In Torrance, all owners in a nominated area must be in support to establish a Local Historic District. This is a high bar and will need active effort Figure 38: Two examples of streets
in the Torrance Tract that have a
consistent, cohesive character, as
seen in the building scale, shapes,
styles, and setbacks from the street.

67 Adopted November 2018 - 59 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan from property owners interested in becoming a Local H istoric District to discuss with and educate other owners. Some may feel their rights as owners are limited by the required project review, even though the Torrance Tract Overlay Zone already requires review for many properties. The preservation review that comes with district designation assures owners that the neighborhood they bought into will not change so drastically from what attracted them to it in the first place. It is this certainty that has brought stability to other historic districts and often led to higher property values as owners feel comfortable investing in improvements.

CONCENTRATIONS OF CONTRIBUTING

RESOURCES FOR POTENTIAL HISTORIC

DISTRICTS
Some select areas within the Torrance Tract may be better suited to be Local Historic Districts than others. Areas with fewer changes or new buildings, and that are more unified with similar building types from a defined period, would be good candidates to consider for designation. The 2014 Olmsted Tract Survey helped to identify where some of those residential concentrations are located (Figure 41). The business district that is Downtown Torrance does not appear to have a high enough concentration of intact buildings to be a good candidate. Additional research may find that more districts with different periods of significance are appropriate for certain areas.

Within these concentration areas, smaller, discreet districts may be formed ( Figure 42). There are no specific size requirements for Local H istoric Districts—large or small —but some things to consider include:

• Consistency in:
o Size and scale of the buildings;
o Setbacks from the street and between the
buildings;
o Location (or lack) of curb cuts and driveways;
o Landscaping like street tree patterns.
• Consistency of architectural style is not required. Adjacent buildings (or Contributing Resources) of different styles can still be good candidates for Local Historic Districts if they are tied together by several of the above
neighborhood features (Figure 39).
• Where these physical features change can signal a
possible boundary line.
68 Adopted November 2018 - 60 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan o Physical barriers that prevent areas from relating
to each other, such as railroad tracks or major
streets, etc. are good boundary lines.
o Look at both sides of the street when drawing
potential boundaries.
• In cases where the streetscapes have not changed
significantly, yet the buildings have been altered with replacement windows and doors, consider whether the
original scale, massing, exterior siding or cladding, and other distinct architectural features are still present. • Large districts may have a difficult time meeting the integrity requirement of at least 66% or more Contributing Resources within their boundaries, plus the 100% owner
support requirement. Smaller districts that exclude Non - Contributing Resources at the edges usually have a
stronger sense of historic character.
• Most Local H istoric Districts will have some Non -
Contributing Resources; they just should not make up
more than a third or 33% of the properties within the
district’s boundaries (Figure 41 and Figure 42).
• Districts that have fewer than ten Contributing Resources may be appropriate when not enough intact resources are in an area or if owner support is an issue.

Figure 39: An area with different
styles of houses but other unifying
features, such as consistent setbacks
and scale of the buildings, could still
be a historic district.

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Amended Public Review Draft, March 2026 Historic Preservation Plan

Figure 40: High concentrations of historic resources from 2014 Olmsted Tract Survey are within the grey lines. 70 Adopted November 2018 - 62 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

Figure 41: Smaller groupings of historic resources from 2014 Olmsted Tract Survey are within the dotted lines.

The blue dots mark the last remaining worker housing designed by Irving Gill. 71 Adopted November 2018 - 63 - Torrance Tract
Amended Public Review Draft, March 2026 Historic Preservation Plan

THEMATIC HISTORIC DISTRICTS
Usually, a historic district in a neighborhood is a geographic concentration of buildings or features that are linked historically or visually in a specific area. Geographic Local Historic Districts will have Contributing and Non -Contributing Resources within a physical boundary, but the number of Contributing Resource s should outweigh the number of Non-Contributing Resources.

The Torrance Register also offers an option to designate Thematic Historic Districts. A Thematic Historic District is a collection of buildings or features related by architectural, historic, or cultural themes but not in the same geographic area. For exam ple, the buildings designed by Irving Gill remaining in Torrance may be part of a thematic district; any house that was designed by Gill and has enough integrity could be designated as part of that thematic district, even if the houses are not adjacent to each other. In thematic districts, all of the properties would be Contributing Resources and all would need owner consent to be included.

Figure 42: Examples of buildings designated under West Hollywood’s thematic Courtyard Historic District.

Case Study: West
Hollywood’s Courtyard
Historic District
The City of West Hollywood
designated a thematic district of 12
courtyard apartment buildings in
1992. Found throughout the city,
these buildings were constructed
in the 1920s to take advantage of
California’s mild climate by
extending interior spaces to the
outdoor. They are defined by a
courtyard surrounded by apartment
units that had direct access to the
shared open space (Figure 42).
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5. PROJECT REVIEWS IN THE TORRANCE TRACT

RESIDENTIAL CONTRIBUTORS AND ALTERED

CONTRIBUTORS
To manage change under the Torrance Tract Overlay Zone, any development on a residentially zoned lot with a Contributor or Altered-Contributor is subject to review.

The Planning Commission reviews construction, remodeling, and enlargement of a building or structure on these lots. The commission will only approve projects if they can find that the location and size of the building, structure or the remodeled or enlarged portions of the building or structure, or the arrangement of off-street parking spaces have been planned and designed in a manner that:

• Tends to preserve the neighborhood characteristics;
• Done in such a way as to minimize the need for a curb - cut for driveway purposes;
• Provides the required off -street parking spaces for each dwelling unit and any required guest parking;
• Ensures the use intensity is compatible with other
properties in the vicinity;
• Provides suitable open space, in size and configuration; • Is not materially detrimental to the public welfare or other properties in the vicinity, if the floor area to lot area (F.A.R) of the proposed construction or remodeling exceeds 0.5
to 1 (using outside building dimensions);
• Provides sufficient storage space for personal effects so that the occupants will be encouraged to use the garage spaces.

Planning Commission decisions can be appealed to City Council.

Certain types of projects are not required to go before the Planning Commission. However, they are subject to review and approval by the CDD staff to confirm they meet the requirements.

These projects include:

• Construction or remodel of dwelling units (that is,
residential units) that meet the following requirements:
o No demolition of the Contributor or Altered -
Contributor, in whole or in part, is proposed;
Projects Exempt
from Review
Some projects do not require
historic project review, such
as:
• Ordinary maintenance
and repair work.
• Interior work (unless it
affects the exterior, like
windows).
• Plantings that are not
character defining.
• Stabilizing emergency or
hazardous conditions.
• Work that does not
require a permit.

Generally, projects that are
visible from the public right-
of-way (i.e., from the streets
and sidewalks) and can
potentially change the
character of a historic building
will be subject to review.
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Amended Public Review Draft, March 2026 Historic Preservation Plan o No alteration to the exterior façade of the
Contributor or Altered-Contributor is proposed;
o The completed dwellings (new, remodeled, or
enlarged) do not exceed a n F.A.R of 0.5 to 1,
using outside building dimensions and including
the area of garages, attached or detached;
o No curb cut for driveways is proposed on the
street.
• The following m inor construction, remodeling, and
repairs:
o Emergency repairs.
o Reroofing with historically accurate materials.
o Historically accurate window replacements.
o Routine property maintenance.
o Fences and walls.
o A detached, noncontributing accessory structure.

DESIGNATED HISTORIC LANDMARKS AND

HISTORIC DISTRICTS
Once a property becomes a designated Historic Landmark or an area becomes a designated Local Historic District, the city and owners work together to maintain the character of the landmark or district. One way to do this is through a project review process for exterior changes.

Project review is needed when a building permit is required AND:
• There is a ny work affecting the exterior of a Historic Landmark or Contributing Resource, such as alterations, additions, rehabilitation, restoration, or partial demolition. • The project proposes full demolition or relocation of a Historic Landmark or Contributing Resource.
• The project includes e xterior work to Non-Contributing Resources in a Local Historic District that will be visible from the public right-of-way.
• The project includes new construction within a Local Historic District.

Torrance has established different review processes for different kinds of projects that affect properties in the Torrance Register.

From the simplest to the most complex, they are:
• Minor Project Review: Projects that are minor and do not significantly change the historic character of the Historic Landmark or Contributing Resource can be reviewed and
approved by CDD staff under the Minor Project Review.
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• Certificate of Appropriateness: All other projects for restoration, rehabilitation, additions, and partial
demolition that are not considered a Minor Project are
reviewed by the Historic Preservation Commission
(HPC). HPC will issue a Certificate of Appropriateness if they find that the project will not adversely affect the historic character of the Historic Landmark or Local
Historic District and will be compatible.

• Certificate of Demolition: Projects that include a full demolition of a Historic Landmark or Contributing
Resource are reviewed by HPC for a Certificate of
Demolition. A Certificate of Economic Hardship may also be required, as well as the preparation of environmental review documents in accordance with the California
Environmental Quality Act (CEQA).

Case Study: Preservation Approach to Wood Windows
Wood windows are one of the main character -defining features of early -twentieth-century houses.

They were often made of old -growth wood with simple to elaborate profiles and sometimes highly decorative surrounds or details. They are one of the tangible architectural elements that help to date a building to a certain period. Losing or iginal wood windows can drastically change a building’s appearance and feeling.

The best preservation approach is to retain and repair the wood windows. Common problems can usually be repaired: Double-hung windows that no longer stay open can have their balancing weights re-roped; specific pieces that have dry rot can be replaced; drafty windows can be weather-stripped and the panes re-puttied. In major rehabilitations, windows can be removed and reconditioned to last another 50 to 80 years (with proper maintenance).

If windows have deteriorated to the point that replacement is needed, the first option should be to replace them in kind, meaning in the same wood material and with the same pattern, configuration, operation, and details. If the same material is not possible, then another compatible material can be considered, but only after the above repair and in-kind replacement options have been explored.

Although replacing wood windows seems like an easy way to update a house and be energy conscious, the preservation approach—repair first and replace only if needed—can cost less, provide greater lasting value, be less disruptive, reduce waste, and retain t he house’s historic character for the next generation to enjoy.
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Minor Project Review allows the city to review and approve the most common, minor exterior work that does not change the building’s appearance. This may include in-kind roof replacement, repair of exterior siding, and window repair or in-kind replacement if repair is no longer possible. It also includes small additions that are not visible from the public right-of-way (streets and sidewalks).

Exterior work on Non -Contributing Resources that will be visible from the street are usually reviewed as Minor Projects, if the work is not out of character with the Local Historic District.

Examples of Minor Projects
• Repair of character-defining features that does not involve a change of design, appearance, or visibility of the
feature.
• Replacement of character -defining features too
deteriorated to repair. Replacement in the historic
material and matching the original details (in kind) is preferred. Compatible substitute materials that maintain the historic character in terms of pattern, texture, and detailing may be considered on a case-by-case basis.
• Repair or replacement of roof covering materials, gutters, and downspouts, provided that the replacement is in kind or maintains the architectural character of the historic resource in terms of pattern, texture, and coloration.
• Maintenance, repair, or like-for-like replacement at commercial windows.
• Foundation work with no change in appearance.
• Chimney repair and retrofit with no change in appearance. • Installation of fabric awnings o ver doors or windows at commercial properties that may be removed in the future. • Installation of roof equipment screening or trash
enclosures that are not highly visible from the public
sidewalk.
• Construction, demolition, or alteration of side, rear , and front yard fences.
• Alterations or removal of landscape features such as
walkways, planter walls, paved areas, and fountains not identified as character-defining features.
• Restoration and in-kind replacement of historically faithful features that were previously removed , with sufficient visual or physical evidence of the historic feature.

Character-Defining
Features
Character-defining features
are the essential physical
features that enable a historic
property to convey its
significance. They are usually
those elements or
architectural components that
establish the visual character
of the property. They should
be preserved.

Typical character-defining
features include:
• Building shape and form
• Orientation
• Number of stories or
height characteristic
• Floor plan or
configuration
• Roof forms and materials
• Relationship to street and
surrounding buildings
• Exterior cladding or finish
• Fenestration (window and
door) pattern
• Distinct architectural
features, such as
chimneys, porches,
balconies, etc.
• Decorative details, like
brackets, railings, arches,
window/door surrounds,
etc.
• Landscape features and
support structures/
ancillary buildings

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Amended Public Review Draft, March 2026 Historic Preservation Plan • Additions and accessory buildings that are one -story, at the ground floor, not visible from the street, and do not increase the building’s floor area by more than 25%.
• Accessory dwelling units , as per To rrance’s accessory dwelling units ordinance.
• Other minor rehabilitation work as determined by the
Director of CDD.
• For Non -Contributing Resources, partial demolitions, additional stories, and additions that increase the
building’s floor area by more than 25%.

Minor Project Review Process and Findings
CDD staff uses the Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards) in Minor Project reviews. HPC may also adopt other design guidance for use by CDD staff in reviewing and approving Minor Projects.

If the staff finds the project complies with the SOI Standards or the adopted guidelines and does not change the historic character of the building, then the project can receive approvals from a historic preservation standpoint. The staff could also approve in part, in full, or with conditions and modifications. Project applicants can revise and resubmit projects based on comments from staff.

Once finalized, CDD staff will notify HPC about Minor Project review decisions, which are appealable to HPC within 15 days of the decision.

If CDD staff finds a project does not meet the SOI Standards or would like input from HPC, the project can be referred to HPC for a public hearing.

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MINOR PROJECT REVIEW PROCESS

Application is filed with CDD and
reviewed for completeness.

Does proposed project qualify as a
Minor Project?
Yes
CDD staff takes action to approve or
conditionally approve in full or in part
Application shall go to HPC for a
Certificate of Appropriateness review.

CDD decision may be appealed to HPC
within 15 days of issuance.

No
Is proposed work consistent with SOI
Standards and/or adopted review
guidelines?
Yes
Incomplete application is returned for
additional information or revision.

Applicant can revise application based
on review comments.
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Certificate of Appropriateness (C of A)
For larger projects that do not meet the definition of a Minor Project, a Certificate of Appropriateness (C of A) will be needed.

This usually is for major work that affects the exterior of Historic Landmarks and Contributi ng Resources, such as alterations , rehabilitations, larger and/or visible additions, partial demolitions, reconstruction, and relocation. Work on Non -Contributing Resources that are highly visible or have the potential to affect the Local Historic District’s character may also undergo a C of A review, as will n ew construction within a Local Historic District, including those replacing Non-Contributing Resources and second units or accessory buildings in some cases.

Examples of Projects Requiring a Certificate of
Appropriateness
Common types of projects that will require a C of A include, but are not limited to:
• Changing the roof line or historic roof cladding material to a different material.
• Changing the exterior cladding material to a different material, including painting previously unpainted brick or concrete.
• Replacing historic windows or storefronts with ones that are not the same in size, configuration, material,
proportions, etc.
• Removing or demolishing character-defining features,
such as chimneys, porches, towers, etc.
• Adding, removing, or relocating window or door openings on the front or street-facing façades.
• Installing features on the roof that are visible from the public right -of-way (mechanical equipment, skylights,
antennas, signage, etc.).
• Additions that add more than 25% of the existing floor area.
• Additions that are visible from the public right-of-way. • Additions that add height or stories.
• Demolishing historic garage or accessory structure s that are character-defining.
• Second units.
• Other exterior work that can change the building’s
character.

Tips for Submitting
Projects for Review
• Meet with CDD early to
discuss your plans; they
can provide some general
comments and guidance on
what type of review is most
appropriate.

• Review the SOI Standards
and Guidelines for
Rehabilitation online to
understand what
approaches are or are not
SOI Standards-compliant.

• Minor project review is
usually the fastest route to
getting a project approved,
but some back and forth
may be needed before a
SOI Standards-compliant
project is accepted.

• Include photographs of the
current building and where
work is proposed, along
with the architectural plans.

Views from the sidewalk or
across the street are helpful
too.

• Consider engaging a
historic preservation
professional to assist with
your project. Historic
architects and those with
experience using the SOI
Standards can design
projects with a preservation
mindset and avoid
surprises later on.

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Certificate of Appropriateness Process and Findings
If CDD staff determines that a proposed project does not meet the definition of a Minor Project, the staff will schedule the application for review at an HPC hearing. HPC will review the project, taking into consideration several factors. Mainly, they are looking to see how the proposed project will adversely affect the Historic Landmark, Contributing Resource, and/or Local Historic District.

They are also considering if the changes proposed are
appropriate for the historic materials and character of the building and district.

HPC will use the SOI Standards or other adopted guidelines to guide their review. They can also refer to available design and technical recommendations from the National Park Service, such as the SOI Guidelines for the Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings , Preservation Briefs, Guidelines for the Treatment of Cultural Landscapes, etc.

See the appendix for a partial list of preservation resources.

To approve a project and issue a C of A, HPC must find that the project meets the adopted review standards, or the SOI Standards if no other standards have been adopted. HPC can approve in full, in part, or with conditions and modifications. If the project does not strictly comply with the SOI Standards, but still protects and preserves the historic character of the Historic Landmark or Local Historic District, then HPC can issue the C of A. For projects related to Non-Contributing Resources, HPC should find that the requirements for review have been met.

Decisions by HPC are final, but they can be appealed to the City Council within 15 days of the decision.

SOI Guidelines
The Secretary of the Interior’s
Guidelines for the Treatment
of Historic Properties (SOI
Guidelines) offer general
design and technical
recommendations for
applying the SOI Standards
to a specific historic property.

Together, they offer flexibility
to update buildings and make
reasonable changes while
respecting the historic design,
materials, feeling, and
character of the building.

The SOI Guidelines outline a
general hierarchical process
for preservation projects:

1. Identify, retain, and
preserve character-
defining features and
significant spaces;

2. Protect and maintain as
much as possible;

3. Repair when needed in
ways that are appropriate
and sensitive to the
historic materials;

4. Only when repair is not
possible then consider
replacing in kind, i.e.,
matching in configuration
design, materials, details,
finish, etc. Compatible
substitute materials may
be considered at times.

The SOI Guidelines also
provide specific do’s and
don’ts for certain materials
and features.
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CERTIFICATE OF APPROPRIATENESS REVIEW PROCESS

Application is filed with CDD and
reviewed for completeness.

Does proposed project qualify as a
Minor Project?
Application shall go to HPC for a
Certificate of Appropriateness review.

No
HPC reviews using SOI Standards
and/or adopted review guidelines and
takes action to approve, conditionally
approve, or deny the application.

Approve
Certificate of Appropriateness is issued.

Deny
Certificate of Appropriateness is not
issued
HPC decision may be appealed to City
Council within 15 days of issuance.

Application is scheduled for review at
next available HPC meeting. Notice will
be publicly posted.

Application can be reviewed as a
Minor Project.

Yes
Incomplete application is returned for
additional information or revision.
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Once designated, the demolition of a Historic Landmark or Contributing Resource in a Local Historic District should be a rare event. A full or substantial demolition of a designated Historic Landmark is a permanent loss that cannot be reversed or lessened by photographs or other documentation. Generally, the demolition of a Contributing Resource does not automatically result in the permanent loss of the Local Historic District, but there are some instances where that may occur, especially if there are only a few Contributing Resources in the district.

Demolition of a historic resource is strongly discouraged, but there may be certain situations in which the option of demolition must be explored. A Certificate of Demolition (C of D) will be needed for full demolitions.

Certificate of Demolition Process and Findings
If CDD staff determines a n application will require a C of D, the staff will inform the owners and request additional items, including:
• An initial study under the California Environmental Quality Act (CEQA);
• An application for a Certificate of Economic Hardship; and • An application for a Certificate of Appropriateness for the replacement project, if in a Local Historic District.

CEQA is a state environmental law that considers the loss of a historic resource to be an impact on the environment. The initial study for CEQA review is to understand whether the demolition will potentially have a significant adverse effect on a historic resource. If so, an Environmental Impact Report (EIR) to explore preservation alternatives may be required.

The Certificate of Economic Hardship is to consider whether denying the C of D would create an undue economic hardship on the owner. To understand that, financial and technical information related to repair, rehabilitation, relocation, and other alternatives to demolition may be requested.

In the case of a Contributing Resource in a Local Historic District, HPC will also review the proposed replacement and consider its compatibility with the district. Replacement projects for Historic Landmarks are not subject to project review by HPC, but HPC may consider the merits of the replacement project in hearing the C of D application.

Demolition: Full vs.

Partial
The Torrance Historic
Preservation Ordinance
defines demolitions as full or
partial:

Full Demolition: Demolition
that involves 50% or more of
the exterior walls area or
building floor area.

Partial Demolition: Demolition
that involves less than 50% of
the exterior wall area and
building floor area of the
primary building, and
demolition of other features
on the property.

Demolition of garages or
accessory structures would
be reviewed as partial
demolition.

Full demolitions of Historic
Landmarks and Contributing
Resources will require a
Certificate of Demolition. Full
demolition of a Non-
Contributing Resource does
not require historic review,
but the replacement project
will require a C of A.

Partial demolitions of
Landmarks and Contributing
Resources will require a C of
A.
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At the hearing, HPC will review the project, taking into consideration several factors including, but not limited to • The importance of the Historic Landmark or Contributing Resource to the City of Torrance.
• Its historic, architectural, or cultural significance. • Reasons for the demolition.
• Feasibility to repair or adaptively reuse the building. • Economic hardship.
• Merits of the replacement project (in a Local Historic District).
• Options to mitigate the loss.

HPC also hear s the C of A for a replacement project (as a new construction project) at the same time as the C of D in the cases involving Contributing Resources.

To approve the C of D, HPC must:
• Approve the Certificate of Economic Hardship finding that denial of the C of D will deprive the owner of substantially all reasonable use of the property;
• Make at least two (2) of the following findings:
o The deterioration that is the basis for the
demolition is not the result of the owner’s failure
to maintain the property.
o There is a compelling public interest that justifies
demolition.
o All reasonable efforts to restore, rehabilitate, or
relocate the building have been exhausted.
o Renovation would require such extensive
alterations that would render the building no
longer historic.
o Demolishing the Contributing Resource will not
detrimentally change, destroy, or adversely affect
the historic character or value of the Local
Historic District.

Decisions by HPC are final, but they can be appealed to the City Council within 15 days of the decision.
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CERTIFICATE OF DEMOLITION PROCESS

FOR HISTORIC LANDMARKS & CONTRIBUTING RESOURCES IN LOCAL HISTORIC DISTRICTS Yes
Certificate of Demolition is issued.

No
HPC denies Certificate of Demolition.

HPC decision may be appealed to
City Council within 15 days of
issuance.

Once all received and deemed
complete, application is scheduled
for review at next available HPC
meeting. Notice will be publicly
posted.

Applicant will be requested to provide:
- An initial study in accordance with CEQA
- An application for Certificate of Economic Hardship
- An application for Certificate of Appropriateness for a replacement project, if in Historic District
Does denial of C of D substantially
deprive owner of all reasonable use?
Yes
Can HPC make at least two of the
required findings?
Yes
HPC makes findings to approve
Certificate of Economic Hardship
Yes
Has HPC approved a C of A for a
replacement project, if in a Historic
District?
No
Application is filed with CDD and
reviewed for completeness.

Is a Certificate of Demolition (C of D)
required?
Incomplete application is returned for
additional information or revision.
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As with the Certificate of Demolition, HPC may issue a Certificate of Economic Hardship if denial of the C of A creates an undue economic hardship on the owner. Economic hardship is not merely that the preservation requirements will cost more, or that the property’s highest value use is not available. Evidence must be provided to the satisfaction of HPC that there would be a substantial burden on the owner . This can be because a reasonable rate of return cannot be achieved for an income - producing property, that the work is not economically reasonable, practical, or viable, or that a legal “taking” would occur.

HPC may request cost estimates, technical reports, financial data, and other information to make their decision.

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6. DESIGN CONSIDERATIONS FOR PROJECTS
In reviewing projects involving historic resources, CDD staff and the Historic Preservation Commission should first consider the status of the property in question . The following are some suggested approaches, based on the S OI Standards for
Rehabilitation (see sidebar).

INDIVIDUAL AND CONTRIBUTING RESOURCES
For individually listed historic resources, and those that a re contributing to a Local H istoric District, the focus of the project review is on managing change so that the property continues to convey its historic character. Typically, that means retaining the existing character-defining features while allowing for respectful changes.

Original and/or character-defining features should be retained as much as possible (Standard s 2, 5, and 9). Where the original and/or character -defining features are deteriorated, the first approach should be to repair the feature. If the feature or material is too deteriorated to repair, then the next approach is to replace in kind, meaning to match the existing or original in design, color, texture, and where possible, material (Standard 6). If a ma terial different than the original is proposed for a char acter-defining feature, then it is important to match the other aspects of that feature—design, proportions, details, etc., as well as color and texture—to retain the feature as character -defining despite the change in material. If the feature cannot be replaced in kind to match the original, then the approach would be to undertake a compatible alteration (Standard 9).

Restoring missing original features, or returning the property to an earlier period of its history, particularly for properties that have had other alterations , can be encouraged as well . However, the restoration should be based on physical or documented evidence for the property (Standard 6) and not based on conjuncture or features from another property (Standard 3).

Areas of a building that have been previously altered can continue to be altered . One option is to consider restoring to the original appearance and materials, as discussed elsewhere. If restoring to the original appearance and materials is not feasible or desired, then the alteration should be compatible and not erode the property’s historic character.

SOI Standards for
Rehabilitation and
Project Reviews
Standard 1 (Appropriate Use)
and Standard 2 (Preserve
Historic Character) are
generally about the overall
project as it affects the
property as a whole.

Standard 3 (No False
Historicism) and Standard 4
(Recognize Change over
Time) are about respecting
the unique history of the
property.

Standard 5 (Preserve
Materials and Features),
Standard 6 (Repair Rather
than Replace), and Standard
7 (Gentlest Means Possible)
are about work on the historic
resource itself and how
specific aspects of the project
will treat its character-defining
features.

Standard 8 is about
archeological resources and
may not be relevant to all
projects.

Standard 9 (Compatible
Alterations and New
Construction) and Standard
10 (Reversibility) are used to
assess exterior alterations,
additions, and related new
construction, and how they
affect the historic resource.

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Compatibility for exterior alterations, additions, and related new construction is generally considered first in terms of the size, scale, proportion, and massing (Standard 9). Then, the details of design, materials, ornamentation, textures, and colors are considered. Successful additions and new construction take their cues on these aspects from the historic resource without competing with or overshadowing it.

Another key aspect of compatibility is differentiating the new work from the original. This can b e done in various ways ranging from visible contrast to more subtle adjustments that are still clearly understood as new interventions upon careful review.

Reversibility in Standard 10 is the idea that if the new addition or adjacent or related new construction is removed, the essential form and integrity of the historic property and its environment will remain. Projects where most of the historic building is proposed to be demolished would not be reversible . If the project removes a section of one façade to allow for a connector to an addition, that may be considered reversible, because if that addition is removed, the historic building still remains to convey its significance.

Projects Involving Partial Demolition
When considering projects that involve partial demolition, HPC may look at whether character-defining features will be affected or removed. This may include garages, accessory structures, and landscape features as well as the building’s features. The visibility of the change from the street and the effect of the entire proposed project, partial demolitions, and any new construction or additions, will also be factors to consider. If located within a Local Historic District, t he effect of the project to th at district will also be reviewed.

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NON-CONTRIBUTING RESOURCES AND NEW

CONSTRUCTION
For Non-Contributing Resources in a Local Historic District, the project review is not about retaining character -defining features, as presumably, the Non-Contributing Resource would not have historic features. Instead, the review is focused on ensuring that the project does not cause the Non-Contributing Resource to be less compatible with its surrounding area to avoid eroding the overall historic character.

In addition, n ew buildings will be constructed in Local H istoric Districts from time to time. They may be built on vacant lots or replace a Non-Contributor Resource. They may also be a second unit that is allowed by zoning on the lot, or in very rare situations, a new building replacing a Contributing Resource in a Local Historic District. Regardless of the reason, the new construction will be reviewed for compatibility with the scale, massing, setbacks, and where appropriate, the relevant styles of the district.

This usually includes considering:

• The height, width, and length of the new building
compared to surrounding Contributing Resources;
• Floor heights, fenestration patterns, proportions, solid-to- void ratios, and other the elements and details;
• Exterior materials and treatments; and
• Other relevant features of the Local Historic District and its Contributing Resources.

The goal is to ensure that alterations to Non-Contributing Resources and any new buildings will maintain the overall character of a Local Historic District.

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FACTORS TO CONSIDER FOR ALL PROJECTS
The following factors may be considered when determining if the proposed project meets the review standards or is compatible with the historic resource.

• Massing, including building shape form, height, and the nature of the roof line (Figure 43 and Figure 44);
• Proportions between the height of a building and its width; • Nature of the open space around buildings, including
extent of setbacks, the existence of side yards, their sizes, continuity of such spaces along the street, and the extent of paving;
• Nature of openings in the façade (windows and doors , storefronts and display windows, etc. )—their locations, size, proportions, and hierarchy;
• Type of roof, including cladding material;
• Nature of projections from the building, such as porches , balconies, overhangs, canopies, and awnings;
• Nature of the architectural details, and the predominate architectural style (if any);
• Nature of the materials , including in terms of c olor and texture;
• Details of ornamentation;
• Signs and their locations or attachments; and
• Other character-defining features.

Figure 43: Second-story addition setback from the front, with roofline and materials that take their cues from the original house and are in keeping with its Craftsman style.

Figure 44: While setback, the design concept for this
second-story addition is unclear. The narrow windows,
horizontal siding, and flat roofline do not relate to the original building design.

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THREE COMMON RESIDENTIAL PROJECT TYPES

IN THE TORRANCE TRACT
To demonstrate how project reviews seek to emphasi ze
preserving historic character, three proje ct types common to residential properties in the Torrance Tract are discussed below.

1. Creating an Addition to a Single-Family House;

2. Adding an Accessory Dwelling Unit ; and

3. Developing Two Condominiums to a lot zoned R-2, Two- Family Residences.

In each of these three cases, HPC will be looking for co mpliance with the SOI Standards. The most relevant are Standards 2, 5, 9, and 10 (refer to Appendix E). In general, these SOI Standards require that:
• The new addition or unit does not alter the building’s historic character (Standard 2);
• Character-defining features and historic materials are not sacrificed to allow the new addition or unit (Standard 5); • The new addition or unit is both compatible AND
differentiated from the historic (Standard 9); and
• The new addition is reversible, so if removed in the future, the essential form and integrity of the historic building remains (Standard 10).

Being compatible and differentiated under Standard 9 requires balance; one without the other may not meet the SOI Standards.

New construction that is identical to the original creates a false sense of histor ic development . New construction that is too different can distract from or overwhelm the historic resource.

Typically, the design of the new construction should reference the historic building in terms of scale, massing, proportion, roofline, fenestration, exterior cladding, and other details. However, to avoid too closely matching the historic building and giving a false sense of history, consider simplifying the details, using contemporary construction methods or compatible materials, or slightly adjusting proportions or patterns.

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1. Creating an Addition to a Single-Family House
In a Local H istoric District, small additions that meet certain requirements can be approved by CDD staff over the counter.

Larger additions — those that increase the house’s floor areas by more than 25% — or additions that are visible from the public right- of-way (streets and sidewalks) , like second -story or side yard additions, will be reviewed by HPC.

Typically, a one -story addition located at the rear of the parcel will accomplish this (Figure 45).
• Additions should not be at the front of the buildings (Figure 46). The front , street-facing façade is usually a key character-defining feature and one of the main ways a building relates to the other properties in a Local Historic District. Additions to the front can also alter the
relationship of the building to the street, which is often consistent in the district and gives the district its character.

Figure 45. One-story additions at the rear that are not visible from the street are preferred.

Figure 46. Front additions are not recommended in Local Historic Districts.

• Second story additions should be set as far back as
possible, so as not to be readily visible from the street .

For some smaller buildings, a one-story connector placed between the one and two-story volumes (referred to as a “hyphen”) helps avoid overwhelming the main, historic
building (Figure 47 to Figure 50). The roofline of the
second story addition should also take cues from the
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• Side additions should also be set back from the front façade building plane, so as not to compete with the
historic building or be confused for an original component.

The roofline should also take its cue from the historic building, but have a break or visual separation.
• Depending on lot size, building size, building design, and corner lot conditions, an appropriate addition for one site may not be an appropriate addition for another site.

Figure 47. Two-story additions should be set back from the main building and be compatible in design, rooflines,
materials, and detailing.

Figure 48. Two-story additions that contrast too drastically with the main building, or overwhelm the main, historic building should be avoided.

Figure 49. The two-story addition is minimally visible from the street and is stepped back from the side of the front historic building.

Figure 50. Although the two-story addition is set back, its massing overwhelms the front historic building. A roofline that is lower and slopes back from the street, similar to the front building, along with a side set-back to the addition would be more appropriate.

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2. Adding an Accessory Dwelling Unit
Torrance periodically revises its ordinance governing accessory dwelling units (ADU) and junior accessory dwelling units (J ADU) —collectively referred to as ADUs here—to meet the requirements of state law.29 Also known as granny flats,” state laws require cities to allow ADUs to be added to qualified residential properties provided they meet certain requirements. Torrance’s ADU ordinance outlines the development standards for ADUs, which vary if the unit is within an existing building, if it is newly built and attached to an existing building, or if it is built as a detached building. Also, they are subject to certain design standards in the ordinance, as well as compliance with relevant design guidelines, as appropriate.

Some things to keep in mind when planning ADUs with a historic resource:
• ADUs in a Local Historic District can take advantage of the state exemption from parking requirements —an
incentive for designated historic districts.
• Consider adaptive ly reusing existing garages or
accessory structures to accommodate an ADU, especially
those that are historically or architecturally significant. • Continue the historic development pattern where
possible. For example, d etached ADUs located behind
the main building would continue the historic pattern of detached garages, accessory structures, and second
units seen in the Torrance Tract.
• New a ttached or detached ADUs should generally be
subordinate in height and volume to the main building , placed at the rear of the property , and minimally visible from the street (Error! Reference source not found. and Error! Reference source not found.).
• New ADUs at individual and Contributing Resources may be architecturally similar to but should not directly copy the historic main building. This may mean similar and
simplified architectural vocabulary, roof forms, cladding materials, colors, exterior finishes, and landscaping, and other features that reference the historic main building. • For attached ADUs, see also the guidance for additions.

29 Senate Bill 1069 and Assembly Bill 2299 from 2016 are the relevant state laws that triggered the revisions.
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Figure 51. An attached or detached ADU should generally be subordinate in height and volume to the main building, placed at the rear, and minimally visible from the street.

3. Developing Two Condominiums on an R-2 lot
Different from ADUs are the R-2 areas in the Torrance Tract that allow two separate units to be built. Here, the second unit is not subordinate to a primary residence; both are essentially primary residences. An increasingly popular approach in recent years has been to create two condominium units on R -2 zoned lots where some of the lot is shared common areas but each unit is sold separately. To maximize the land and value of the condominium units, new two-story townhouses are built. This has often resulted in the demolition of the existing building, typically an older, smaller, one-story single-family house, and the diminishing of a cohesive neighborhood character.

In a Local Historic District, the ability to have two units in an R -2 lot is not lost. The approach would be to keep the main building, if it has been identified as a Contributing Resource, and construct the second unit in the rear (Figure 52 through Figure 57). As the rear unit is usually less visible from the street, and therefore would have less impact to the character of the district, review in a Local Historic District would be similar to reviewing a large addition. To encourage keeping the Contributing Resource, the city may consider modifying some development standards, such as
setbacks, building separation, and increased building height, if approved by Planning Commission.

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Figure 52. A second unit in an R-2 zone can be built while keeping the historic Contributing Resource at the front.

Figure 53. The second unit should be compatible in design with the historic Contributing Resource and avoid
overwhelming the front building.

Figure 54. Example of compatible second unit added to the rear of an older (non-historic) house.

Figure 55. The roofline of the second unit is minimally visible from the street.

Figure 56. Another example of compatible second unit
added to the rear of an R-2 lot. The roofline takes its cues from the front building but avoids matching too exactly.

Figure 57. From the sidewalk, the second unit is not visible.

This example is in the Small Lot, Low Medium Density
Overlay Zone in the Torrance Tract.
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Amended Public Review Draft, March 2026 Historic Preservation Plan In the case where a two -condominium development replaces a Non-Contributing Resource in a Local H istoric district, the new development would also be subject to review by HPC. Here, the review would center on compatibility of the new development with the Local Historic District.

Some points to keep in mind:
• In terms of site compatibility, avoid placing the garage on the front, street -facing side where a curb cut would be needed; Torrance Tract streets typically do not have curb cuts and garages historically have been facing the alleys. • Another site compatibility feature may also mean keeping the existing setback that is consistent along the block. • In terms of the buildings’ scale and massing, the main, historic building may not be required to remain a single story, though the design should consider a massing that steps back the second story.
• The design should consider a roofline that is pitched rather than flat, if that is a common feature within the neighborhood context. The pitch could also follow the
same proportions or slope to minimize the appearance.
• Matching the style of the surrounding buildings is also not required; in Local Historic Districts, often many different styles are found.
o However, the new front building should take cues
from its neighbors, in terms of symmetry or
asymmetry, volumes and wall planes, fenestration
pattern, and use of materials.
o For instance, many traditional designs have more
solid walls than window or door openings (wall to
void ratio), and those openings are not oversized. A
more modern building with walls of glass or large
picture windows may not be compatible.
• Where a new development seeks to build in a traditional style, consider the proportions, craftsmanship, and
materials that also define these styles —the character - defining features.

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APPROACHES TO COMMERCIAL STOREFRONTS
As Downtown Torrance initially developed as the business district in the Torrance Tract, it has a distinct character different from the residential areas and the areas initially intended for industrial uses. Unlike the residential area, which was mostly fi lled with homes by World War II, and the former industrial area, which was redeveloped in the late twentieth and early twenty -first centuries, Downtown Torrance contains a mix of buildings from the early, mid-, and late twentieth century. Some of the early twentieth- century buildings have also changed over time, especially at the ground-floor retail storefronts, so that no one period of construction dominates in the era.

With a desire to strengthen the early twentieth -century character of Downtown Torrance where possible, while allowing for changes to occur, the following approaches are intended to assist City staff with reviewing projects based on the project types. Much of the focus is on the ground-floor storefronts, which tend to be the most commonly altered features in older commercial buildings and are where most projects are focused. The guidance is primarily summarized from the National Park Service’s Preservation Brief 11: Rehabilitating Historic Storefronts that focuses on early twentieth century commercial buildings, though many of the concepts are applicable to buildings of any era.

Early Twentieth-Century Storefronts
With readily available cast iron after 1840, commercial storefronts had fairly typical features until the 1930s ( Figure 60).30 These included:
• Single or double doors flanked by display windows at
each retail space
• Entrances frequently recessed to protect from weather and increase the amount of space for displays
o An additional side door accessing the upper
floors was also common
• Thin structural members of cast iron or wood framing the storefront system
• Display windows in the storefront systems raised off the ground by wood, cast iron, or pressed metal lower panels or bulkheads

30 H. Ward Jandl, Preservation Brief 11: Rehabilitating Historic Storefronts , (Washington, DC: National Park Service Heritage Preservation Services, 1982), 2-

3. 99

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Amended Public Review Draft, March 2026 Historic Preservation Plan • A transom or series of transoms consisting of a single or multiple panes of glass were placed above each window
and door
• A fascia covering the structural beam above the storefront system, finished in brick, stucco, or other solid material, and often served as a sign band
• Canvas awnings, or in some cases tin or wood canopies shaded storefronts

Figure 58. Architectural features typical on an early twentieth century commercial building, including at the ground-floor storefront. Source: Preservation Brief 11: Rehabilitating Historic Storefronts. 100

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Preservation best practices, as outlined in the National Park Service’s Preservation Brief 11: Rehabilitating Historic Storefronts, stipulates two key steps that inform the appropriate approach to storefronts:

1. Identify and evaluate the historic importance of the existing storefront, and understand it in terms of the
original design and alterations over time.

2. Conduct a physical assessment of the existing
storefront’s condition to determine the extent and nature of the work needed. This physical assessment is also an opportunity to uncover evidence of the original or historic storefront systems, awnings, patterns, openings, and
other details, should restoration to the original be desired.

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Amended Public Review Draft, March 2026 Historic Preservation Plan • Decorative Elements: Are there any surviving decorative elements such as molded cornices , column capitals ,
fascia boards, brackets, signs, awnings, or canopies? Is there a belt course, cornice, or fascia board between the first and second floors? A re some elements older than
others indicating changes over time?
• Storefront Relationship to Upper Stories : Is there a difference in materials between the storefront and upper stories? Were the storefront and floors above it created as an overall design or are they very different and
unrelated to each other?
• Surrounding Neighborhood Characteristics: What are the similarities or differences in storefront configurations and features, awnings, canopies, lighting, signs, etc. among the buildings on the street or in the neighborhood? Is the storefront unique in its own right, or is it part of the overall commercial streetscape?

Approach 1: Retain and Repair or Restore Original
Storefront
If the original or historically significant storefront system or components exists, then the recommended approach is to repair and retain the historic features as appropriate and feasible (Figure 59).

If the original or historically significant storefront components are too deteriorated to repair, then replacement in kind of the selected components or whole storefront system can be considered. • Replacement in kind means matching the original in
design, color, texture, and material, where possible.
• If replacing in the same material is not feasible, then an alternative, compatible material can be considered,
though matching the other aspects of the original
storefront may be more important in order to retain the historic character.

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display window systems, lower panel or
bulkhead, transoms, cornices, or decorative
details.
• Uncover and retain storefront transom windows, if
possible.
• Retain the location of upper floor entrances.
• Replace portions of deteriorated features that cannot be repaired as needed, rather than replace entire systems. • Limit the extent of modifications as much as possible. o Where needed, keep modifications within the
spatial relationships, rhythms, patterns,
proportions, datum lines, or other alignments on
the building or along the street.
• Encourage reconstructing historic storefronts that have been removed or altered, if photographic or physical
evidence of the historic appearance and confirmation
exists.
o If evidence does not exist, then install new
compatible storefronts rather than make
assumptions based on conjecture. See New and
Replacement Storefronts.
• Remove later features that may have acquired
significance, like canopies or signage.

Figure 59: Sample recommendations
for restoring an altered early-twentieth
century commercial building. Source:

Base drawing by Page & Turnbull.

Retain recessed retail
entrances

Retain canopy if it is an
original feature, or has
gained significance and
is considered historic
Retain upper floor
entrance as less
prominent entrance
Remove non-original
features, such as
added molding, if
desired
Consider restoring
cornice (based on
evidence) or installing
simple new one
Retain pattern of window
openings. Replace non-
original windows with
compatible multi-pane
sashes
Retain storefront
configuration and
exterior cladding
materials
103

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Where historic storefronts exist but alterations are needed for accessibility, code compliance, change in retail space
configurations, or to update the appearance, consider the following:

• Limit the area to be modified, so that much of the historic storefront will remain.
• Design the alterations to be in scale and in proportion with the historic storefront, using existing structural bays or other organizational framework is a deliberate manner.
• Avoid altering the storefront so that it has a residential instead of a commercial appearance.
• Select materials, details, paint colors, finishes, textures, and other visual aspects to minimize the appearance of
the alterations and allow them to blend with the historic storefront.

Awnings
Fabric awnings were common with early twentieth century storefronts. They typically expanded across an entire structural bay and provided weather and solar protection.
• Flat and angled awnings are generally compatible with early twentieth century and older commercial buildings. • Fixed aluminum awnings and awnings simulating
mansard roofs , domes, or umbrellas are generally not
compatible with early twentieth century and older
commercial buildings.
• If awnings are added, be certain that they are installed in ways that limit damage to the building and historic
materials and do not visually i mpair d istinctive
architectural features like transom windows.
o However, awnings that obscure distinctive
features may be acceptable, if the alternative is
removing the feature to modernize a façade.
• Consider an awning that can be extended or retracted to minimize the visual impact on the building.

Signage
Signs are important aspects of early twentieth century storefronts.

It was common to mount signs on the lintel above the first story or to paint them directly on the inside of the display windows.

104

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Amended Public Review Draft, March 2026 Historic Preservation Plan • Retain historic signs and modify the signs for new
businesses if feasible without causing irreversible
damage.
• Retain painted advertising on historic walls if they are of historic or artistic interest.
• Design new signs to be compatible in size and style with the existing building.
• Place signage where historic signage was located, such as the lintel or fascia above the first story, painted on the display window glass, on awnings or canopies, etc.
• Install new signs at historic or new locations in ways that avoid obscuring significant architectural details or
features or damage to existing materials.
o Place attachments at mortar joints instead of in
brick or masonry units.
o Limit use of individual letter signs at materials that are not easy to match, patch, or repair, such as
brick, stone, terra cotta, textured concrete, etc.
o If illuminated signs are allowed, be mindful of the
level and color of lighting and how electrical
connections, conduits, and other components
could impact the building.
• Awnings can also be considered as a location for signage.

105

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If no physical evidence of the original storefront remains, or the deterioration is so extensive that the original storefront cannot be saved, then a replacement storefront, compatible with the character of the overall historic building, may be designed. For typical early twentieth century commercial buildings, Preservation Brief 11: Rehabilitating Historic Storefronts offers some guidelines for designing replacement storefronts ( Figure 60). In addition to the guidelines, also consider the following:

• Base the design on evidence of the building’s historic appearance, if known. If not, keep the scale of the
storefront and its placement relative to the sidewalk within the range of those found at existing buildings.
• Consider whether the first -floor storefront and the upper floors were part of a cohesive design or had clear spatial relationships. For example, do structural columns, piers, or walls create alignments in window bays or openings
between the ground floor and the upper floors?
• Align horizontal datum lines with typical floor heights, space between floors, fascias, lower panels or bulkheads, etc. at nearby historic properties.
• Incorporate solid-to-void ratios, proportions, orientations (vertical, horizontal), symmetry or lack of symmetry, bays, recesses, projections, and/or other façade organization and features that are prominent in the surrounding area. o This can apply to the overall façade, as well as
the fenestration patterns.
• Select materials that are found among the existing
materials palette in the area, such as metal, wood, brick, and others.
• Include common details, such as cornices, molding,
transoms, awnings, etc. in simplified or contemporary
designs that are appropriate in scale and do not detract from the overall streetscape.

For buildings that were constructed in the later twentieth century, new or replacement storefronts should be within the architectural style or original construction period of the overall building.

Installing typical early twentieth -century storefront syste ms or features on later buildings or in buildings that never had such storefronts is not recommended. However, some concepts for compatibility outlined above are still relevant to blend the new replacement storefronts into the overall streetscape or 106

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Figure 60: Guidelines for designing
replacement storefronts. Source:

Preservation Brief 11: Rehabilitating
Historic Storefronts.
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7. RECOMMENDATIONS
To further support historic preservation in the Torrance Tract, the following are recommended:

• Encourage the Torrance Historical Society and interested owners to gather support from neighbors and initiate
district nominations.
• Update the historic context for Torrance Tract to identify the development patterns and any significant individuals, as well as to establish eligibility criteria for significance and integrity to help guide HPC.
• Consider establishing thematic districts.
• Develop attractive incentives that protect the main (front), historic buildings but allow flexibility for new addition s, accessory dwelling units, or second unit (as allowed) at the rear and utilizes alleys to protect the historic street pattern.
• Develop educational and marketing materials promoting the City’s historic preservation program.
• Consider surveying or creating districts in other parts of Torrance, outside the Torrance Tract.
• Encourage property owners to apply for the Mills Act
program and to designate their properties to the Torrance Register as needed.
• Study options to encourage repair and restoration of
commercial buildings to their pre -1940 appearance or
develop compatible alterations that reinforce the historic character of Downtown Torrance, such as:

O Design or compatibility p roject review for
storefronts and commercial exteriors.

O Commercial design standards or guidelines
O A revised or new façade improvement program.

O Flexibility through the California Historical
Building Code that would be available to
designated properties.

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8. REFERENCES

Barnard, Bonnie Mae and Save Historic Old Torrance. Old Torrance Olmsted Districts. Images of America.

Charleston, South Carolina: Arcadia Publishing, 2005.

California Office of Historic Preservation. Technical Assistant Series No. 7, How to Nominate a Resource to the
California Register of Historic Resources . Sacramento:

California Office of State Publishing, 2001.

“City of Torrance: Spanning the Year.” PDF document available at “About Torrance: History,” City of Torrance . Accessed
August 14, 2025, https://www.torranceca.gov/our-
city/about-torrance/history.

Dalton, Peggy Coleman . Torrance: A City for Today . USA:

Windsor Publications, 1990.

Jandl, H. Ward . Preservation Brief 11: Rehabilitating Historic Storefronts. Washington, DC: National Park Service
Heritage Preservation Services, 1982.

Nakada+Associates. “Olmsted Tract; Torrance California 2011 - 2013 Survey of Historic Resources.”

National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, DC: National Park Service, 1997.

Shanahan, Dennis F. and Charles Elliott Jr. Historic Torrance: A Pictorial History of Torrance, California. Redondo Beach, California: Legends Press, 1984.

Thomas D. Campbell & Company . Torrance: The Modern
Industrial City . Los Angeles: Thomas D. Campbell &
Company, 1913.

Weeks, Kay D. and Ann E. Grimmer, The Secretary of the
Interior’s Standards for the Treatment of Historic
Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Revised
by Anne E. Grimmer. Washington, DC: National Park
Service Technical Preservation Services, 2017.

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9. APPENDIX

A. 2014 OLMSTED TRACT SURVEY
B. RELEVANT ORDINANCES
C. NATIONAL AND STATE PRESERVATION

PROGRAMS
D. SECRETARY OF THE INTERIOR’S

STANDARDS FOR THE TREATMENT OF

HISTORIC PROPERTIES
E. CALIFORNIA ENVIRONMENTAL QUALITY

ACT AND HISTORIC PRESERVATION
F. PRESERVATION RESOURCES
G. ABBREVIATIONS AND NOTES

110

TORRANCE TRACT

HISTORIC PRESERVATION PLAN

TORRANCE, CALIFORNIA
ADOPTED NOVEMBER 2018
AMENDED [DATE TBD]

AMENDED PUBLIC REVIEW DRAFT
March 19, 2026

111
ATTACHMENT 2
112

ACKNOWLEDGEMENTS

113

June 2

CITY COUNCIL
Patrick J. FureyGeorge K. Chen, Mayor
Heidi Ann AshcraftJon Kaji

Tim GoodrichBridgett Lewis
Mike GriffithsAsam Sheikh

Milton S. HerringSharon Kalani
Geoff Rizzo
Aurelio Mattucci
Kurt Weideman
Kurt WeidemanDr. Jeremy Gerson

CITY CLERK
Rebecca Poirier

CITY TREASURER
Dana Cortez

PLANNING COMMISSION
Robert RudolphDavid Kartsonis, Chair
Steven PolcariMegan Turner, Vice Chair
Sarah D’anjouGreg Anunson
Mary Lou FrenchDominic Borgialli
Scott GobbleRon Riggs
G. Rick MarshallMario Obejas
Richard TsaoTony Yeh

HISTORIC PRESERVATION COMMISSION
Mia Higginbotham, Chair
Adam Schwartz, Vice Chair
Mike Griffiths
Gene Higginbotham
Marifrances Trivelli
Kurt Weideman

CITY ATTORNEY
John Fellows, III

CITY CLERK
Rebecca Poirier

CITY TREASURER
Tim Goodrich

CITY ATTORNEY
Patrick Sullivan

CITY STAFF
Jeff GibsonMichelle Ramirez, Director of Community Development Department
Linda Cessna, Deputy Director
Gregg D. LodanOscar Martinez, Planning Manager and Environmental Manager
Carolyn Chun, Project Manager / Lead Senior Planning Associate Kevin T. Joe, Planning Associate
Brice Kennedy, Planning Assistant Sunny Lai, Systems Analyst - GIS

PREPARED BY:

Page & Turnbull
417 S. Hill Street, Suite 211523 West Sixth Street, Suite 1013 Los Angeles, CA 900143
www.page-turnbull.com

Christina Dikas- BrobstJohn Lesak, Principal
Flora Chou, Project Manager/Cultural Resource Planner
Kimberly McCarron Amanda Commins , Historic Architect Cultural Resources Planner
Josh Bevan, GIS Mapping
114

Patrick Sullivan

115

June 2

TABLE OF CONTENTS

1. INTRODUCTION ....................................................................................................................................................................................................1 MISSION STATEMENT ..................................................................................................................................................................................... 4 WHY PRESERVATION MATTERS ................................................................................................................................................................... 4 PREPARING THE DOCUMENT ........................................................................................................................................................................ 5

2. HISTORY AND CHARACTER ...............................................................................................................................................................................6 TORRANCE TRACT HISTORY ......................................................................................................................................................................... 6 NEIGHBORHOOD CHARACTERISTICS ........................................................................................................................................................ 11 ARCHITECTURAL STYLES ............................................................................................................................................................................ 13

3. PAST AND CURRENT PRESERVATION EFFORTS .........................................................................................................................................15 1979 HISTORIC RESOURCE SURVEY ......................................................................................................................................................... 15 SMALL LOT, LOW MEDIUM OVERLAY ZONE .............................................................................................................................................. 15 OLMSTED TRACT SURVEY AND HISTORIC CONTEXT STATEMENT ....................................................................................................... 16 TORRANCE TRACT OVERLAY ZONE ........................................................................................................................................................... 20 HISTORIC PRESERVATION ORDINANCE .................................................................................................................................................... 20

4. HISTORIC PRESERVATION IN THE TORRANCE TRACT ...............................................................................................................................23 TORRANCE REGISTER OF HISTORIC RESOURCES ................................................................................................................................. 23 BENEFITS OF HISTORIC DESIGNATION ..................................................................................................................................................... 25 TORRANCE TRACT OVERLAY ZONE VS. HISTORIC DISTRICT ................................................................................................................ 27 PROCESS FOR HISTORIC DESIGNATION ................................................................................................................................................... 30 WHAT MAKES A GOOD HISTORIC DISTRICT? ........................................................................................................................................... 34 CONCENTRATIONS OF CONTRIBUTING RESOURCES FOR POTENTIAL HISTORIC DISTRICTS ......................................................... 36 THEMATIC HISTORIC DISTRICTS ................................................................................................................................................................ 40

5. PROJECT REVIEWS IN HISTORIC DISTRICTS ................................................................................................................................................41 MINOR PROJECT REVIEW ............................................................................................................................................................................ 42 CERTIFICATE OF APPROPRIATENESS (C OF A) ....................................................................................................................................... 45 CERTIFICATE OF DEMOLITION .................................................................................................................................................................... 48 CERTIFICATE OF ECONOMIC HARDSHIP ................................................................................................................................................... 51

6. DESIGN CONSIDERATIONS FOR PROJECTS IN HISTORIC DISTRICTS ......................................................................................................53 PROJECTS INVOLVING PARTIAL DEMOLITION.......................................................................................................................................... 53 NEW CONSTRUCTION IN HISTORIC DISTRICTS........................................................................................................................................ 53 THREE COMMON PROJECTS IN THE TORRANCE TRACT........................................................................................................................ 55

7. RECOMMENDATIONS ........................................................................................................................................................................................62

8. SOURCES CITED ................................................................................................................................................................................................63

A. 2014 OLMSTED TRACT SURVEY .......................................................................................................................................................

B. RELEVANT ORDINANCES ..................................................................................................................................................................

C. NATIONAL AND STATE PRESERVATION PROGRAMS ...................................................................................................................

D. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES ....................................

E. CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HISTORIC PRESERVATION .......................................................................

F. PRESERVATION RESOURCES ..........................................................................................................................................................

G. ABBREVIATIONS AND NOTES ...........................................................................................................................................................

1. INTRODUCTION ................................................................................................................................................................................................771 MISSION STATEMENT ................................................................................................................................................................................. 554 WHY PRESERVATION MATTERS ............................................................................................................................................................... 554 PREPARING THE DOCUMENT .................................................................................................................................................................... 665

2. HISTORY AND CHARACTER ...........................................................................................................................................................................887 TORRANCE TRACT HISTORY ..................................................................................................................................................................... 887 RESIDENTIAL DEVELOPMENT HISTORY .............................................................................................................................................. 10109 COMMERCIAL DEVELOPMENT HISTORY ........................................................................................................................................... 171816

3. PAST AND CURRENT PRESERVATION EFFORTS .................................................................................................................................. 23230 1979 HISTORIC RESOURCE SURVEY ................................................................................................................................................... 23230 SMALL LOT, LOW MEDIUM OVERLAY ZONE ........................................................................................................................................ 23230 OLMSTED TRACT SURVEY AND HISTORIC CONTEXT STATEMENT ................................................................................................. 33331 TORRANCE TRACT OVERLAY ZONE ..................................................................................................................................................... 73735 HISTORIC PRESERVATION ORDINANCE .............................................................................................................................................. 83836

4. HISTORIC PRESERVATION IN THE TORRANCE TRACT ...................................................................................................................... 104038 TORRANCE REGISTER OF HISTORIC RESOURCES ......................................................................................................................... 114139 BENEFITS OF HISTORIC DESIGNATION ............................................................................................................................................. 134240 TORRANCE TRACT OVERLAY ZONE VS. HISTORIC DISTRICT ........................................................................................................ 164543 PROCESS FOR HISTORIC DESIGNATION ........................................................................................................................................... 184745 WHAT MAKES A PROPERTY HISTORIC? ............................................................................................................................................ 225149 WHAT MAKES A GOOD HISTORIC DISTRICT? ................................................................................................................................... 295957 CONCENTRATIONS OF CONTRIBUTING RESOURCES FOR POTENTIAL HISTORIC DISTRICTS ................................................. 316159 THEMATIC HISTORIC DISTRICTS ........................................................................................................................................................ 356563

5. PROJECT REVIEWS IN THE TORRANCE TRACT .................................................................................................................................. 386765 RESIDENTIAL CONTRIBUTORS AND ALTERED CONTRIBUTORS ................................................................................................... 386765 DESIGNATED HISTORIC LANDMARKS AND HISTORIC DISTRICTS ................................................................................................. 396866

6. DESIGN CONSIDERATIONS FOR PROJECTS ........................................................................................................................................ 538179 INDIVIDUAL AND CONTRIBUTING RESOURCES ................................................................................................................................ 538179 NON-CONTRIBUTING RESOURCES AND NEW CONSTRUCTION .................................................................................................... 558381 FACTORS TO CONSIDER FOR ALL PROJECTS ................................................................................................................................. 568482 117

June 2
THREE COMMON RESIDENTIAL PROJECT TYPES IN THE TORRANCE TRACT ............................................................................ 578583 APPROACHES TO COMMERCIAL STOREFRONTS ............................................................................................................................ 659290

8. REFERENCES ........................................................................................................................................................................................ 74102100

9. APPENDIX .............................................................................................................................................................................................. 75103101 A. 2014 OLMSTED TRACT SURVEY ....................................................................................................................................... 75103101 B. RELEVANT ORDINANCES .................................................................................................................................................. 75103101 C. NATIONAL AND STATE PRESERVATION PROGRAMS ................................................................................................... 75103101 D. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE TREATMENT OF HISTORIC PROPERTIES .................... 75103101 E. CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HISTORIC PRESERVATION ....................................................... 75103101 F. PRESERVATION RESOURCES .......................................................................................................................................... 75103101 G. ABBREVIATIONS AND NOTES ........................................................................................................................................... 75103101

118

Report is best viewed as a two-page spread with cover sheet and printed double-sided.

1. INTRODUCTION
Torrance has long recognized the original, historic core of the city as an important part of its identity.

Now known as the Torrance Tract (also as the Old Torrance Tract or Olmsted Tract), the city’s core was developed by Jared Sidney Torrance in the early twentieth century as a planned company town for the oil industry (Figure 1Figure 1Figure 1Figure 1). To lay out the town, Mr. Torrance retained the famed Olmsted Brothers firm, led by the sons of master landscape architect Frederick Law Olmsted. The Olmsted Brothers’ plan divided the approximately one square mile area into three districts, creating an area for industry, an area for commercial uses, and an area for housing defined by a central green. The new town was well connected to the greater Los Angeles region by railroad and streetcar lines. The Pacific Electric streetcar line carried people and goods to and from Torrance with arrival into town punctuated by Torrance’s signature arched bridge, designed by noted Southern California architect Irving Gill (Figure 2Figure 2Figure 2Figure 2).

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Over time, the industrial uses found within the Torrance Tract have evolved, and while many of the commercial businesses and buildings have come and gone , the residential areas have remained remarkably constant. Primarily developed between 1912 and 1945, the housing stock ranges from grand houses lining Post Avenue and the El Prado central green to modest cottages, bungalows, and apartments. The pre-World War II neighborhood character can still be seen and felt through original built features: buildings, streets, and landscapes.

Figure 1: Brochure map showing the planned residential and commercial areas surrounded by industry.

Source: Torrance, The Modern Industrial City, 1913.
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Since the 1970s and 1980s, Torrance has approached protecting the unique character of the Torrance Tract’s residential areas in mostly informal, voluntary ways. Demolition of older homes that contributed to the tract’s character was discouraged, but not prevented. Though new development of properties was encouraged to be sensitive –-- to the street pattern, setbacks, and scale of the surrounding neighborhood, –-- compatibility with the community’s physical character was not required. On some blocks, accumulated changes over time have created an inconsistent mix within the streetscape; on other blocks, the sense of an early twentieth century neighborhood has already been lost. A survey of the Torrance Tract conducted by the Torrance Historical Society between 2013 2011 and 2014 2013 documented where relatively unaltered pre-1945 homes remained, but also where they no longer exist.

In response to the Torrance Historical Society ’s survey results, and to address development pressures, the Torrance City Council enact ed a temporary Torrance Tract Overlay Zone in March 2016 that became permanent in December 2017. As a planning tool, the Torrance Tract Overlay Zone extended an existing Planning Commission review process long used in one portion of the Torrance Tract to about 850 relatively unaltered, pre-1945 residential properties throughout the Torrance Tract boundaries. The overlay zone covers the area bounded by Dominguez Street to the north, Western Avenue to the east, Plaza del Amo to the south and Crenshaw Boulevard to the west (Figure 3Figure 3Figure 3Figure 3).

At the same time, City Council initiated efforts to establish a historic preservation ordinance to formally recognize and protect historic buildings
and historic districts. The preservation
ordinance offers those who own historic
Figure 3: Boundary of Torrance
Tract Overlay Zone, outlined in
orange. Source: Los Angeles
County Assessor.

Western Ave.

Carson St.

Crenshaw Blvd.

Figure 2: Pacific Electric Railroad
Bridge designed by Irving Gill, as seen
in 1988. Source: National Register of
Historic Places nomination.
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MISSION STATEMENT
The primary purpose of the Torrance Tract Preservation Plan is to encourage the listing of historic landmarks and districts in the Torrance Register of Historic Resources in order to preserve the Torrance Tract’s unique place in the city ’s history, maintain its neighborhood character, manage appropriate change, and promote its sense of place. To accomplish this, the Preservation Plan:
• Increases awareness and appreciation for the Torrance Tract’s founding role in Torrance’s history;
• Fosters community pride in the historic and architecturally distinguished housing stock in the Torrance Tract;
• Promotes an understanding of managing growth and changes based on preservation principles and approaches;
• Outlines processes for designating Historic Landmarks and Local Historic Districts as well as project reviews for Historic Landmarks and Contributing and Non -Contributing Resources in Local Historic Districts;
• Identifies concentrations in the Torrance Tract to consider becoming Local Historic Districts; and
• Educates owners and residents about potential benefits of and incentives available for historic preservation.

The Torrance Tract Preservation Plan focuses on the residentially zoned areas and the Downtown Torrance area; it does not include industrial or other commercial areas.

WHY PRESERVATION MATTERS
The Torrance Tract has in place a Torrance Tract Overlay Zone as a mechanism to review and manage change. Why is historic preservation needed as well? Historic preservation is not just about freezing a building or a neighborhood in time , although in some cases, that may be appropriate and what the community wants. More generally, preservation prioritizes keeping the historically significant features, spaces, and patterns that make a community special and that give it character and a sense of place. It creates a process to accommodate change that is respectful to those features and d oes not harm them. Like sustainable development, historic preservation honors the past, meets contemporary needs, and conserves enough so that future generations can understand and experience the historic significance of the place. A fundamental premise of historic preservation is to keep the authentic, physical fabric of a place —those things that are tangible and true to the period they were built—over replacements, copies, or current trends.

However, change can and will still happen, and even historic places must adapt to new demands so they can continue to function and be occupied. Many cities demonstrate that economic development and historic preservation can be mutually beneficial, both in commercial areas and in historic neighborhoods that have become highly desirable. By approaching change from a preservation perspective, protecting the historic character of a place is the focus and ensures that what makes a place unique will not be lost.

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PREPARING THE DOCUMENT
This plan is built upon the foundation of previous preservation efforts within the City of Torrance related to the Torrance Tract . The following documents were reviewed and, where appropriate , incorporated into this plan.
• Results of the 1979 survey as published in the C alifornia Historical Resources Information System, Los Angeles County, 2011
• Olmsted Tract Executive Summary and Historic Context Statement prepared by Nakada+Associates, 2014
• Results of the 2014 Olmsted Tract Survey conducted by the Torrance Historical Society and Nakada+Associates
• Torrance Municipal Code and relevant ordinances, including the Torrance Tract Overlay Zone O rdinance, Small Lot, Low Medium Overlay Zone Ordinance, and revised Accessory Dwelling Units ordinance
• Presentations from Historic Preservation Workshops conducted by the City of Torrance in 2014 and 2015
• Torrance Architectural Design Guidelines
• Torrance Historic Preservation Ordinance, adopted in December 2017. • Torrance City Council Resolution No 2025-49 establishing a Mills Act application process and review procedures.

Photographs are by Page & Turnbull from in 2016 and -2017 and 2025, unless otherwise noted. 124

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In 2025, Torrance City Council sought additional information and guidance for commercial properties in the Torrance Tract. Working with City staff, Page & Turnbull amended the plan with new sections, such as the C ommercial Development History and Approaches to Commercial Storefronts . Existing sections were edited for clarity and consistency, though existing maps and photographs were not edited or updated.

To prepare the amendment, Page & Turnbull staff conducted research on the pattern of development for the Downtown Torrance area, reviewed documents related to the Downtown Torrance Redevelopment Project , and conducted a windshield survey of the area to understand existing conditions. Project review processes and common project types in Downtown Torrance were also discussed with City Community Development staff in regular meetings. 125

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2. HISTORY AND CHARACTER

TORRANCE TRACT HISTORY
The Torrance Tract dates to the earliest conception of the City of Torrance after developer Jared Sidney Torrance and his Dominguez Land Company purchased 3,000 acres of Rancho San Pedro from the Dominguez family in 1911. Accounting for roughly 600 acres, the Torrance Tract is bounded by Dominquez Street to the north, Western Avenue to the east, Plaz a Del Amo to the south, and Crenshaw Boulevard to the west (Figure 4Figure 4Figure 4Figure 4).

Torrance hired the Olmsted Bbrothers firm, Charles and Frederick Law Olmsted, Jr., sons of renowned landscape architect, Frederick Law Olmsted, to re-envision the typical company town for Torrance’s Union Oil Company. Charles and Frederick Law Olmsted, Jr., were the sons of renowned landscape architect , Frederick Law Olmsted. Torrance and the Olmsteds envisioned the ideal, modern city as anchored by industry but balanced with affordable housing for workers, commercial centers to serve residents, and an idyllic setting for recreation, culture , and education. Jared Sidney Torrance was inspired by the garden city movement, yet his drive for efficiency altered curvilinear streets typical of garden ci ty and Olmstedian designs. Using a Y-shaped land pattern defined by Torrance Boulevard and Cabrillo Avenue, the business district was in the junction of the Y (Figure Figure 4: Aerial of Torrance Tract, ca.
1925, looking south to Palos Verdes.

Source: Los Angeles Public Library.
126

Adopted November May 2018 - 9 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan 5Figure 5Figure 5Figure 5). Industry was at the northeast and east outside and around the leg of the Y away from the residential areas inside the Y. Residential streets in the Y ran southwest of the business district and surrounded the park commons, El Prado Park. Like the streets, the linear park was angled to the southwest to frame a view of the San Gabriel Mountains to the northeast and was lined with homes.1

Notable Southern California architect, Irving Gill, was named the Chief Architect of the city to continue the vision of this redefined city model. He designed prototypical model homes, of which only ten were built, as well as reviewed the designs for other Torrance Tract residences. Gill also designed other projects within the city, including hotels, commercial buildings, and the gateway bridge for the Pacific Electric Railway (PE) system. The PE rail system, also known as the Red Car line, was one of the main manufacturing firms in Torrance. However, because Torrance was a stop along the system, the PE , though its stop allowed workers could to commute to Torrance rather than purchase a home localland settle in y the burgeoning
community.2

Several other industries anchored the
early vision of Torrance, including the

1 Peggy Coleman Dalton, Torrance: A City for Today, (USA: Windsor Publications, 1990), 15.
2 Dalton, Torrance: A City for Today, 17.

Figure 5: Torrance Business District,
ca. 1920s, looking northwest from
Sartori Street along El Prado Avenue
to the domed Pacific Electric Depot.

Source: Los Angeles Public Library.
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Adopted November 2018May 2018 - 10 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan Union Tool Company, Llewellyn Iron Works, Pacific Metal Products, and Moore Motor Truck Company.3 Commercially, the Torrance Athletic Club opened in 1913, with the First National Bank of Torrance established by Judge George W. Post in 1914 and the Torrance Herald also printing by 1914.4 The main building of Torrance High School opened in 1917.

RESIDENTIAL DEVELOPMENT HISTORY
The residential development of the Torrance Tract the company town did not grow as rapidly as hoped. Most of the housing from the 1910s was worker housing, which were either clusters of simple vernacular cottages at the northern end of the Torrance Tract or modest Craftsman bungalow s on individuals lots found located at the northern and southern ends ( Figure 6Figure 6Figure 6Figure

3 Thomas D. Campbell & Company, Torrance: The Modern Industrial City , (Los Angeles: Thomas D. Campbell & Company, 1913), 8-9.
4 Dalton, Torrance: A City for Today, 20.

Figure 6: Early photograph of a
Torrance Tract residential street, ca.
1913. Source: The Modern Industrial
City courtesy of the Los Angeles Public
Library.
128

Adopted November May 2018 - 11 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan 6). A few larger homes were scattered along the angled streets of the Y, but the residential areas of the tract were largely undeveloped.

The 1920s boom in the Torrance Tract resulted in more houses built that filled in the Y, and the creation of several streets toward the west and northwest (Figure 7Figure 7). These streets saw modest houses often with red clay tile roofs in the popular Spanish Colonial Revival, Mission, and Monterey styles of the period.

Zamperini Field, Torrance’s municipal airport, was established in 1946.6

By However, by the end of World War II in 1945, the residential area of the Torrance Tract had been mostly built out.7 The influx of new workers and residents to Torrance in the postwar years resulted in growth in other areas of the city. As the mid-century suburban development of Torrance converted farmland into housing tracts and shopping malls, the business district of the Torrance Tract was no longer the city’s commercial center. The heavy industry of the early twentieth century also gave way to the business parks of the late twentieth century. However, the residential areas of the Torrance Tract remained relatively stable, with their stock of housing dating from 1912 to 1945.

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Figure 77: Residential as well as commercial and industrial parcels in Torrance Tract by date of construction, based on Los Angeles County Assessor data.
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ReEsidential Characteristics
The residential areas in the Torrance Tract share many common characteristics, but also have distinct sections. A legacy of the Olmsted Brothers’ design is the pattern of main streets alternating with service alleys seen throughout the tract (Figure 8Figure 8Figure 8Figure 8). As a result, primary streets are lined with a consistent rhythm of one - and two-story houses and are not interrupted by driveways. Instead, garages that became more common with the advent of car ownership in the 1920s are generally placed toward the rear of the lots and accessed from the alleys. Utilities, lik e overhead telephone and electrical lines, are also located along the alleys.

At the street front, the houses are typically setback from the street at a consistent distance. The distance varies from sub -area to sub -area, but provides a constant row of open space along each Figure 8: Developed blocks in the
Torrance Tract from the 1916 Sanborn
Fire Insurance map. The area had an
alternating pattern of wide streets (light
grey) and narrow service alleys (dark
grey) as well as consistent front
setbacks (blue dashes). Source: Los
Angeles Public Library, edited by Page
& Turnbull.

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Amended Public Review Draft, March 2026Final Historic Preservation Plan block that is reinforced by the presence of a planting strip between the sidewalks and the main streets (Figure 10Figure 10Figure 10Figure 10 and Figure 11Figure 11Figure 11Figure 11). Few street trees are found in the planting strips.

Different areas within the Torrance Tract have other distinct characteristics. Railroad tracks continue to crisscross the Torrance Tract, creating odd lot sizes and physical barriers between areas of the tract. The houses in the middle of the Y -shaped plan along Post Avenue are among the largest and grandest in the tract (Figure 9Figure 9Figure 9Figure 9). Other houses along El Prado Park also tend to be larger in scale than seen elsewhere in the Torrance Tract (Figure 10Figure 10Figure 10Figure 10).

Generally, the lots in the center of the Y are 50-foot- wide lots that create a greater sense of openness than the 40-foot- wide lots more commonly found north of Torrance Boulevard, west of Madrid Avenue and its train tracks, and south of Carson Street on Arlington, Gramercy, and Andreo avenues. These sub-areas tend to have a denser feeling (Figure 11Figure 11Figure 11Figure 11). Some streets, such as Beech Avenue and Acacia Avenue between El Dorado and Carson s treets at the western end of the tract , currently have a consistent tree canopy created by trees likely planted in the front yards at the same time the streets and houses were developed (Figure 12Figure 12Figure 12Figure 12).

Figure 99: Larger homes typically found on Post Avenue. Figure 1010: Houses facing El Prado Park.

Figure 1111: Smaller houses from the earliest development period south of Carson Street.

Figure 1212: Consistent tree canopy found on Beech Avenue north of Carson Street. 132

Adopted November May 2018 - 15 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan In general, the residential area in the Torrance Tract is defined by:
• Y-shaped street plan laid out by the Olmsted Brothers further crisscrossed by railroad tracks
• Central linear park extending from commercial business center into residential area • Street pattern with alternating front streets and rear service alleys o Detached garages accessed from alleys
o Minimal curb cuts
o Planting strips between sidewalks and front streets
• Single-story and two-story buildings in residential areas o Various styles and periods
o Consistent setbacks
o Garages and second units at rear

Residential Architectural Styles
The residential buildings in the Torrance Tract include a variety of styles typical for the main period of its development from 1912 to 194 5 (Figure 13Figure 13Figure 13Figure 13 through Figure 16Figure 16Figure 16Figure 16). The 2014 Olmsted Tract Survey report (discussed below) identified the styles found in the tract as:
• Craftsman (1895-1925)
• Mission Revival (1890-1920)
• Spanish Colonial Revival (1916-1931)
• Monterey (1853-1955)
• Neo-Classical Revival (1893-1940)
• Tudor Revival (1910-1940)
• Prairie Style (1900-1920)
• French Eclectic (1915-1945)
• Colonial Revival (1880-1955)
• Minimal/Builder (1935-1950)
• Modernistic (1920-1960)

Development since 194 5 tends to be more recent infill replacements that are scattered throughout the Torrance Tract.

The 2014 Olmsted Tract Survey in Appendix A provides a more detailed summary of each style and examples from the survey.

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Figure 1313: Craftsman style. Source: Olmsted Tract 2014 Survey.

Figure 1414: Spanish Colonial Revival style. Source: Olmsted Tract 2014 Survey.

Figure 1515: Prairie style. Source: Olmsted Tract 2014 Survey. Figure 1616: Tudor Revival style. Source: Olmsted Tract 2014 Survey. 134

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Among these were the buildings directly across the street from the depot on El Pr ado StreetAvenue (demolished), and the Brighton and Colonial Hotels on Cabrillo Avenue (extant, altered) bookending the block between Cravens Avenue and Susana Avenue (now Gramercy Avenue) ( Figure 17). Gill’s restrained details and pioneering use of modern materials alienated some residential buyers, and he did not continue working with the Dominguez Land Company in Torrance after the initial handful of commercial and residential buildings.8

Adopted November 2018May 2018 - 18 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan The first decade for Torrance’s business district saw modest but steady growth. However, World War I and a subsequent recession slowed demand, and Torrance as a community did not develop as originally envisioned.9 The discovery of oil in the Torrance -Wilmington field in the 1920s brought a new era of prosperity and the construction of the General Petroleum refinery by the end of the decade.

With new residents flocking to Torrance to work in the oil industry came new demand for commercial amenities. According to historic maps, the 1920s saw the construction of new one- and two-story brick commercial buildings primarily along Sartori StreetAvenue and Cabrillo Avenue, which housed markets, shops, and service -oriented businesses ( Figure 18). The decade also saw the addition of purpose-built commercial structures, such as the Torrance Theater (demolished) at Sartori Avenue and Barlow Avenue (now Marcelina Avenue). These new buildings reflect the incremental physical development of the business district into a downtown during the 1920s, with small commercial blocks added as demand increased rather than through large -scale development. 10 However, many lots remained vacant (Figure 19).

Figure 1818. The 1922 Sanborn Fire Insurance map shows a few new brick (in red), concrete (in blue), and wood (in yellow) buildings joined the Pacific Electric Depot and Irving Gill’s two initial J-shaped buildings seen in the 1916 Sanborn map of the Torrance business district. Source: Library of Congress.

Figure 1919. The 1932 Sanborn Fire Insurance map shows more buildings were constructed in the 1920s and the downtown area expanded southwest to Cravens Avenue. However, many lots remained vacant by the Great Depression. Source: Library of Congress.

After the stock market crash in 1929 and the Great Depression that followed, industrial production slowed, unemployment rose, and small shops in the downtown struggled to remain open. Despite this, activity in Torrance was sustained by oil production that supported thousands of workers and secondary businesses. By the mid -1930s, a series of large public works construction efforts helped boost the local economy. Torrance voters approved bond issues that leveraged New Deal federal funds to construct a new Cit y Hall (extant, altered), City Library (extant), and community auditorium (demolished) in downtown (Figure 20).11

9 “City of Torrance: Spanning the Years,” 3-4.
10 “City of Torrance: Spanning the Years,” 5-7
11 “City of Torrance: Spanning the Years,” 8-11.

Figure 2020. Torrance City Hall, 1937 at 1511 Cravens
Avenue. Source: Los Angeles Public Library.
136

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During World War II, local industries shifted to defense production, with steel, oil, and tool manufacturers supplying the war effort. These wartime facilities brought thousands of workers and service members into the area with them. This growth does not appear to have resulted in significant new commercial construction within the downtown core in the 1940s.

Postwar suburban growth and the rise of the automobile shifted Torrance’s development outside the boundaries of the Torrance Tract. In the mid -1950s, city leaders relocated the civic center from the original downtown westward to Torrance Boulevard and Madr ona Avenue, where a new city hall, police station, and library were constructed. Beginning in the 1960s, new shopping centers such as the Del Amo Shopping Center, an open -air mall on Hawthorne Boulevard near the new civic center, were built along major bou levards to serve tract housing subdivisions spreading across former farmland. As a result, Torrance became a major retail focal point in the region, marking a shift away from the historic downtown as the sole hub of commerce.12

12 “City of Torrance: Spanning the Years,” 21-24.
137

Adopted November 2018May 2018 - 20 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan Nevertheless, during the 1950s and 1960s, new commercial buildings were constructed in the downtown on remaining vacant lots, which completed most of the block faces along Sartori Avenue, El Prado Avenue, and Cravens Avenue (Figure 21). Several parcels that remained vacant, including those along Post Avenue and Engracia Avenue at the northwest edge, were converted to surface parking to accommodate increased automobile use.

During the mid -twentieth century, efforts were also made to modernize older, existing commercial buildings ( Figure 22). New storefronts, exterior cladding, hard -roof canopies, and blade signs refreshed the older buildings into Midcentury Modern designs. Some alterations removed features while others simply covered over them.

Figure 2222: The southeast side of Sartori StreetAvenue, between El Prado and Marcelina avenues, ca. 1920s
(top) and 1960 (bottom), looking southwest. Source:

California State University, Dominguez Hills (top) and
Los Angeles Public Library (bottom).

Figure 21. Aerial photograph of
downtown Torrance (light blue
shading) in 1956, with most
buildings on most lots, though
several vacant parcels served as
surfacing parking lots. Source:

Flight C-22555, frame 25-25,
1965. Courtesy of UCSB Library
Geospatial Collection.

Carson Street
Cabrillo Avenue
Depot
138

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In 1979, Torrance adopted a redevelopment plan focused on revitalizing the downtown core in the Torrance Tract, aiming to address disinvestment, aging building stock, and competition from suburban malls.13 This established the Downtown Torrance Redevelopment Project area, where property tax revenue raised within the boundaries would be reinvested in the area, following the model established

13 Redevelopment Agency of the City of Torrance, Redevelopment Plan for the Downtown Torrance Redevelopment Project, adopted by Ordinance No. 2912, July 10, 1979, 3.
139

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To manage the project area, development standards, a required color palette, and a project review process were enacted that guided the physical development of the area since the 1980s. Over time and into the present, the area’s standards and guidelines, such as for signage, have continued to be revised and updated.

In the late 1990s and early 2000s, new commercial and mixed -use buildings were constructed on several downtown parcels, replacing earlier twentieth -century commercial buildings and filling long - standing vacant lots. These later projects introduced larger and more contemporary structures that changed the area’s historic scale and contributed to the more varied building heights and massing present downtown today.

While the redevelopment agencies that oversaw redevelopment plans were dissolved statewide in 2012, the Downtown Torrance Redevelopment Project area remains in place and is now managed by the City of Torrance. In 2019, forty years after the adoption of th e original Downtown Torrance Redevelopment Project area, the City of Torrance launched a new effort to update and build upon the 1979 framework. The Downtown Torrance Revitalization and Connectivity Plan emphasizes support for small and locally owned busin esses, improvements to streetscapes and public spaces, and Figure 23. Map included in the
Downtown Torrance
Redevelopment Plan with project
area boundary.
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Amended Public Review Draft, March 2026Final Historic Preservation Plan enhanced connections to surrounding neighborhoods.14 The plan calls for creating a stronger sense of place through the preservation of historic character, updating design standards, as well as incorporating distinctive gateway signage, landscaping, and lighting.

Adopted November 2018May 2018 - 24 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan Commercial Characteristics
The commercial properties in the Torrance Tract are primarily in the historic downtown core. They are zoned as Downtown (DT) to correspond to the Downtown Torrance Redevelopment Plan area (Figure 24). Some commercial zoning (C1) is located around the edges of the downtown core outside of the former redevelopment area. Commercially zoned
properties (C1, C2) are also along arterial roads
that traverse through the tract, including Torrance
Boulevard and Crenshaw Boulevard. These roads
have a mix of commercial -type and residential -
type buildings. Commercial-type buildings and uses are also found in the manufacturing zone areas (M1, M2) as commercial development replaced industrial uses.

Figure 2424. The Torrance Tract area from City of
Torrance’s November 29, 2022 zoning map. Source: City
of Torrance.

Overlay Zone
142

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Amended Public Review Draft, March 2026Final Historic Preservation Plan This section focuses primarily on the character of Torrance’s downtown core due to its concentration of commercial-type buildings and historic association as the Torrance business district. The area with Downtown (DT) zoning features a variety of twentieth century commercial buildings with some residential developments.

Many commercial buildings with early twentieth -century architectural styles are concentrated along Sartori StreetAvenue as an east -west axis and Marcelina Avenue and El Prado Avenue as north - south axies. These streets reflect the 1913 to World War II development of the Torrance business district. The pre-World War II buildings on these streets are generally one to three stories in height, rectangular in plan, with ground-floor retail and upper-floor office or residential spaces.

They were usually built to the property line at the sidewalk to create a solid block face (Figure 5 and Figure 22). They tend to be of brick construction, which created a regular rhythm of bays. The bays are an irregular mix of 15- to 30 feet-wide spans reflecting structural bays defined by metal columns or brick walls, and non-structural bays created by dividing wood-frame walls for multiple ground-floor retail spaces. Brick was a common exterior material, as was exterior plaster or stucco.

The early twentieth-century commercial buildings often featured flat roofs with parapets, though some parapets have been lost due to earthquakes or retrofits to remove those that were unreinforced. Their upper floors typically had punched window openings, with windows in single, paired, or small groups.

The ground floor retail spaces often originally had storefronts with display windows that sat on low walls called bulkheads, transom windows or bands of windows above the display windows to allow additional natural light in, and recessed entries between angled or squared storefront bays. The entrances to the upper floors were also often at the street front and also recessed.

Adopted November 2018May 2018 - 26 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan Over time, downtown Torrance experienced infill construction and incremental alterations to its early twentieth century building stock. After World War II, storefront configurations were altered ( Figure 25). Original wood- or steel-framed display windows were frequently replaced with aluminum framed systems or were enclosed. Transom windows and bands of windows above display windows were covered or removed, and decorative parapets or cornices were removed or simplified. Solid projecting canopies replaced fabric awnings, and vertical blade signs were added. These features were more in line with the new Midcentury Modern commercial buildings that remained low in scale but with different structural systems that allowed for wider bays.

With the establishment of the Downtown Torrance Redevelopment Project in 1979 and its development standards, additional changes occurred, such as the required color palette. Fabric dome awnings withhere signage for retail spaces was placed became common and replaced earlier painted, suspended, and blade sign ages. Some mid -twentieth century alterations were also removed and Figure 25: Sartori StreetAvenue,
looking northwest from Marcelina
Avenue (top) and El Prado Avenue,
looking northeast to the depot
(bottom) bottom) in 1960, with new
infilled Midcentury Modern
commercial buildings as well as
earlier buildings modernized. Source:

California State University,
Dominguez Hills.
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Amended Public Review Draft, March 2026Final Historic Preservation Plan replaced with additional changes or partial restoration that further eroded the early twentieth century character of older buildings. Façade improvement programs under the redevelopment project may have directed some changes, though the records are not clear about which changes.

For the multi-story buildings, many upper-story windows that would have had operable wood or metal sashes in the early twentieth -century buildings have been replaced with fixed and/or vinyl framed sashes in original openings. In some cases, original brick exteriors have been painted or stucco has been applied over decorative detailing. Large developments, such as the two - to four -story commercial and residential complex occupying the entire block at the intersection of Torrance Boulevard and Cabrillo Avenue , have been constructed since the 1990s. This recent development close to the center of the downtown core utilized a Neo -Revival style design, but generally features much larger massing than would be expected historically.

The downtown commercial area in the Torrance Tract features:
• Compact grid street pattern centered on the historic “Y” intersection of Cabrillo Avenue and Torrance Boulevard at the Irving Gill train depot
• Narrow parcel widths, typically 30 feet wide
• Wide sidewalks
• Minimal curb cuts or driveways at streets, with rear service alleys providing access for deliveries and parking
• Buildings constructed to the sidewalk with no setbacks between commercial buildings • Low scale with one- to three-story buildings
o No dominant style or period of construction
o Flat roofs and rectangular plans typical
o Brick and stucco as common exterior materials
o Ground-floor storefronts featuring tall display windows with low bulkheads, transom windows and bands of windows, and recessed entries. o Regular rhythm of bays created by 30-foot-wide parcels and structural systems o Punched windows in regular patterns at upper floors
Commercial Architectural Styles
The commercial buildings in the Torrance Tract include a variety of styles from 1912 to the early 2000s. Historic architectural styles date from its initial period of development in 1912 to 1945 (Figure 26 through Figure 28).

The 2014 Olmsted Tract Survey report identified the following styles for commercial buildings:

• Mission Revival (1890-1920)
• Art Deco (1920-1940)
• Neo-Classical Revival (1893-1940)
• Spanish Colonial Revival (1916-1931)

Adopted November 2018May 2018 - 28 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan as well as later structures defined by simple forms and minimal ornamentation (Figure 29 and Figure 30).

Architectural styles for buildings constructed since 1945 include Midcentury Modern, Postmodern, Contemporary, and Neo -Revival. Not all buildings have recognizable architectural styles, either because they have simple designs or due to various changes over time that have obscured the original style (Figure 31).

Figure 2626: Mission Revival style. Source: Page & Turnbull, 2025.

Figure 2727: Art Deco style. Source: Page & Turnbull, 2025.

Figure 2828: Spanish Colonial Revival style. Source: Page & Turnbull, 2025. Figure 2929: Irving Gill building, Commercial Modern. Source: Page & Turnbull, 2025. 146

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Figure 3030. Commercial Modern. Source: Page & Turnbull, 2025.

Figure 3131. Altered 1920s building. Source: Page & Turnbull, 2025.

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3. PAST AND CURRENT PRESERVATION EFFORTS
Efforts to recognize and protect Torrance Tract’s historic architecture and neighborhood character started as early as the late 1970s.

1979 HISTORIC RESOURCE SURVEY
As stated in the Nakada+Associates report,

In 1979 The [sic] City of Torrance completed a city wide inventory of historic resources.

The inventory was completed by J. Roger Hatheway and John Chase for the City of Torrance Planning Department [ now known as the Community Development Department] utilizing the State of California Department of Parks and Recreation Historic Resources Inventory Sheets which identified each property by address, its date of construction, its style and a brief description.15

The survey inventoried over 100 buildings and structures throughout Torrance that were considered to be potentially historic. Of those, 84 are in the Torrance Tract. 16 The properties from the survey appear to be listed in the Historic Property Directory, an inventory of designated and surveyed properties maintained by the California Historic Resources Information System Built Environment Resource Directory (CHRISBERD). The properties have California Historic Resources Information System (CHRIS) status codes that are mostly 5S2, meaning the individual property is eligible for local designation. A few have 3S status codes, meaning they appear eligible for the National Register of Historic Places through survey evaluation. The Community Development Department staff reviewed the list of properties in the Historic Property Directory and found that some had been demolished but many remain.

SMALL LOT, LOW MEDIUM OVERLAY ZONE
The Cicity of Torrance first created an overlay zone within the Torrance Tract in the 1990s1987 called the Small Lot, Low Medium Overlay Zone. It covers primarily the residential properties along Gramercy and Andreo avenues between Carson Street at the north and Plaza del Amo to the south , in the southwest corner of the Torrance Tract.

Any development that meets certain criteria, including new construction and remodeling or enlarging an existing building within the Small Lot, Low Medium Overlay Zone requires review by the Torrance Planning Commission. The purpose of the review iwas to ensure that:

• The work tended to preserve neighborhood characteristics; • The intensity of proposed use is compatible with the surrounding properties; • Parking requirements are met while minimizing the need for driveway curb -cuts and offering enough storage space so that garages will be used for cars; and

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OLMSTED TRACT SURVEY AND HISTORIC CONTEXT STATEMENT
In early 2010, the Torrance Historical Society undertook efforts to survey the Torrance Tract. With assistance from Nakada+Associates Inc., the Historical Society completed a survey of the properties in the Olmsted Tract. The Olmsted Tract corresponds with the Torrance Tract, which has also been referred to as the Old Torrance Tract. According to the survey report’s executive summary, community volunteers surveyed nearly 1,800 residential, commercial, and industrial properties across about the 100 city bloc ks between 201 13 and 201 43. They were supervised by members of the Torrance Historical Society and used a framework prepared by Nakada+Associates.

The purpose of the survey was to document all buildings, designed landscapes, and other features that were considered contributing elements to an assumed potential historic preservation district. 17 Nakada+Associates prepared historic contexts on related topics to accompany the survey, which included sections on:

The study period period of significance identified for the potential historic preservation district encompassing the entire Torrance Tract for the survey was 1912 to 1945, though some buildings up to 1949 were also identified as Contributors. The start date corresponded to the initial construction of the Olmsted Tract and ended after World War II when the tract was mostly developed and architectural design started to change toward Modernism.18

Figure 32: A Spanish Colonial Revival
residence identified as a Contributor in
the 2014 survey.
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150

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Amended Public Review Draft, March 2026Final Historic Preservation Plan Nearly 1,800 properties were surveyed across the 100 city blocks in the Torrance Tract. The properties were categorized as a “Contributor,” “Altered -Contributor,” or “Non -Contributor” (Figure 32Figure 32Figure 32Figure 17)
• “Contributor”: Any building built with in the period of significance that retains its original form, massing, and features.
• “Altered-contributor”: A structure that has been altered, but in a manner that is reversible and its historic integrity remains.
•
• “Non-Contributor”: A building constructed outside the period of significance.

The survey found 523 Contributor and 327 Altered -Contributor properties within the Torrance Tract ; the remainder are presumed to be Non -Contributors (Figure 33Figure 33Figure 33Figure 18).

Review of some properties were consistent with the findings of the 1979 survey, while others found that previously eligible properties were no longer intact or standing. The survey results are useful as a reference for identifying potentially historic properties and where they may be concentrated . See Appendix A for the 2014 Olmsted Tract Survey Executive Summary, Historic Context Statement, and Historic Resource Survey Summary.

Torrance City Council adopted the survey at their January 12, 2016 meeting. 151

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Figure 33: Properties identified by the 2014 Olmsted Tract Survey as “Contributors” and “Altered-Contributors.”

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TORRANCE TRACT OVERLAY ZONE
The 2014 Olmsted Tract Survey indicated that approximately half of the properties in the Torrance Tract were Contributors or Altered-Contributors, meaning they were built between 1912 and 1945 and retained some level of their original character, despite alterations. However, it also showed that much of the area was in danger of losing more of these older homes, especially in the areas zoned R -3 for multi-family apartments and condominiums, and in the areas zoned R-2, where two units on a lot are allowed and single-lot townhome subdivisions are increasingly popular.

These residential Contributors and Altered-Contributors are subject to a similar project review process as under the Small Lot, Low Medium Overlay Zone. T it was modeled after the Small Lot, Low Medium Overlay Zone. The interim Torrance Tract Overlay Zone created a project review process to manage on-going change , but only for certain properties . T he Planning Commission review s all new construction, additions, demolitions, and exterior alterations affecting residential properties identified by the 2014 Olmsted Tract Survey as Contributing or Altered-Contributing. Minor projects and projects meeting certain conditions, such as those that do not involve whole or partial demolition , do not propose exterior alterations of the Contributor or Altered - Contributor, and are under a certain size, are reviewed and approved by City staff.

The review process encourages projects that retain and rehabilitate Contributors and Altered - Contributors by offering the more streamlined staff review path, and ensures that projects proposing more changes at Contributors and Altered-Contributors are reviewed by the Planning Commission for their compatibility with the neighborhood character. In essence, the Torrance Tract Overlay Zone provides some level of protection for the residential areas of the Torrance Tract. extended the review process for the Small Lot, Low Medium Overlay Zone to properties in the Torrance Tract that retained some amount of historic character.

The interim overlay zone and review process remained in place while a historic preservation ordinance was crafted. However, in December 2017, the City Council voted to make the Torrance Tract Overlay Zone permanent at the same time it adopted the historic preservation ordinance.

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HISTORIC PRESERVATION ORDINANCE
The aAdopted in December 2017, the Torrance historic preservation ordinance establishes:

• Torrance Register of Historic Resources (Torrance Register) to safeguard and enhance Torrance’s architectural, cultural, and historic heritage; • Criteria for designating Historic Landmarks and Local Historic Districts to the Torrance Register;
• Project review process to manage changes to Historic Landmarks and Local Historic Districts;
• Historic Preservation Commission to implement the ordinance; and • Incentives to encourage protection of Historic Landmarks and Local Historic Districts.

The ordinance creates a voluntary preservation program where owners agree to have their properties listed in the Torrance Register. For individual Historic Landmarks, the property owner, or authorized agent, must sign the nomination form to start the designation process. For dHistoric Districts, all of the property owners must agree in writing to become a Local Historic District. Once designated, every property within the district boundaries is subject to the preservation ordinance.

While TtThe historic preservation ordinance is not limited to properties in the Torrance Tract properties, nor to only a certain type, like residential or commercial properties. However, to be eligible for local listing, a property local designation of landmarks and districts are limited to properties must be found eligible in adopted surveys, such as listed on the Olmsted Tract; Torrance California 2011- 2013 Survey of Historic Resources adopted Olmsted District Torrance California Survey of Historic Resourcesadopted by City Council in January 2016 , or in future City adopted historic resources surveys, or as otherwise outlined in the ordinance. Properties within the Small Lot, Low Medium, and Torrance Tract overlay zones can also be designated as individual Historic Landmarks or collectively as Local Historic Districts, following the processes and findings outlined in the ordinance.

The Ccity of Torrance offers owners incentives to list their properties in the Torrance Register and ensure that these historic resources will be taken care of correctly so that their historic character will remain. Please see Chapter 4 for more on incentives.

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4. HISTORIC PRESERVATION IN THE TORRANCE TRACT
The history and character of the Torrance Tract is being protected in numerousmultiple ways. Most directly, tThe Torrance Tract Overlay Zone offers a measure of protection through project review of by reviewing a select number of residentially zoned Contributor and Altered -Contributor properties identified as potentially contributing to the historic character of the Torrance Tract (Figure 33Figure 19). However, changes to the remaining properties in the tract —non-contributing residences, commercial and institutional buildings, and landscaped areas, amon g others —and for new construction on vacant parcels, are not subject to the same project review. As such, they still have the potential to alter the area’s historicits character drastically. For those interested in recognizing and seeking greater protections for their historic home property or neighborhood, listing in the Torrance Register of Historic Resources is available.

Figure 34: An intact residential street
in the Torrance Tract reflecting its
early 20th century character.
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TORRANCE REGISTER OF HISTORIC RESOURCES
As established by the historic preservation ordinance, tThe Torrance Register of Historic Resources is Torrance’s official list of locally designated Historic Landmarks and Local Historic Districts.

Individual buildings, structures, objects, sites, cultural landscapes, signs, or natural features, or groupings of these elements, can be listed in the Torrance Register, if they:

A. Meet one or more of the significance criteria for designation, including:

1. Aassociation with important events or patterns in history

1.2. Association with important persons or events or patterns in history;

2.3. Aarchitectural distinction as the work of a master designer or ha ving high artistic value;

3.4. Tthe potential to yield important information about history; OR

4.5. Aare among the last, best remaining examples of a type.

B. Retain enough integrity, i.e., has not been changed so much as to be unrecognizable, AND
C. Have the support and consent of the property owners.

Not all old buildings or areas are historic, nor do they all qualify for listing in the Torrance Register.

On the other hand, not all historic buildings are grand architectural gems; many are modest yet intact examples of past eras or areis historically important (Figure 36Figure 36Figure 36Figure 20). It is up to the Historic Preservation Commission to decide if properties meet the criteria for listing and have historic integrity based on the research and analysis presented in the application. Torrance’s Community Development Department staff helps to administer the Torrance Register for the city.

Figure 35: An intact street in the
Torrance Tract reflecting its early 20th
century character.
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Figure 36: Examples in the Torrance
Tract of Craftsman-style (lefttop) and
Spanish Colonial Revival-style
(belowright) houses that have
architectural integrity. That is, they are
still recognized as their styles, despite
minor changes.

SOI Standards
The Secretary of the Interior’s
Standards for the Treatment
of Historic Properties (SOI
Standards) are a series of
concepts about maintaining,
repairing, and replacing
historic materials, as well as
designing new additions or
making alterations that
promote best practices to
help protect historic, cultural,
and architectural resources.

The SOI Standards offer four
approaches to the treatment
of historic properties:
• Preservation,
• Rehabilitation,
• Restoration, and
• Reconstruction.

The appropriate treatment to
use will depend on the project
or project component.

Typically, tThe Standards for
Rehabilitation are the most
widely used and offer the
greatest flexibility; they are
the SOI Standards approach
referenced in this
studydocument.
(See Appendix E and
https://www.nps.gov/tps/stand
ards.htm).

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BENEFITS OF HISTORIC DESIGNATION
The charm and historic character of the Torrance Tract haves fostered a strong sense of pride in the neighborhood. Some owners recognize that their properties are important to Torrance’s heritage, and seek to list them as historic. This path is available to commercial and institutional property owners that are not underin the Torrance Tract Overlay Zone, as well as residential property owners seeking additional protections or incentives. For these owners, d esignation as a Historic Landmark or as a TorranceLocal Historic District can also offer the following benefits.

Managed, Predictable Change
Becoming listed in the Torrance Register does not mean the property will become a museum piece and can never change. All properties will and must change so that they can continue to function and meet the needs of each generation. But, as a Historic Landmark or Local Historic District, the change will be managed in more predictable ways. Alterations will be reviewed using nationally -recognized preservation principles known as the Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards) and its the accompanying Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (SOI Guidelines).

Unlike more general architectural or design guidelines, the focus of the SOI Standards and Guidelines is on keeping the features that make the property historic —, which are called character -defining features. These features range from the large scale, like the overall shape and massing of a building, to the small details like archways, windows, and materials that give the property its historic character.

In using the SOI Stan dards as the basis for reviews, the goal is to ensure that character -defining features will be maintained so that the property’s historic integrity is in turn maintained.

Clear Review Process
The Torrance historic preservation ordinance has set out a clear review process where city staff can review and approve a wide range of minor projects that clearly meet the SOI Standards. This allows for a faster, easier path for those projects that will not alter the character of a n individual property or a historic district. The Minor Project review (see Chapter 5, Project Reviews in Historic Torrance TractDistricts) can often address the most common improvements in ways that save s time and resources for both the owners and the city.

More complicated projects or those that do not clearly meet the SOI Standards, such as large additions, new buildings, and demolitions, are reviewed by the Historic Preservation Commission (HPC). The HPC includes professionals with expertise in historic pr eservation, historic architecture, architectural history, and other related fields who can apply their know-how in the project reviews.

Adopted November 2018May 2018 - 14 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan process.19 For neighboring propertiesy owners who want to be in a TorranceLocal Hhistoric Ddistrict and all agree By agreeing to listing in the Torrance Register of Historic Resources, they would be property owners are assured that the character of their area neighborhood will not change drastically, and they are more likely to reinvest in their properties knowing that neighbors will not be allowed to make inappropriate alterations or build out-of-scale developments. Outsiders looking for speculative development opportunities may be discouraged from purchasing in historic districts because of the additional review. Historic designation may mean more responsibility for each owner, but it also means more stability that can be a buffer from the extreme ups and downs in the real estate market.

Incentives
Recognizing that preserving historic properties appropriately may require more resources, the City of Torrance offers owners of historic properties several incentives, including:

Mills Act
The Mills Act is a statewide program available through cities to property owners of historic properties.

It offers different ways to calculate property tax that can provide substantial savings in exchange for the rehabilitation and long -term maintenance of the historic property. Owners enter into a contract with the city that outlines the maintenance, repair, or rehabilitation items that the owner agrees to complete during the contract’s 10-year term, which then renews continuouslyannually.

The City of Torrance hasis established ing a Mills Act program that will beis available to properties listed in the Torrance Register as Historic Landmarks or Contributing Resources in TorranceLocal Historic Districts. The amount of tax savings varies property by property, and is calculated by the Los Angeles County Office of the Assessor. Typically, recent owners are more likely to see sizable tax savings than long -time owners. However, the Mills Act can be an attractive selling point, as the contracts are recorded on the propert y deed and transferred to future owners who commit to maintaining the historic property.

The Mills Act is a voluntary program that owners will can apply for and be approved through the process established by Torrance.

19 For example, see “Benefits of Residential Historic District Designation for Property Owners,” from the Historic Preservation Officer of Tucson, Arizona, which offers a summary of economic surveys from around the county. It can be found at the Advisory Council for Histor ic Preservation’s website on Impacts of Historic Property and District Designation State, Local, and Regional Economic Benefit Studies, along with several other studies,
https://www.achp.gov/initiatives/community-revitalization-economic-benefits/area- studies.. http://www.achp.gov/economic-designation.html.

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Amended Public Review Draft, March 2026Final Historic Preservation Plan buildings. In Torrance, the CHBC is available to those properties listed in the Torrance Register as Historic Landmarks and Contributing Ccontributing Resources Rresources in Local Historic Districts.

Modifications to Development Standards
The Ccity of Torrance may offer certain reductions or modifications to development standards for Historic Landmarks or properties in Local Historic Districts to encourage preservation of the historic resource. These may include flexibility in parking design standards, retaining non -conforming setbacks, or modifications determined on a case -by-case basis, and approved by the appropriate reviewing authority such as the Community Development Director, Planning Commission, and/or City Council.

161

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Amended Public Review Draft, March 2026Final Historic Preservation Plan TORRANCE TRACT OVERLAY ZONE VS. HISTORIC DISTRICT
There are three key differences What is the difference between the Torrance Tract Overlay Zone and designation as a Local Historic District? There are three key differences:

▪ The overlay Overlay zone Zone is already in place for all the residentially zoned areas within the entire boundary of the Torrance Tract, while no LocalTorrance Historic Districts has have been designated yetas of 2025. If residents in an area of the Torrance Tract decide they would like to become a Local Historic District, they can apply through the new designation process.
▪ Once an area is designated a Local Historic District, project review follow s the historic preservation review process, rather than then the one for the Torrance Tract Overlay Zone.
▪ Once designated, the Contributing Resources in a the TorranceLocal Historic District qualifyies for available preservation incentives, like the Mills Act, the California Historic Building Code, and modifications to development standards; these incentives are not available to the other properties in the Torrance Tract Overlay Zone. ▪

Torrance Tract
TT Overlay Zone
Local Historic District
Applicability
2014 survey’s residential Contributors and
Altered Contributors*
All pProperties in designated Local Historic
Districts**
Properties Reviewed
Contributor/Contributing Resource Yes (residential only) Yes Altered Contributor Yes (residential only) Yes, as Contributing Resource Others/Non-Contributing Resource No Yes, for compatibility Others (commercial, institutional, etc.) No Yes, if within the boundaries New Infill Construction No Yes, for compatibility
Review Process
Review Body Planning Commission Historic Preservation Commission Review Standard Torrance Architectural Design Guidelines SOI Standards and Guidelines Review delegated to staff Limited minor projects Most minor projects Incentives No Yes
* See Figure 33 Figure 18 map. ** Designated with owner agreement.

Unlike in the Torrance Tract Overlay Zone, all the properties in a designated TorranceLocal Historic District have some level of review for changes —for Contributing Resources to protect their historic features and for Non -Contributing Resources (including new infill construction) to ensure their changes be are respectful and compatible with the district’s historic character. This all -around approach assures owners that their neighborhood will not change drastically over time. With the Table 11: Torrance Tract Overlay Zone vs. Local Historic Districts
Torrance’s
Architectural
Design Guidelines
Torrance’s Community
Development Department
offers Architectural Design
Guidelines to assist property
owners in the restoration,
renovation, and preservation
of residential structures with
“special significance to the
heritage of Torrance” (Figure
37Figure 37Figure 37Figure
21).

They describe architectural
styles typically found in
Torrance, including in the
Torrance Tract, and
summarize their typical
characteristics or character-
defining features.

Simple guidelines based on
the SOI Standards for new
construction and remodels are
included, as well as a glossary
of architectural terms.

Torrance’s Architectural
Design Guidelines are
available at the city’s website.

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Amended Public Review Draft, March 2026Final Historic Preservation Plan Torrance Tract Overlay Zone, that predictability is less certain, since its reviews are limited only to the Contributor and Altered-Contributor properties identified in the 2014 Olmsted Tract Survey.

The project review process is also different in the Torrance Tract Overlay Zone than in a Local Historic District. Project review under the Torrance Tract Overlay Zone is primarily based on the Torrance Architectural Design Guidelines (Figure 37). The Architectural Design Guidelines describe certain architectural styles typically found in Torrance, summarize their typical characteristics, and offer simple guidelines based on the SOI Standards for new construction and remodels. The C ommunity Development Department (C DD) staff can review some minor projects under the Torrance Tract Overlay Zone and the remainder are reviewed by the Planning Commission.

With a Local Historic District, reviews are based on the principles in the SOI Standards. Within the framework of the SOI Standards and the examples in the SOI Guidelines, CDD staff can review and approve a wider range of minor projects. Larger and more complex project s go before the Historic Preservation Commission, which is a group with expertise in history, design, and historic preservation.

Figure 37: Sample pages from
Torrance’s Architectural Design
Guidelines
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1. Submitting a completed application form to the Torrance CDD explaining how the property or area meets one or more of the designation criteria.

2. CDD staff reviews the application and requests additional information if the application is incomplete.

3. Once the application is deemed complete, a hearing before the Torrance Historic Preservation Commission (HPC) is scheduled.

4. At the HPC hearing, the applicant presents the case for why the property or area should be designated, and the HPC makes its determination to approve, modify, approve with conditions, or deny designation.

For Historic Districts, Tthe designation process to beform a TorranceLocal Historic District has aa few additional steps, as they involve multiple properties and multiple owners. In addition to how the group of properties meet the designation criteria, the Historic Districtdistrict application also needs to

The preliminary hearing is the first of two HPC hearings that is are needed during the approval process. The hearing is an opportunity for owners, residents, and members of the public to voice their support, or opposition, to historic district designation. It is also a chance for HPC to confirm that the district meets the criteria for listing in the Torrance Register, has enough integrity both in the required percentage of Contributing Resources as well as the Contributing Resources themselves having integrity, and to gauge owner support for the district.

If HPC votes that the historic districtarea qualifies for listing, CDD staff will prepare a ballot to be sent to all owners within the proposed boundaries of the Local Hhistoric Ddistrict. All owners need to return their written ballots with a yes vote for CDD staff to schedule the second and final HPC hearing.

At the second hearing, HPC will confirm the balloting and make findings to approve, modify, approve with conditions, or deny designation of the Local Hhistoric Ddistrict. The decision of HPC is final but can beunless appealed to City Council within 15 days of the decision. 164

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PROCESS FOR DESIGNATING A HISTORIC LANDMARK
HPC decision may be appealed to
City Council within 15 days of
issuance.

HPC makes findings and approves, or
conditionally approves in full or in part,
the property as a Historic Landmark.

HPC denies application and the property
is not a Historic Landmark.

CDD prepares a designation report and
recommendation to HPC. Application is
scheduled for review at next available
HPC meeting. Notice will be publicly
posted.

Yes
No
Incomplete application is returned for
additional information or revision.
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HPC decision may be appealed to
City Council within 15 days of
issuance.

CDD prepares a designation report and
recommendation to HPC. Application is
scheduled for review at next available
HPC meeting. Notice will be publicly
posted.

Once ballot deadline ends and votes are
tallied, second HPC hearing is
scheduled. Notice will be publicly
posted.

Have 100% of owners submitted written
consent?
Yes
No
Yes
CDD mails ballots for owner consent
voting.

Incomplete application is returned for
additional information or revision.
167

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Amended Public Review Draft, March 2026Final Historic Preservation Plan WHAT MAKES A PROPERTY HISTORIC?
Not all old buildings can, or should be, listed as Historic Landmarks a in the Torrance Register, which is intended to reflect the themes important to the city’s heritage. For a property to be historic, it needs to be important or significant within a historic context , and have enough physical integrity to convey that significance (Figure 38).

• Identify what the property represents: the theme(s), geographical limits, and chronological period that provide a perspective from which to evaluate the property’s significance.
• Determine how the theme of the context is significant in the history of the local area, the state, or the nation.
• Determine what the property type is whether it is important in illustrating the historic context.
• Determine how the property represents the context through specific historic associations, architectural or engineering values, or information potential (the criteria for evaluation).

Figure 3838: Three aspects that makes a property
historic: significance within a historic context and with enough physical integrity to convey that significance.

Source: Page & Turnbull.

Torrance’s Historic
Context Example
If a commercial property in
Downtown Torrance is being
considered for local listing,
then relevant historic contexts
may involve:

Place: The area planned to
be the business district for
Torrance as the modern
industrial city.

Time: Starting in 1912, with
the first plans indicating
where the business district
would be located, and
extending to when the area
was mostly built.

Theme or pattern: The
development of commercial
uses and as a downtown
within the Torrance Tract.
.

168

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P:T:T:More than one historic context may be relevant, depending on the property being considered and the reasons it may be important . Contexts may involve a specific event, pattern of development in a certain place during a specif ic time, life of a significant person, career of a noted architect or builder, an architectural style or type of construction, among others.

Meeting the Criteria
With an understanding of the relevant historic context (s), the property can then be assessed to determine if it demonstrates it isits importantce to history under one or more of the seven significance criteria for listing in the Torrance Register. The property does not need to meet all the criteria, only one.

However, waduringmere association with a significant event or pattern of history is not sufficient. 22 The association must be considered important. tore
Criterion 2 (Persons)
Criterion 2 for Torrance Historic Landmark designation is:
[The property] is associated with an important person or persons who made a significant contribution to the history, development, and/or culture of the City, region, State, or nation.

20 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation (Washington, DC: National Park Service, 1997), 7-

8. 21 Torrance Municipal Code, Article 50 – Historic Preservation Ordinance, Section

Torrance’s Meeting
Criteria 1 (Events)
Example
Continuing the example of
nominating a commercial
property in Downtown
Torrance for local
designation, A specific
property may meet Criterion 1
(Events) if it was a significant
building or business in the
development of Downtown
Torrance, as an example of a
changing approach to
commercial industry in the
Torrance Tract or even
beyond it, or as the location
of a significant event.

That is, it would need to show
that the property is important
to the area’s commercial
history or closely associated
with a particular pattern of
commerce unique to or
expressive of Torrance.

If the association is with a
specific business housed at
the property, the business
should not only be long-
lasting at the location, but
also be important to local,
state, or national history.

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Criterion 3 for Torrance Historic Landmark designation is:
, “ [The property] embodies the distinctive characteristics of a type, period, style, or method of construction.”
A property may be significant as an excellent, unusual, or rare example of a building or property type, an architectural period or style, or as a method of construction. Properties that represent the application of an unusual local approach to design or construction, even if they do not represent typical architectural styles, may be significant for their rarity.

The property does not need to be an exceptional architectural design, nor is a typical or minimum reflection of a type, period, style, or method be sufficient. Instead, the property should have the “distinctive characteristics” that reflects:
• The pattern of features common to that particular type, period, style, or method; • Individuality or variation of features that occurs with that type, period, style, or method; • An evolution of that type, period, style, or method; or • The transition between types, periods, styles, or methods.23

23 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 18.

Torrance’s Meeting
Criteria 2 (Persons)
Example
With the Downtown Torrance
example, commercial
properties associated with a
significant community leader,
booster, business owner, or
industrialist who was integral
to the commercial/industrial
development of Torrance may
meet this criterion.
170

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Criterion 4 for Torrance Historic Landmark designation is:
, “[The property] is representative of the work of a master.” A property may also be significant as the work of a master or distinguished architect, designer, builder, or craftsperson. The person is recognized in their field or is lesser known but their work is distinguishable from others by it s characteristics, workmanship, and/or quality. Not all works by a prominent architect, designer, builder, or craftsperson meet this criterion simply by virtue of being their work. The property must reflect a specific period in the person’s career, an aspect of their work, or a specific idea or theme in their craft.24
Criterion 5 (Artistic Value)
Criterion 5 for Torrance Historic Landmark designation is:
[, “The property] possesses high artistic or aesthetic values.” As outlined by the National Park Service:

High artistic values may be expressed in many ways, including areas as diverse as community design or planning, engineering, and sculpture. A property is eligible for its high artistic values if it so fully articulates a particular concept of design that it expresses an aesthetic ideal. A property is not eligible, however, if it does not express aesthetic ideals or design concepts more fully than other properties of its type.25 Criterion 6 (Information Potential)
Criterion 6 for Torrance Historic Landmark designation is:
, “[The property] has yielded or has the potential to yield information important to the prehistory or history of the City, region, State, or nation.”
The most common type of property designated under this criterion is archaeological sites. Buildings, objects, and structures can meet this criterion, if they meet two requirements:
• The property has information to contribute to our understanding of human history or prehistory, and
• The information must be considered important.

Adopted November 2018May 2018 - 26 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan For more details about how this criterion can be met, please refer to the Criterion D: Information Potential under the How to Identify the Type of Significance of a Property section in the National Park Service’s National Register Bulletin 15: How to Apply the National Register for Evaluation.26 Criterion 7 (Last, Best Example)
Criterion 7 for Torrance Historic Landmark designation is,:
[ “The property] is among the last, best remaining examples of an architectural or historical type or specimen.”
To meet this criterion, the architectural or historical type or specimen should be defined clearly. It may be an architectural type, likeas those discussed under Criterion 3 (Architecture/Design), or a historical specimen that is now rare. Then, tThe property must be shown to be the last and best remaining example.

Integrity Thresholds
Once the property’s significance has been established, then the third aspect of what makes it historic eligible is its physical integrity. Integrity is the ability of a property to convey its historic significance through its physical features and overall character. Evaluation of integrity can be subjective but is grounded in “an understanding of the property’s phys ical features and how they relate to its significance.”27

Properties either retain integrity, or they do not. The seven aspects to consider for integrity, as defined in Torrance’s historic preservation ordinance, are as follows:

Adopted November May 2018 - 27 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan Location is the place where the historic property was constructed or the place where the historic event occurred;

Design is the combination of elements that create the form, plan, space, structure, and style of the property;

Setting addresses the physical environment of the historic property inclusive of the landscape and spatial relationships of the building(s);

Materials refer to the physical elements that were combined or deposited during a particular period of time and in a particular pattern or configuration to form the historic property;

Workmanship is the physical evidence of the crafts of a particular culture or people during any given period in history or prehistory;

Feeling is the property’s expression of the aesthetic or historic sense of a particular period of time; and

Association is the direct link between an important historic event or person and the historic property.

Criterion 3 (Architecture & Design), Criterion 4 (Work of Master), Criterion 5 (Artistic Value)

Integrity of design, materials, and workmanship are most relevant for properties that are significancet for their Architecture & Design under Criterion 3, as the work of a distinguished architect designer, or builder under Criterion 4, or for possessing high artistic or aesthetic merit under Criterion 5. Integrity of feeling is also important, while integrity of location, setting, and association may not be as critical.

173

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Amended Public Review Draft, March 2026Final Historic Preservation Plan The property should retain the distinctive character -defining features of the style, type, or method of construction (Criterion 3) or the features that make it the representative work of the master (Criterion 4), or for it to have high artistic merit (Criterion 5). Some loss of features is acceptable, so long as it still retains the majority of features that illustrate its significance. Larger -scale features, such as massing, roof forms, spatial relationships, pro portion, pattern of windows and doors (fenestration), exterior materials and ornamentation are generally important to remain.28

However, if the property only retains a handful of the physical features, or only retains its massing, proportions, and pattern of windows and doors without the materials and ornamentation that connects it to a style or period, then it may have been too al tered to retain its integrity of design, materials, and/or workmanship.

Smaller-scale changes may be acceptable, especially if they are in kind . T—that is, they match the original in design, texture, color, material, etc. Common changes, such as roofing, window, or storefront materials, may not result in the loss of design or material integrity, if the massing, form, and majority of exterior materials remain. However, the loss of unique architectural features, such as a bell tower or historic signage, may result in a significant change to the property’s design and character that result in a loss of integrity.

An important note about integrity: Condition is not the same as historic integrity. Properties with evident signs of deterioration and poor maintenance can still retain historic integrity if they retain enough character-defining features to convey their significance. Alternatively, a property may be in good condition, but has lost its historic integrity because the character-defining features from its period of significance—those physical features that connected it to the reason for its historic or architectural significance—have been removed or replaced.

28 National Park Service, National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation, 46.
174

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A Local H Historic DDistrict is a grouping or concentration of buildings, structures, sites, objects, landscapes, natural features, street patterns, or other resources that have a special historic, cultural, architectural, community, or aesthetic value. It is different from ot her parts of a city typically because of three things:

Significance
A Local HHistoric DDistrict has historic or architectural significance meaning it reflects an important part of history, such as an association with an important event, trend, or person, or embodies the is a distinctive characteristics example of a type, period, or particular building style, or is the work of an architect. A Historic dDistrict can also reflect a significant period in Torrance’s growth, in how the city was planned or shaped, or as an example of city or community planning. Its A historic district typically has a specific period of significance , which is time frame in which most of the district was constructed or the important association occurred. The period of significance can be one year or a range of years.

Cohesive Character
A Local HHistoric DDistrict usually has a unified architectural sense character as seen through those character-defining physical features, including the design of its buildings (by types, scale, styles, etc.), the setting created by street patterns (straight, curving, cul -de-sacs, alleys, etc.), topography (flat, hillside, etc.), and landscaping (parkways, street trees, etc.), or by other physical characteristics (Figure 39Figure 22). These features are known as Contributing Resources, which are elements that collectively contribute to a district’s historic importance and special character and were built during its period of significance. Local Historic Districts usually also have some Non-Contributing Resources, those that may not have been built during the district’s period of significance, or have been so altered that they no longer contribute to the dHistoric D istrict’s character. Since Altered Contributors are not a feature of Local Historic Districts, they are generally considered Contributing Resources, unless they have lost integrity and also no longer contribute to the district’s character.

To be a good historic district candidate for designation , the area or grouping typically has more Contributing Resources than Non-Contributing so it can strongly convey the cohesive character that makes it different from non-historic areas. The exception is for Thematic Districts, which are properties related to each by a theme, such as by architectural style, type of construction, work of a specific architect, or in other ways unified aesthetically or historically, but are not geographically adjacent to each other in a grouping.

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It should be noted that Contributing Resources can also be listed also as Historic Landmarks, if they individually meet the criteria for listing. Some Non -Contributing Resources may also be listed individually as Historic Landmarks, if their importance or period of significance is different from the Local Historic District’s.

Support
The most successful Local Historic Districts are those that choose to become one, rather than have it imposed on them. In Torrance, all owners in a nominated area Historic District must be in support to establish a TorranceLocal Historic District. This is a high bar , and will need active effort from property owners interested in becoming a Local HHistoric DDistrict to discuss with and educate other owners. Some may feel their rights as owners are limited by the required project review, even though the Torrance Tract Overlay Zone already requires review for many properties. The preservation review that comes w ith Historic dDistrict designation assures owners that the neighborhood they bought into will not change so drastically from what attracted them to it in the first place. It is this certainty that has brought stability to other hHistoric dDistricts and often led to higher property values as owners feel comfortable investing in improvements.

Figure 39: Two examples of streets
in the Torrance Tract that have a
consistent, cohesive character, as
seen in the building scale, shapes,
styles, and setbacks from the street.

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CONCENTRATIONS OF CONTRIBUTING RESOURCES FOR POTENTIAL

HISTORIC DISTRICTS
Some select areas within the Torrance Tract may be better suited to be Local Historic Districts than others. Areas with fewer changes or new buildings, and that are more unified with similar building typess from a defined period , would be good candidates to consider for designation. The 2014 Olmsted Tract Survey helped to identify where some of those residential concentrations are located (Figure 41Figure 24). The business district that is Downtown Torrance does not appear to have a high enough concentration of intact buildings to be a good candidate. Additional research may find that more districts with different periods of significance are appropriate for certain areas.

Within these concentration areas, smaller, discreet historic districts may be formed (Figure 42Figure 25). There are no specific size requirements for Local Hhistoric Ddistricts—large or small—but some things to consider include:

• Consistency in:
o Size and scale of the housesbuildings;
o Setbacks from the street and between the housesbuildings; o Location (or lack) of curb cuts and driveways;
o Landscaping like street tree patterns.
• Consistency of architectural style is not required. Adjacent houses buildings (or Contributing Resources) of different styles can still be good candidates for Local Historic Districts if they are tied together by several of the above neighborhood features ( Figure 39Figure 23).
• Where these physical features change can signal a possible boundary line. o Physical barriers that prevent areas from relating to each other, such as railroad tracks or major streets, etc. are good boundary lines. o Look at both sides of the street when drawing potential boundaries. • In cases where the streetscapes have not changed significantly, yet the buildings have been altered like with replacement windows and doors, review consider whether if the original scale, massing, exterior siding or cladding, and other distinct architectural features are still present.
• Large districts may have a difficult time meeting the integrity requirement of at least 66% or more Contributing Resources within its their boundaries, plus the 100% owner support requirement. Smaller districts that exclude Non -Contributing Resources at the edges usually have a stronger sense of historic character.
• Most Local H historic Ddistricts will have some Non -Contributing Resources; they just should not make up more than a third or 33% of the properties within the district’s boundaries (Figure 41Figure 24 and Figure 42Figure 25). • Districts that have fewer than ten Contributing Resources may be appropriate when not enough intact resources are in an area or if owner support is an issue.

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Figure 40: An area with different
styles of houses but other unifying
features, such as consistent setbacks
and scale of the buildings, could still
be a historic district.

178

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Figure 41: High concentrations of historic resources from 2014 Olmsted Tract Survey are within the grey lines. 179

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Figure 42: Smaller groupings of historic resources from 2014 Olmsted Tract Survey are within the dotted lines.

The blue dots mark the last remaining worker housing designed by Irving Gill. 180

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THEMATIC HISTORIC DISTRICTS
Usually, a historic district in a neighborhood is a geographic concentration of buildings or features that are linked historically or visually in a specific area. Geographic Local Historic Districts will have Contributing and Non -Contributing Resources within a physical boundary, but the number of Contributing Resources should outweigh the number of Non-Contributing Resources.

The Torrance Register also offers an option to designate Thematic Historic Districts. A Thematic Historic District is a collection of buildings or features related by architectural, historic, or cultural themes but not in the same geographic area. For exam ple, the buildings designed by Irving Gill remaining in Torrance may be part of a TtThematic DdDistrict; any house that was designed by Gill and has enough integrity could be designated as part of that tThematic dDistrict, even if the houses are not adjacent to each other. In tThematic dDistricts, all of the properties would be Contributing Resources and all would need owner consent to be included.

Figure 4343: Examples of buildings designated under West Hollywood’s thematic Courtyard Historic District.

Figure 433426: Examples of buildings designated under West Hollywood’s thematic Courtyard Historic District.

Case Study: West
Hollywood’s Courtyard
Historic District
The City of West Hollywood
designated a thematic district of 12
courtyard apartment buildings in
1992. Found throughout the city,
these buildings were built
constructed in the 1920s to take
advantage of California’s mild
climate by extending interior
spaces to the outdoor. They are
defined by a courtyard surrounded
by apartment units that had direct
access to the shared open space
(Figure 43Figure 26).
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5. PROJECT REVIEWS IN HISTORIC DISTRICTSIN THEHE TORRANCE TRACT

RESIDENTIAL CONTRIBUTORS AND ALTERED CONTRIBUTORS
To manage change u Under the Torrance Tract Overlay Zon e, any developme nt on a residentially zoned lot with a Contributor or Altered -
Contributor is subject to review. e…..

The Planning Commission reviews
construction, remodeling, and enlargement
of a building or structure on these lots. The
commission will only approve projects if they
can find that the location and size of the
building, structure or the remodeled or
enlarged portions of the building or
structure, or the arrangement of off -street
parking spaces have been planned and
designed in a manner that:

• Tends to preserve the
neighborhood characteristics;
• Done in such a way as to
minimize the need for a curb -
cut for driveway purposes;
• Provides the required off -street
parking spaces for each
dwelling unit and any required
guest parking;
• Ensures the use intensity is
compatible with other
properties in the vicinity;
• Provides suitable open space,
in size and configuration;
• Is not materially detrimental to the public welfare or other properties in the vicinity, if the floor area to lot area (F.A.R) of the proposed construction or remodeling exceeds 0.5 to 1 (using outside building dimensions);
• Provides sufficient storage space for personal effects so that the occupants will be encouraged to use the garage spaces.

Planning Commission decisions can be appealed to City Council.

Certain types of projects are not required to go before the Planning Commission. However, they are subject to review and approval by the CDD staff to confirm they meet the requirements. These projects include:

Projects Exempt
from Review
Some projects do not require
historic project review, such
as:
• Ordinary maintenance
and repair work.
• Interior work (unless it
affects the exterior, like
windows).
• Plantings that are not
character defining.
• Stabilizing emergency or
hazardous conditions.
• Work that does not
require a permit.

Adopted November May 2018 - 39 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan • Construction or remodel of dwelling units (that is, residential units) that meet the following requirements:
o No demolition of the Contributor or Altered -Contributor, in whole or in part, is proposed;
o No alteration to the exterior façade of the Contributor or Altered-Contributor is proposed;
o The completed dwellings (new, remodeled, or enlarged) do not exceed a n F.A.R of 0.5 to 1, using outside building dimensions and including the area of garages, attached or detached;
o No curb cut for driveways is proposed on the street.
• The following minor construction, remodeling, and repairs:
o Emergency repairs.
o Reroofing with historically accurate materials.
o Historically accurate window replacements.
o Routine property maintenance.
o Fences and walls.
o A detached, noncontributing accessory structure.

DESIGNATED HISTORIC LANDMARKS AND HISTORIC DISTRICTS
Once a property becomes a designated Historic Landmark or an area becomes a designated Local Hhistoric Ddistrict, the city and residents owners work together to maintain the character of the landmark or district. One way to do this is through a project review process for exterior changes in the district.

Project review is needed when a :
• Building building permit is required
AND:
• Any There is any work affecting the exterior of a Historic Landmark or Contributing Resource, such as alterations, additions, rehabilitation, restoration, or partial demolition. • Full The project proposes full demolition or relocation of a Historic Landmark or Contributing Resource.
• Exterior The project includes e xterior work to Non-Contributing Resources ins a TorranceLocal Historic District that will be visible from the public right-of-way. • The project includes Nnew construction within a TorranceLocal Historic District.

Torrance has established different review processes for different kinds of projects that affect properties in the Torrance Register.

From the simplest to the most complex, they are:
• Minor Project Review: Projects that are minor and do not significantly change the historic character of the Historic Landmark or Contributing Resource can be reviewed and approved by CDD staff under the Minor Project Review.

• Certificate of Appropriateness: All other projects for restoration, rehabilitation, additions, and partial demolition that are not considered a Minor Project are reviewed by 185

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• Certificate of Demolition: Projects that include a full demolition of a Historic Landmark or Contributing Resource are reviewed by HPC for a Certificate of Demolition. A Certificate of Economic Hardship may also be required, as well as the preparation of environmental review documents in accordance with the California Environmental Quality Act (CEQA).

•

Case Study: Preservation Approach to Wood Windows
Wood windows are one of the main character -defining features of early -twentieth-century houses.

If windows have deteriorated to the point that replacement is needed, the first option s should be to replace them in kind, meaning in the same wood material and with the same pattern, configuration, operation, and details. If the same material is not possible, then another compatible material can be considered, but only after the above repair and in-kind replacement options have been explored.

Adopted November May 2018 - 41 - Torrance Tract
Amended Public Review Draft, March 2026Final Historic Preservation Plan Minor Project Review
Minor Project Review allows the city to
review and approve the most common,
minor exterior work that does not change
the building’s appearance. This may
include in-kind roof replacement, repair
of exterior siding, and window repair or
in-kind replacement if repair is no longer
possible. It also includes small additions
that are not visible from the public right -
of-way (streets and sidewalks).

Exterior work on Non -Contributing
Resources that will be visible from the
street are usually reviewed as Minor
Projects, if the work is not out of
character with the Local H historic
Ddistrict.

Replacement in the historic material and
matching the original details (in kind) is
preferred. Compatible substitute
materials that maintain the historic
character in terms of pattern, texture, and
detailing may be considered on a case -
by-case basis.
• Repair or replacement of roof
covering materials, gutters, and
downspouts, provided that the
replacement is in kind or maintains the
architectural character of the historic
resource in terms of pattern, texture, and
coloration.
• Like-for-like mMaintenance, repair, or
like-for-like replacement at commercial
windows.

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Amended Public Review Draft, March 2026Final Historic Preservation Plan • Foundation work with no change in appearance.
• Chimney repair and retrofit with no change in appearance. • Installation of reversible fabric awnings over doors or windows at commercial properties that may be removed in the future.
• Installation of roof equipment screening or trash enclosures that are not highly visible from the public sidewalk.
• Construction, demolition, or alteration of side, rear, and front yard fences. • Alterations or removal of landscape features such as walkways, planter walls, paved areas, and fountains not identified as character-defining features. • Restoration and iIn-kind replacement of historically faithful features that were previously removed, with sufficient visual or physical evidence of the historic feature. • Additions and accessory buildings that are one-story, at the ground floor, not visible from the street, and do not increase the building’s floor area by more than 25%. • Accessory dwelling units, as per Torrance’s accessory dwelling units ordinance. • Other minor rehabilitation work as determined by the Director of CDD. • For Non -Contributing Resources, partial demolitions, additional stories, and additions that increase the building’s floor area by more than 25%.

•
Minor Project Review Process and Findings
CDD staff uses the Secretary of the Interior’s Standards for the Treatment of Historic Properties (SOI Standards) in Minor Project reviews. HPC may also adopt other design guidance for use by CDD staff in reviewing and approving Minor Projects.

Once finalized, CDD staff will notify HPC about Minor Project review decisions, which are appealable to HPC within 15 days of the decision.

If CDD staff finds a project does not meet the SOI Standards or would like input from HPC, the project can be referred to HPC for a public hearing.

MINOR PROJECT REVIEW PROCESS

Case Study:

Preservation
Approach to Wood
Windows
Wood windows are one of
the main character -defining
features of early -twentieth-
century houses. They were
often made of old -growth
wood with simple to
elaborate profiles and
sometimes highly
decorative surrounds or
details. They are one of the
tangible architectural
elements that help to date a
building to a certain period.

Losing or iginal wood
windows can drastically
change a building’s
appearance and feeling.

The best preservation
approach is to retain and
repair the wood windows.

Common problems can
usually be repaired: Double-
hung windows that no
longer stay open can have
their balancing weights re -
roped; specific pieces that
have dry rot can be
replaced; dra fty windows
can be weather -stripped
and the panes re -puttied. In
major rehabilitations,
windows can be removed
and reconditioned to last
another 50 to 80 years (with
proper maintenance).

If windows have
deteriorated to the point that
replacement is needed, the
first option s should be to
replace them in kind,
meaning in the same wood
material and with the same
Application is filed with CDD and
reviewed for completeness.

Does proposed project qualify as a
Minor Project?
Yes
CDD staff takes action to approve or
Application shall go to HPC for a
Certificate of Appropriateness review.

CDD decision may be appealed to HPC
No
Is proposed work consistent with SOI
Standards and/or adopted review
guidelines?
Yes
Incomplete application is returned for
additional information or revision.

Applicant can revise application based
on review comments.
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MINOR PROJECT REVIEW PROCESS

Application is filed with CDD and
reviewed for completeness.

CDD decision may be appealed to HPC
within 15 days of issuance.

No
Is proposed work consistent with SOI
Standards and/or adopted review
guidelines?
Yes
Incomplete application is returned for
additional information or revision.

Applicant can revise application based
on review comments.
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Certificate of Appropriateness
(C of A)
For larger projects that do not meet
the definition of a Minor Project, a
Certificate of Appropriateness (C of A)
will be needed. This usually is for
major work that affects the exterior of
Historic Landmarks and Contributi ng
Resources, such as alterations ,
rehabilitations, larger and/or visible
additions, partial demolitions,
reconstruction, and relocation. Work
on Non -Contributing Resources that
are highly visible or have the potential
to affect the Local Historic District’s
character may also undergo a C of A
review, as will new construction within
a Local Historic Distr ict, including
those replacing Non-Contributing
Resources and second units or
accessory buildings in some cases.

• Review the SOI Standards
and Guidelines for
Rehabilitation online to
understand what
approaches are or are not
SOI Standards-compliant.

• Minor project review is
usually the fastest route to
getting a project approved,
but some back and forth
may be needed before a
SOI Standards-compliant
project is accepted.

• Include photographs of the
current building and where
work is proposed, along
with the architectural plans.

Views from the sidewalk or
across the street are helpful
too.

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• Removing or demolishing character-
defining features, such as chimneys,
porches, towers, etc.
• Adding, removing, or relocating
window or door openings on the front or
street-facing façades.
• Installing features on the roof that are
visible from the public right -of-way
(mechanical equipment, skylights,
antennas, signage, etc.).
• Additions that add more than 25% of
the existing floor area.
• Additions that are visible from the
public right-of-way.
• Additions that add height or stories.
• Demolishing historic garage or
accessory structures that are character-
defining.
• Second units or accessory dwelling
units.
• Other exterior work that can change
the building’s character.
• For Non -Contributing Resources,
large additions, adding more stories or a
second unit, and other work that can be
out of character with the Local Historic
District.

HPC will review the project, taking into
consideration several factors. Mainly,
they are looking to see how the proposed
project will adversely affect the Historic
Landmark, Contributing Resource,
and/or Local Historic District. They are
also considering if the changes proposed
are appropriate for the historic materials
and character of the building and district.

Together, they offer flexibility
to update buildings and make
reasonable changes while
respecting the historic design,
materials, feeling, and
character of the building.

The SOI Guidelines outline a
general hierarchical process
for preservation projects:

1. Identify, retain, and
preserve character-
defining features and
significant spaces;

2. Protect and maintain as
much as possible;

3. Repair when needed in
ways that are appropriate
and sensitive to the
historic materials;

The SOI Guidelines also
provide specific do’s and
don’ts for certain materials
and features.
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Decisions by HPC are final, but they can be appealed to the City Council within 15 days of the decision.

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CERTIFICATE OF APPROPRIATENESS REVIEW PROCESS

Application is filed with CDD and
reviewed for completeness.

Does proposed project qualify as a
Minor Project?
Application shall go to HPC for a
Certificate of Appropriateness review.

No
HPC reviews using SOI Standards
and/or adopted review guidelines and
takes action to approve, conditionally
approve, or deny the application.

Approve
Certificate of Appropriateness is issued.

Deny
Certificate of Appropriateness is not
issued
HPC decision may be appealed to City
Council within 15 days of issuance.

Application is scheduled for review at
next available HPC meeting. Notice will
be publicly posted.

Application can be reviewed as a
Minor Project.

Yes
Incomplete application is returned for
additional information or revision.
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Once designated, the demolition of a Historic Landmark or Contributing Resource in a TorranceLocal Historic District should be a rare event. A full or substantial demolition of a designated Historic Landmark is a permanent loss that cannot be reversed or lessened by photographs or other documentation. Generally, the demolition of a Contributing Resource does not automatically result in the permanent loss of the Local Historic District, but there are some instances where that may occur, especially if there are only a few Contributing Resources in the district.

Certificate of Demolition Process and Findings
If CDD staff determines an application will require a C of D, the staff will inform the owners and request additional items, including:
• An initial study under the California Environmental Quality Act (CEQA); • An application for a Certificate of Economic Hardship; and • An application for a Certificate of Appropriateness for the replacement project, if in a Local Historic District.

Both the initial study and the information needed for a Certificate of Economic Hardship may take months to complete. They are intended to explore other options to demolition to avoid the loss of a historic resource. CDD will schedule the C of D application for an HPC hearing once all of the requested information has been accepted and deemed complete.

Demolition: Full vs.

Partial
The Torrance Historic
Preservation Ordinance
defines demolitions as full or
partial:

Full Demolition: Demolition
that involves 50% or more of
the exterior walls area or
building floor area.

Partial Demolition: Demolition
that involves less than 50% of
the exterior wall area and
building floor area of the
primary building, and
demolition of other features
on the property.

Demolition of garages or
accessory structures would
be reviewed as partial
demolition.

Partial demolitions of
Landmarks and Contributing
Resources will require a C of
A.
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• Feasibility to repair or adaptively reuse the building. • Economic hardship.
• Merits of the replacement project (in a Local Historic District). • Options to mitigate the loss.

HPC also hears the C of A for a replacement project (as a new construction project) at the same time as the C of D in the cases involving Contributing Resources.

To approve the C of D, HPC must:
• Approve the Certificate of Economic Hardship finding that denial of the C of D will deprive the owner of substantially all reasonable use of the property; • Make at least two (2) of the following findings:
o The deterioration that is the basis for the demolition is not the result of the owner’s failure to maintain the property.
o There is a compelling public interest that justifies demolition. o All reasonable efforts to restore, rehabilitate, or relocate the building have been exhausted.
o Renovation would require such extensive alterations that would render the building no longer historic.
o Demolishing the Contributing Resource will not detrimentally change, destroy, or adversely affect the historic character or value of the Local Historic District.

Decisions by HPC are final, but they can be appealed to the City Council within 15 days of the decision.
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CERTIFICATE OF DEMOLITION PROCESS

FOR HISTORIC LANDMARKS & CONTRIBUTING RESOURCES IN LOCAL HISTORIC DISTRICTS Yes
Certificate of Demolition is issued.

No
HPC denies Certificate of Demolition.

HPC decision may be appealed to
City Council within 15 days of
issuance.

Once all received and deemed
complete, application is scheduled
for review at next available HPC
meeting. Notice will be publicly
posted.

Is a Certificate of Demolition (C of D)
required?
Incomplete application is returned for
additional information or revision.
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As with the Certificate of Demolition, HPC may issue a Certificate of Economic Hardship if denial of the C of A creates an undue economic hardship on the owner. Economic hardship is not merely that the preservation requirements will cost more, or that the property’s highest value use is not available.

Evidence must be provided to the satisfaction of HPC that there would be a substantial burden on the owner. This can be because a reasonable rate of return cannot be achieved for an income-producing property, that the work is not economically reasonable, practical, or viable, or that a legal “taking” would occur.

HPC may request cost estimates, technical reports, financial data, and other information to make their decision.

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6. DESIGN CONSIDERATIONS FOR PROJECTS IN HISTORIC DISTRICTS In reviewing projects involving historic resources in historic districts , CDD staff and the Historic Preservation Commission should first consider the status of the property in question . The following are some suggested approaches, based on the SOI Standards for Rehabilitation (see sidebar).

INDIVIDUAL AND CONTRIBUTING RESOURCES
For individually listed historic resources, and those that a re contributing to a Local Historic District, the focus of the project review is on managing change so that the property continues to convey its historic character. Typically, that means retaining the existing character -defining features while allowing for respectful changes.

Original and/or character-defining features should be retained as much as possible (Standard s 2, 5, and 9). Where the original and/or character -defining features are deteriorated, the first approach should be to repair the feature. If the feature or material is too deteriorated to repair, then the next approach is to replace in kind, meaning to match the existing or original in design, color, texture, and where possible, material (Standard 6). If a ma terial different than the original is proposed for a character-defining feature, then it is important to match the other aspects of that feature — – design, proportions, details, etc., as well as color and texture— – to retain the feature as character -defining despite the change in material. If the feature cannot be replaced in kind to match the original, then the approach would be for to undertake a compatible alteration (Standard 9).

Restoring missing original features, or returning the property to an earlier period of its history, particularly for properties that have had other alterations, can be encouraged as well. However, the restoration should be based on physical or documented e vidence for the property (Standard 6) , and not based on conjuncture or features from another property (Standard 3).

Areas of a building that have been previously altered can continue to be altered . One option is to consider restoring to the original appearance and materials , as discussed elsewhere. If restoring to the o riginal appearance and materials is not feasible or desired, then the alteration should be compatible, and not erode the property’s historic character.

Compatibility for exterior alterations, additions, and related new construction is generally considered first in terms of the size, scale, proportion, and massing first (Standard 9). Then, the details of design, materials, ornamentation, textures, and colors are considered. Successful additions and new construction take their cues on these aspects from the historic resource without competing with or overshadowing it.

Another key aspect of compatibility is differentiating the new work from the original. This can be done in various ways ranging from visible contrast to more subtle adjustments that are still clearly understood as new interventions upon careful review.

Standard 3 (No False
Historicism) and Standard 4
(Recognize Change over
Time) are about respecting
the unique history of the
property.

Standard 8 is about
archeological resources and
may not be relevant to all
projects.

The Secretary of the Interior’s
Standards for the Treatment
of Historic Properties (SOI
Standards) are a series of
concepts about maintaining,
repairing, and replacing
historic materials, as well as
designing new additions or
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Projects where most of the historic building is proposed to be demolished would not be reversible . If the project removes a section of one façade to allow for a connector to an addition , that may be considered reversible, because if that addition is removed, the historic building still remains to convey its significance.

may consider t he following factors when determining if the proposed project meets the review standards or is compatible with the historic resource.

• Massing, including building shape form, height, and the nature of the roof line (Figure 27 and Figure 28);
• Proportions between the height of a building and its width; • Nature of the open space around buildings, including extent of setbacks, the existence of side yards, their sizes, continuity of such spaces along the street, and the extent of paving;
• Nature of openings in the façade (windows and doors)—their locations, size, proportions, and hierarchy;
• Type of roof, including cladding material;
• Nature of projections from the building, such as porches and balconies; • Nature of the architectural details, and the predominate architectural style (if any); • Nature of the materials;
• Color;
• Texture;
• Details of ornamentation;
• Signs; and
• Other character-defining features.

Projects Involving Partial Demolition
When considering projects that involve partial demolitions, HPC may look at w hether character- defining features will be affected or removed. This may include including garages, accessory structures, and landscape features as well as the building’s features. The visibility of the change from the street and the effect of the entire proposed project, partial demolitions, and any new construction or additions, will also be factors to consider. If located within a Local HHistoric DDistrict, the effect of the project to that Historic dDistrict will also be reviewed.

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NON-CONTRIBUTING RESOURCES AND NEW CONSTRUCTION IN

HISTORIC DISTRICTS
For Non-Contributing Resources in a Local Historic District, the project review is not about retaining character-defining features, as presumably, the Non-Contributing Resource would not have historic features. Instead, the review is focused on ensuring that the project does not cause the Non- Contributing Resource to be less compatible with its surrounding area to avoid eroding the overall historic character.

In addition, nNew buildings will be constructed in Local HHistoric DDistricts from time to time. They may be built on vacant lots or to replace a Non-Contributor ResourceNon-Contributing Resource .

They may also be a second unit that is allowed by zoning on the lot, or in very rare situations, a new building replacing a CContributing Resourceing Resource in a Local Historic the Ddistrict. Regardless of the reason, the new construction will be reviewed for compatibility with the scale, massing, setbacks, and where appropriate, the relevant styles of the district. original style, of the Historic District’s Contributing Resources. This usually includes considering:

A.• The height, width, and length of the new building compared to surrounding CContributing RResources;
B.• Floor heights, fenestration patterns, proportions, solid -to-void ratios, and other the elements and details;
C.• Exterior materials and treatments; and
D.• Other relevant features of the Local H Historic DDistrict and its CContributing RResources.

The goal is to ensure that alterations to Non-Contributing Resources and any new buildings will maintain the overall character of a Local HHistoric DDistrict.

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FACTORS TO CONSIDER FOR ALL PROJECTS
The following factors may be considered when determining if the proposed project meets the review standards or is compatible with the historic resource.

• Massing, including building shape form, height, and the nature of the roof line (Figure 44 and Figure 45);
• Proportions between the height of a building and its width; • Nature of the open space around buildings, including extent of setbacks, the existence of side yards, their sizes, continuity of such spaces along the street, and the extent of paving;
• Nature of openings in the façade (windows and doors, storefronts and display windows, etc.)—their locations, size, proportions, and hierarchy; • Type of roof, including cladding material;
• Nature of projections from the building, such as porches, balconies, overhangs, canopies, and awnings;
• Nature of the architectural details, and the predominate architectural style (if any); • Nature of the materials, including in terms of color and texture; • Details of ornamentation;
• Signs and their locations or attachments; and
• Other character-defining features.

Figure 4444: Second-story addition setback from the front, with roofline and materials that take their cues from the original house and are in keeping with its Craftsman style.

Figure 4545: While setback, the design concept for this second-story addition is unclear.

The narrow windows, horizontal siding, and flat roofline do not relate to the original building design.

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THREE COMMON RESIDENTIAL PROJECT TYPES IN THE TORRANCE
TRACT
To demonstrate how project reviews in a historic district seek to emphasize preserving the district’s historic character, three project types common to residential properties in the Torrance Tract are discussed below.

1. Creating an Addition to a Single-Family House;

2. Adding an Accessory Dwelling Unit to a lot zoned R-1, Single-Family Residences; and

3. Developing Two Condominiums to a lot zoned R-2, Two-Family Residences.

In each of these three cases, HPC will be looking for co mpliance with the SOI Standards. The most relevant are Standards 2, 5, 9, and 10 (refer to Appendix E). In general, these SOI Standards require that:
• The new addition or unit does not alter the building’s historic character (Standard 2); • Character-defining features and historic materials are not sacrificed to allow the new addition or unit (Standard 5);
• The new addition or unit is both compatible AND differentiated from the historic (Standard 9); and
• The new addition is reversible, so if removed in the future, the essential form and integrity of the historic building remains (Standard 10).

Being compatible and differentiated under Standard 9 requires balance; one without the other may not meet the SOI Standards. New construction that is identical to the original creates a false sense of historic development. New construction that is too different can distract from or overwhelm the historic resource. Typically, the design of the new construction should reference the historic building in terms of scale, massing, proportion, roofline, fenestration, exterior cladding, and other details. However, to avoid too closely matching the historic building and giving a false sense of history, consider simplifying the details, using contemporary construction methods or compatible materials, or slightly adjusting proportions or patterns.

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1. Creating an Addition to a Single-Family House
In a Local Hhistoric Ddistrict, small additions that meet certain requirements can be approved by CDD staff over the counter. Larger additions — those that increase the house’s floor areas by more than 25% — --or additions that are visible from the public right-of-way (streets and sidewalks), like second- story or side yard additions, will be reviewed by HPC.

Some recommendations to keep in mind:
• The historic building should remain the main focus of the property. Additions should be secondary to the main, historic building and not compete with it for attention. Typically, a one-story addition located at the rear of the parcel will accomplish this (Figure 46Figure 46Figure 46Figure 29).
• Additions should not be at the front of the buildings (Figure 47Figure 47Figure 47Figure 30). The front, street-facing façade is usually a key character-defining feature and one of the main ways a building relates to the other properties in a Local Hhistoric Ddistrict.

Additions to the front can also alter the relationship of the building to the street, which is often consistent in the historic district and gives the district its character.

Figure 4646. One-story additions at the rear that are not visible from the street are preferred.

Figure 4747. Front additions are not recommended in Local Hhistoric Ddistricts.

• Second story additions should be set as far back as possible , so as not to be readily visible from the street. For some smaller buildings, a one-story connector placed between the one and two-story volumes (referred to as a “hyphen”) helps avoid overwhelming the main, historic building (Figure 48Figure 48Figure 48Figure 31 to Figure 51Figure 51Figure 51Figure 34). The roofline of the second story addition should also take cues from the historic building, whether in roof slope, cladding materials, or other detailing. • Side additions should also be set back from the front façade building plane, so as not to compete with the historic building or be confused for an original component. The roofline should also take its cue from the historic building, but have a break or visual separation. • Depending on lot size, building size, building design, and corner lot conditions, an appropriate addition for one site may not be an appropriate addition for another site.

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Figure 4848. Two-story additions should be set back from the main building and be compatible in design, rooflines, materials, and detailing.

Figure 4949. Two-story additions that contrast too drastically with the main building, or overwhelm the main, historic building should be avoided.

Figure 5050. The two-story addition is minimally visible from the street and is stepped back from the side of the front historic building.

Figure 5151. Although the two-story addition is set back, its massing overwhelms the front historic building. A roofline that is lower and slopes back from the street, similar to the front building, along with a side stepset- back to the addition would be more appropriate.

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2. Adding an Accessory Dwelling Unit to an R-1 Lot
Torrance has recently periodically revisesd its ordinance governing aAccessory dDwelling uUnits (ADU) and junior accessory dwelling units (J ADU) —collectively referred to as ADU s here—to meet the requirements of state law.29 Also known as second units or “granny flats,” state laws require cities to allow ADUs to be added to single-family residencesqualified residential properties provided they meet certain requirements, including that the unit is not to be sold separately or used as a short-term rental. Torrance’s ADU revised ordinance outlinesd the development standards for ADUs, which vary if the unit is within an existing building, if it is newly built and attached to an existing building, or if it is built as a detached building. Also, Any ADUs that are not within those limits would need to be reviewed and approved by the City Planning Commission.

While an ADU that meets Torrance’s revised ordinance is allowed by right, they are subject to certain design standards in the ordinance , as well as compliance with relevant design guidelines, as appropriate. those that are in a Historic District are still subject to design review to avoid negatively impacting the district. On the other hand, being in a Historic District also offers relief with more flexible parking requirements.

Some things to keep in mind when planning ADUs with a historic resourcein a Historic District:
• ADUs in a Local H Historic DDistrict can take advantage of the state exemption from parking requirements—an incentive for designated historic districts. • Consider adaptively reusing existing Avoid demolishing the historic garages or accessory structures to accommodate an ADU , especially those that are historically or architecturally significant. Consider converting or expanding the garage for the ADU, but keep the garage doors so it continues to read as a garage. • Continue the historic development pattern where possible. For example, detached ADUs located behind the main building would continue the historic pattern of detached garages, accessory structures, and second units seen in the Torrance Tract. • New attached or detached ADUs should generally be sized appropriately be subordinate to the main buildingin height and volume to the main building , placed at the rear of the property, and minimally visible from the street ( and ). • New ADUs at individual and CContributing RResources should may be architecturally similar to but should not directly copy compatible with the historic main building. This may mean similar and simplified in terms of architectural vocabulary, roof forms, cladding materials, colors, exterior finishes, and landscaping, among and other factorsfeatures that reference the historic main building.
• For attached ADUs, see also the guidance for additions. •

29 Senate Bill 1069 and Assembly Bill 2299 from 2016 are the relevant state laws that triggered the revisions.
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• While new detached ADUs can be built up to 1,200 1,000 square feet (per Torrance’s ADU ordinance), the floor area ratio (FAR), lot coverage, and open space requirements for smaller lots may not allow units that large (Figure 36). • Avoid demolishing the historic garage or accessory structures to accommodate an ADU.

Consider converting or expanding the garage for the ADU, but keep the garage doors so it continues to read as a garage.

Figure . An attached ADU that adds no more than 25% ofto a main, historic building’s area should follow the same guidance as for additions.

Figure . Although detached ADUs up to 1,2001,000 square feet may be allowed, smaller lots may not accommodate ADUs of that size because other requirements for FAR, lot coverage, and open space still need to be met.

Figure 5252. An attached or detached ADU should generally be subordinate in height and volume to the main building, placed at the rear, and minimally visible from the street.

3. Developing Two Condominiums on an R-2 lot
Different from ADUs are the R-2 areas in the Torrance Tract that allow two separate units to be built.

Here, the second unit is not subordinate to a primary residence; both are essentially primary residences. An increasingly popular approach in recent year s has been to create two condominium units on R-2 zoned lots where some of the lot is shared common areas but each unit is sold separately (ADUs cannot be sold separately from the primary residence). To maximize the land and value of the condominium units, new two-story townhouses are built. This has often resulted in the demolition of the existing building, typically an older, smaller, one-story single-family house, and the diminishing of a cohesive neighborhood character.

In a Local Hhistoric Ddistrict, the ability to have two units in an R-2 lot is not lost. The approach would be to keep the main building, if it has been identified as a Contributing Resource, and construct the second unit in the rear (Figure 53Figure 37 through Figure 58Figure 42). As the rear unit is usually less visible from the street, and therefore would have less impact to the character of the historic district, review in aa Local Hhistoric Ddistrict would be similar to reviewing a large addition. To encourage keeping the Contributing Resource, the city may consider modifying some development standards, such as setback s, building separation, and increased building height, if approved by Planning Commission and parking design requirements.
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Figure 5353. A second unit in an R-2 zone can be built while keeping the historic Contributing Resource at the front.

Figure 5454. The second unit should be compatible in design with the historic Contributing Resource and avoid overwhelming the front building.

Figure 5555. Example of compatible second unit added to the rear of an older (non- historic) house.

Figure 5656. The roofline of the second unit is minimally visible from the street.

Figure 5757. Another example of compatible second unit added to the rear of an R-2 lot.

The roofline takes its cues from the front building but avoids matching too exactly.

Figure 5858. From the sidewalk, the second unit is not visible. This example is in the Small Lot, Low Medium Density Overlay Zone in the Torrance Tract.

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Amended Public Review Draft, March 2026Final Historic Preservation Plan In the case where a two-condominium development replaces a Non-Contributing Resource in a Local Hhistoric ddistrict, the new development would also be subject to review by HPC. Here, the review would center on compatibility of the new development with the Local Hhistoric Ddistrict.

Some points to keep in mind:
• In terms of site compatibility, avoid placing the garage on the front, street -facing side where a curb cut would be needed; Torrance Tract streets typically do not have curb cuts and garages historically have been facing the alleys.
• Another site compatibility feature may also mean keeping the existing setback that is consistent along the block.
• In terms of the buildings’ scale and massing, the main, historic building may not be required to remain a single story, though the design should consider a massing that steps back the second story.
• The design should consider a roofline that is pitched rather than flat, if that is a common feature within the neighborhood context. The pitch could also follow the same proportions or slope to minimize the appearance.
• Matching the style of the surrounding buildings is also not required; in Local Hhistoric Ddistricts, often many different styles are found.
o However, the new front building should take cues from its neighbors, in terms of symmetry or asymmetry, volumes and wall planes, fenestration pattern, and use of materials.
o For instance, many traditional designs have more solid walls than window or door openings (wall to void ratio), and those openings are not oversized. A more modern building with walls of glass or large picture windows may not be compatible.
• Where a new development seeks to build in a traditional style, consider the proportions, craftsmanship, and materials that also define these styles —the character -defining features.

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Unlike the residential area, which was mostly fi lled with homes by World War II, and the former industrial area, which was redeveloped in the late twentieth and early twenty-first centuries, Downtown Torrance contains a mix of buildings from the early, mid -, and late twentieth century. Some of the early twentieth-century buildings have also changed over time, especially at the ground -floor retail storefronts, so that no one period of construction dominates in the era.

With a desire to strengthen the early twentieth -century character of Downtown Torrance where possible, while allowing for changes to occur, the following approaches are intended to assist City staff with reviewing projects based on the project types. Much of the focus is on the ground -floor storefronts, which tend to be the most commonly altered features in older commercial buildings and are where most projects are focused. The guidance is primarily summarized from the National Park Service’s Preservation B rief 11: Rehabilitating Historic Storefronts that focuses on early twentieth century commercial buildings, though many of the concepts are applicable to buildings of any era.

Early Twentieth-Century Storefronts
With readily available cast iron after 1840, commercial storefronts had fairly typical features until the 1930s (Figure 59).30 These included:
• Single or double doors flanked by display windows at each retail space • Entrances frequently recessed to protect from weather and increase the amount of space for displays
o An additional side door accessing the upper floors was also common • Thin structural members of cast iron or wood framing the storefront system • Display windows in the storefront systems raised off the ground by wood, cast iron, or pressed metal lower panels or bulkheads
• A transom or series of transoms consisting of a single or multiple panes of glass were placed above each window and door
• A fascia covering the structural beam above the storefront system, finished in brick, stucco, or other solid material, and often served as a sign band • Canvas awnings, or in some cases tin or wood canopies shaded storefronts

30 H. Ward Jandl, Preservation Brief 11: Rehabilitating Historic Storefronts , (Washington, DC: National Park Service Heritage Preservation Services, 1982), 2-

3. 211

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Figure 595960. Architectural features typical on an early twentieth century commercial building, including at the ground-floor storefront. Source: Preservation Brief 11: Rehabilitating Historic Storefronts. 212

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Preservation best practices, as outlined in the National Park Service’s Preservation Brief 11:

Rehabilitating Historic Storefronts , stipulates two key steps that inform the appropriate approach to storefronts:

1. Identify and evaluate the historic importance of the existing storefront, and understand it in terms of the original design and alterations over time.

2. Conduct a physical assessment of the existing storefront’s condition to determine the extent and nature of the work needed. This physical assessment is also an opportunity to uncover evidence of the original or historic storefront systems, awnings, pattern s, openings, and other details, should restoration to the original be desired.

For the first step, Preservation Brief 11 offers some questions to ask when identifying and evaluating storefront systems and features:
• Construction Materials: What are the current construction materials (wood, metal, brick, other masonry, a combination)? Is there evidence of the original or previous construction materials that still remain?
• Architectural Features: What are the various architecture features of note, and how are they arranged in relationship to each other?
• Supporting Columns or Piers : What do they look like? Are they heavy or light in appearance? Are they flush with the windows or exterior walls, or do they protrude? Are they structural elements or are some columns decorative? • Display Windows and Transoms : What are the configurations of the display windows? Are the display windows single panes or are they subdivided? Are they flush with the façade, or are they recessed? How tall is the base panel (bulkhead)? Are there transoms windows visible or covered? What is the proportion of area between the display window and transom?
• Entrances: Are the entrances centered? Are they recessed? Is one entrance more prominent than the others? How is the primary retail entrance differentiated from the other entrances? Is there evidence that new entrances have been added or some have been relocated? Are the doors original or are they later replacements? • Decorative Elements: Are there any surviving decorative elements such as molded cornices, column capitals, fascia boards, brackets, signs, awnings, or canopies? Is there a belt course, cornice, or fascia board between the first and second floors? Are some elements older than others indicating changes over time? • Storefront Relationship to Upper Stories : Is there a difference in materials between the storefront and upper stories? Were the storefront and floors above it created as an overall design or are they very different and unrelated to each other? • Surrounding Neighborhood Characteristics : What are the similarities or differences in storefront configurations and features, awnings, canopies, lighting, signs, etc. among the buildings on the street or in the neighborhood? Is the storefront unique in its own right, or is it part of the overall commercial streetscape?

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Amended Public Review Draft, March 2026Final Historic Preservation Plan Approach 1: Retain and Repair or Restore Original Storefront If the original or historically significant storefront system or components exists, then the recommended approach is to repair and retain the historic features as appropriate and feasible (Figure 60).

If the original or historically significant storefront components are too deteriorated to repair, then replacement in kind of the selected components or whole storefront system can be considered. • Replacement in kind means matching the original in design, color, texture, and material, where possible.
• If replacing in the same material is not feasible, then an alternative, compatible material can be considered, though matching the other aspects of the original storefront may be more important in order to retain the historic character.

Some recommendations to keep in mind:
• Preserve existing features of the historic ground-floor storefront, if extant. o This may include spatial relationships, such as recessed retail entrances or the fascia space above the storefront, or rhythm of bays and openings between structural columns, piers, and/or walls.
o It may also include architectural features like display window systems, lower panel or bulkhead, transoms, cornices, or decorative details. • Uncover and retain storefront transom windows, if possible. • Retain the location of upper floor entrances.
• Replace portions of deteriorated features that cannot be repaired as needed, rather than replace entire systems.
• Limit the extent of modifications as much as possible. o Where needed, keep modifications within the spatial relationships, rhythms, patterns, proportions, datum lines, or other alignments on the building or along the street.
• Encourage reconstructing historic storefronts that have been removed or altered, if photographic or physical evidence of the historic appearance and confirmation exists. o If evidence does not exist, then install new compatible storefronts rather than make assumptions based on conjecture. See New and Replacement Storefronts.
• Remove later features that may have acquired significance, like canopies or signage.

Figure 6060: Sample recommendations for restoring an
altered early-twentieth century commercial building.

Source: Base drawing by Page & Turnbull.

Retain canopy if it is an
original feature, or has
gained significance and
is considered historic
Retain upper floor
Remove non-original
features, such as
added molding, if
desired
Consider restoring
cornice (based on
evidence) or installing
simple new one
Retain pattern of window
openings. Replace non-
original windows with
compatible multi-pane
sashes
Retain storefront
configuration and
exterior cladding
materials
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Where historic storefronts exist but alterations are needed for accessibility, code compliance, change in retail space configurations, or to update the appearance, consider the following:

• Limit the area to be modified, so that much of the historic storefront will remain. • Design the alterations to be in scale and in proportion with the historic storefront, using existing structural bays or other organizational framework is a deliberate manner. • Avoid altering the storefront so that it has a residential instead of a commercial appearance.
• Select materials, details, paint colors, finishes, textures, and other visual aspects to minimize the appearance of the alterations and allow them to blend with the historic storefront.

Awnings
Fabric awnings were common with early twentieth century storefronts. They typically expanded across an entire structural bay and provided weather and solar protection. • Flat and angled awnings are generally compatible with early twentieth century and older commercial buildings.
• Fixed aluminum awnings and awnings simulating mansard roofs, domes, or umbrellas are generally not compatible with early twentieth century and older commercial buildings. • If awnings are added, be certain that they are installed in ways that limit damage to the building and historic materials and do not visually impair distinctive architectural features like transom windows.
o However, awnings that obscure distinctive features may be acceptable, if the alternative is removing the feature to modernize a façade. • Consider an awning that can be extended or retracted to minimize the visual impact on the building.

Signage
Signs are important aspects of early twentieth century storefronts. It was common to mount signs on the lintel above the first story or to paint them directly on the inside of the display windows.

• Retain historic signs and modify the signs for new businesses if feasible without causing irreversible damage.
• Retain painted advertising on historic walls if they are of historic or artistic interest. • Design new signs to be compatible in size and style with the existing building. • Place signage where historic signage was located, such as the lintel or fascia above the first story, painted on the display window glass, on awnings or canopies, etc. • Install new signs at historic or new locations in ways that avoid obscuring significant architectural details or features or damage to existing materials. o Place attachments at mortar joints instead of in brick or masonry units. 215

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Amended Public Review Draft, March 2026Final Historic Preservation Plan o Limit use of individual letter signs at materials that are not easy to match, patch, or repair, such as brick, stone, terra cotta, textured concrete, etc. o If illuminated signs are allowed, be mindful of the level and color of lighting and how electrical connections, conduits, and other components could impact the building.
• Awnings can also be considered as a location for signage.

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If no physical evidence of the original storefront remains, or the deterioration is so extensive that the original storefront cannot be saved, then a replacement storefront, compatible with the character of the overall historic building, may be designed. For typical early twentieth century commercial buildings, Preservation Brief 11: Rehabilitating Historic Storefronts offers some guidelines for designing replacement storefronts ( Figure
61). In addition to the guidelines, also
consider the following:

• Base the design on evidence of the
building’s historic appearance, if known. If not, keep the scale of the storefront and its placement relative to the sidewalk within the range of those found at existing buildings. • Consider whether the first -floor storefront and the upper floors were part of a cohesive design or had clear spatial relationships. For example, do structural columns, piers, or walls create alignments in window bays or openings between the ground floor an d the upper floors?
• Align horizontal datum lines with typical floor heights, space between floors, fascias, lower panels or bulkheads, etc. at nearby historic properties. • Incorporate solid-to-void ratios, proportions, orientations (vertical, horizontal), symmetry or lack of symmetry, bays, recesses, projections, and/or other façade organization and features that are prominent in the surrounding area.
o This can apply to the overall façade, as well as the fenestration patterns. • Select materials that are found among the existing materials palette in the area, such as metal, wood, brick, and others.
• Include common details, such as cornices, molding, transoms, awnings, etc. in simplified or contemporary designs that are appropriate in scale and do not detract from the overall streetscape.

For buildings that were constructed in the later twentieth century, new or replacement storefronts should be within the architectural style or original construction period of the overall building. Installing typical early twentieth -century storefront syste ms or features on later buildings or in buildings that never had such storefronts is not recommended. However, some concepts for compatibility outlined above are still relevant to blend the new replacement storefronts into the overall streetscape or neighborhood character. A thorough understanding of the existing building’s architectural style and the surrounding streetscape may be necessary to support the design of a compatible replacement or new storefront.

Figure 6161: Guidelines for designing replacement
storefronts. Source: Preservation Brief 11: Rehabilitating Historic Storefronts.
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7. RECOMMENDATIONS
To further support historic preservation in the Torrance Tract, the following are recommended:

• Encourage the Torrance Historical Society and interested owners to gather support from neighbors and initiate district nominations.
•
• Update the historic context for Torrance Tract to identify the development patterns and any significant individuals, as well as to establish eligibility criteria for significance and integrity to help guide HPC.
• Consider establishing thematic districts.
•
• Continue to develop the Mills Act program, with application process. • Develop attractive incentives that protect the main (front), historic buildings but allows flexibility for new addition s, accessory dwelling units, or second unit (as allowed) at the rear and utilizes alleys to protect the historic street pattern. • Develop educational and marketing materials promoting the Ccity’s historic preservation program.
• Consider surveying or creating districts in other parts of Torrance , outside the Torrance Tract.
• Encourage property owners to apply for the Mills Act program , and to designate their properties to the Torrance Register as needed.
• Study options to encourage repair and restoration of commercial buildings to their pre - 1940 appearance, or develop compatible alterations that reinforces the historic character of Downtown Torrance, such as:

O Design or compatibility p roject review for storefronts and commercial exteriors.

O Commercial design standards or guidelines
O RA revised or new façade improvement program.

O Flexibility through the California Historical Building Code that would be available to designated properties.
•

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8. SOURCES CITEDREFERENCES

Barnard, Bonnie Mae and Save Historic Old Torrance. Old Torrance Olmsted Districts. Images of America. Charleston, South Carolina: Arcadia Publishing, 2005.

California Office of Historic Preservation. Technical Assistant Series No. 7, How to Nominate a Resource to the California Register of Historic Resources. Sacramento: California Office of State Publishing, 2001.

“City of Torrance: Spanning the Year.” PDF document available at “About Torrance: History,” City of Torrance. Accessed August 14, 2025, https://www.torranceca.gov/our-city/about- torrance/history.

Dalton, Peggy Coleman. Torrance: A City for Today. USA: Windsor Publications, 1990.

Jandl, H. Ward. Preservation Brief 11: Rehabilitating Historic Storefronts . Washington, DC: National Park Service Heritage Preservation Services, 1982.

Nakada+Associates. “Olmsted Tract; Torrance California 2011-2013 Survey of Historic Resources.”

National Park Service. National Register Bulletin 15: How to Apply the National Register Criteria for Evaluation. Washington, DC: National Park Service, 1997. “Rehabilitation as a Treatment.” National Park Service Technical Preservation Services, U.S. Department of the Interior. Accessed January 29, 2017, https://www.nps.gov/tps/standards/four-treatments/treatment-rehabilitation.htm.

“The Secretary of the Interior’s Standards and Guidelines for the Treatment of Historic Properties.” National Park Service Technical Preservation Services, U.S. Department of the Interior. Accessed January 29, 2017, https://www.nps.gov/tps/standards.htm.

Shanahan, Dennis F. and Charles Elliott Jr. Historic Torrance: A Pictorial History of Torrance, California. Redondo Beach, California: Legends Press, 1984.

Thomas D. Campbell & Company . Torrance: The Modern Industrial City . Los Angeles: Thomas D.

Campbell & Company, 1913.

Weeks, Kay D. and Ann E. Grimmer, The Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstructing Historic Buildings. Revised by Anne E. Grimmer. Washington, DC:

National Park Service Technical Preservation Services, 2017.

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9. APPENDIX

A. 2014 OLMSTED TRACT SURVEY
B. RELEVANT ORDINANCES
C. NATIONAL AND STATE PRESERVATION PROGRAMS
D. SECRETARY OF THE INTERIOR’S STANDARDS FOR THE

TREATMENT OF HISTORIC PROPERTIES
E. CALIFORNIA ENVIRONMENTAL QUALITY ACT AND HISTORIC

PRESERVATION
F. PRESERVATION RESOURCES
G. ABBREVIATIONS AND NOTES

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1 Tracy Weaver, CMC Torrance Historic Preservation Commission Recording Secretary April 30, 2026

April 30, 2026

MINUTES OF REGULAR MEETING OF THE

TORRANCE HISTORIC PRESERVATION

COMMISSION

1. CALL MEETING TO ORDER
The Torrance Historic Preservation Commission convened in a regular session at 6:30 PM on Thursday, April 30, 2026, in the West Annex Commission Meeting Room 3031 Torrance Boulevard.

ROLL CALL

Present: Commissioners Griffiths, G. Higginbotham,
Trivelli, Schwartz, Weideman and Chair M.

Higginbotham

Absent:

Also Present: Planning Manager Oscar Martinez, Planning Associate Kevin Joe, and Page & Turnbull Consultant Flora Chou.

2. FLAG SALUTE
The Pledge of Allegiance was led by Commissioner Trevilli.

3. ANNOUNCEMENT OF WITHDRAWN, DEFERRED, AND/OR SUPPLEMENTAL ITEMS
None

4. ORAL COMMUNICATIONS
Member of the public spoke.

5. CONSENT CALENDAR

5A. Approve Commission Minutes: March 19, 2026.

MOTION: Commissioner Weideman moved to approve March 19, 2026 minutes as amended. Commissioner Trivelli seconded the motion; a roll call vote reflected 6-0 approval.

6. PUBLIC HEARINGS
None

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ATTACHMENT 3

2 Tracy Weaver, CMC Torrance Historic Preservation Commission Recording Secretary April 30, 2026

7. ADMINISTRATIVE MATTERS
Commissioner Schwartz recused himself due to possible conflict of interest.

Commissioner Schwartz owns commercial real property located in downtown Torrance that could potentially be affected by the proposed amendments to the Torrance Historic Preservation plan.

Commissioner Schwartz left the dais.

7A. COMMUNITY DEVELOPMENT – CONSIDER PROPOSED AMENDMENTS TO

TORRANCE HISTORIC PRESERVATION PLAN
Recommendation of the Community Development Director that the Historic Preservation Commission : Conduct a Workshop and receive public and Commission input on the proposed amendments to the Historic Preservation Plan and provide direction and recommend that the City Council adopt the amended Historic Preservation Plan.

Planning Associate Joe introduced the item.

Page & Turnbull Consultant Chou gave a presentation on the item.

Commission discussed the item and asked questions; Planning Manager Martinez, Planning Associate Joe, and Page & Turnbull Consultant Chou answered Commission’s questions.

Member of the public spoke.

Commission continued to discuss; staff and consultant answered questions.

MOTION: Commissioner Weideman moved to adopt the amended Historic Preservation Plan as presented. Commissioner Griffiths seconded the motion; a roll call vote reflected 5-0 adoption. (Recused: Commissioner Schwartz) MOTION: Commissioner Trivelli moved to have City Council direct staff to explore lowering the threshold in establishing a historic district from 100% to 60%. Commissioner Weideman seconded the motion ; a roll call vote reflected 5 -0 approval . (Recused:

Commissioner Schwartz).

Commissioner Schwartz returned to the dais.

Roll call vote reflected 6-0; all commissioners present.

8. COMMISSION ORAL COMMUNICATIONS
Commissioners gave final comments.

Commissioner Trivelli announced the Commission would be receiving a Proclamation for National Historic Preservation Month at an upcoming City Council meeting and she will be attending. Planning Manager Martinez stated Chair Higginbotham, Commissioner Griffiths and Commissioner Schwartz will attend as well.

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3 Tracy Weaver, CMC Torrance Historic Preservation Commission Recording Secretary April 30, 2026

Planning Manager Martinez announced the Commission will be accepting the Proclamation for National Historic Preservation Month and staff will be kicking off the month with a social media campaign starting May 1, 2026.

9. ADJOURNMENT
MOTION: At 7:34 PM Commissioner Weideman moved to adjourn the meeting to Thursday, May 21, 2026 at 6:30 PM in the West Annex Commission Meeting Room. Commissioner Schwartz seconded the motion; a roll call vote reflected a 6-0 approval.
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Torrance City CouncilJune 9, 2026

Torrance City Council
June 9, 2026