Torrance | Lot Size and Subdivisions

Torrance, California Lot Size and Subdivisions: Lot Dimensions, the 300-Foot Average Rule, Flag Lots, Parcel Maps, SB 9 Urban Lot Splits and Condominium Maps

Dividing land in Torrance is governed by one article of the zoning chapter, Article 29, which the code calls the Subdivision Map Ordinance. A parcel map is the recorded drawing that divides land into four or fewer lots under state law, and a tract map is the one for five or more. In Torrance both start with a tentative map and a public hearing before the Planning Commission. Two Torrance rules matter most for a lot split. New R-1 lots must match the average lot around them, and the state lot split law applies here although the City challenged it in court as a charter city. The Torrance overview has the summary.

Lot Dimensions by District

Sources: Torrance Municipal Code Sections 91.4.3, 91.6.3, 91.7.3, 91.9.4, 91.10.10, 91.11.9, 91.13.3, 91.41.3, 91.48.4 and 91.51.0110 (current through Ordinance 3969).

The same sentence sets the lot in five districts: "Each lot shall be not less than eighty (80) feet in depth. Each interior lot shall have a minimum width of fifty (50) feet. Each exterior lot shall have a minimum width of sixty (60) feet." An exterior lot is a corner lot, one with a street along its side. The code defines lot width as "the horizontal distance between the side lot lines, measured at right angles to the lot depth at a point midway between the front and rear lot lines." On a cul-de-sac or a curve, width "shall be measured at the building setback line." The C-1 and C-2 districts state no minimum lot area for commercial use.

Dividing R-1 Land: The Average of the Lots Within 300 Feet

A lot of 12,000 square feet looks like two R-1 lots. In Torrance the count depends on the neighbors. Section 92.29.31 says the area, width and design of new R-1 lots made by a parcel map or tract map "shall be a minimum lot area of six thousand (6000) square feet or the mean average size and width at the street of lots within the same zone and general plan designation within a distance of three hundred (300) feet of any point on the exterior boundaries of the property proposed to be divided, whichever is larger."

• Which lots count. Only lots "located in the City of Torrance." A lot of one acre or more "which contains no dwelling or other building shall not be included."
• What the average does. Where nearby lots average 7,500 square feet and 60 feet of street width, each new lot needs both figures. A 12,000 square foot lot there cannot be divided in two under this section (VanPlex arithmetic: 12,000 divided by 2 is 6,000, which is under 7,500).
• Exceptions. The Planning Commission "may make exceptions to such standards upon finding all of the following": that strict application "would result in practical difficulties or unnecessary hardship," that there are exceptional circumstances, that the exception will not harm nearby property, and that it is not contrary to the objectives of the chapter.
• Added conditions. The Commission may add requirements "To conform to the character of improvements and lot design of the neighborhood within three hundred (300) feet of the parcel proposed to be split."

The section applies to parcel maps and tract maps under Article 29. An SB 9 urban lot split follows the state statute and the City's separate section, covered below.

Flag Lots

A flag lot is behind another lot and reaches the street by a narrow driveway strip. Section 91.2.83 defines a flag lot subdivision as "a subdivision of land zoned for single-family residential use, wherein the lots or parcels of land are laid out one behind the other, with only one lot or parcel of land (referred to as the front lot) having frontage on a public street other than a driveway or access easement."

• One curb cut. Section 92.29.33: "No flag lot subdivision shall provide more than one (1) driveway or access easement curbcut upon the public street" unless the Planning Commission makes four findings.
• Shared upkeep. The map must show "a plan for maintenance of the common area" or access easement, covering sewers, utilities, driveway access and surface water.
• Lot area. "no portion of the required access easement shall be counted in calculating the minimum area of any lot." Each flag lot still needs its own 6,000 square feet, or the neighborhood average.
• Easement width. Section 93.5.7: "For flag lot subdivisions of two (2) lots, the minimum width of the vehicle access easement to the rear lot shall be ten (10) feet." With three or more lots it is 15 feet.
• Parking. "Not less than one (1) off-street, guest parking space shall be provided on each interior flag lot," and garage doors face the easement, set back at least 20 feet from its inside edge.
• Yards. Side yards are measured from the inside edge of the access easement where one runs along the side, and the rear lot's front yard faces the same way as the front lot's.

How a Map Moves Through the City

• The advisory agency. Section 92.29.5: "The Planning Commission shall be the Advisory Agency for all purposes concerning tentative parcel maps, tentative subdivision maps, final subdivision maps and parcel maps." The advisory agency is the body state law lets a city name to review maps.
• A tentative map first. "A parcel map shall be filed and recorded for any subdivision of land for which a tentative and final subdivision map is not otherwise required," and a tentative parcel map "shall first be filed with the Planning Commission."
• Filing. Tentative maps are filed with the Planning Director with a signed declaration of ownership or authority. The map is deemed filed on the day it is presented, the fees are paid and the application is signed.
• Environmental review first. No tentative map is accepted for filing unless it "shall have been first subjected to and processed according to the requirements of the Environmental Guidelines" of the City.
• The hearing. Section 92.29.12: "The Planning Commission shall hold public hearings on tentative parcel maps, and tentative subdivision maps." Notice goes "to all property owners within 300 feet of the exterior boundaries of the said subdivision," mailed "not less than ten (10) days prior to the hearing date."
• General Plan test. A map and its design "must be found by the Planning Commission to be consistent with the general or specific plans of the City."
• The final step for a parcel map. After the tentative approval, the parcel map goes "to the City Engineer for review and final approval." A map with dedications on its face goes to the City Council to accept or reject them.
• Appeal. A Commission decision may be appealed to the City Council. Section 11.5.1 allows a written notice of appeal "within fifteen (15) days after such decision."

Time Limits

• Expiry. Section 92.29.13: approval of a tentative parcel map or tentative subdivision map "shall expire twenty-four (24) months from the date the map was approved or conditionally approved."
• Extensions. The request goes to the Planning Commission "at least thirty (30) days before the approval or conditional approval is due to expire," and "In granting an extension, new conditions may be imposed and existing conditions may be revised." Extensions "shall not exceed a total of two (2) years."
• Recording. If a subdivider fails for 60 days to give the County Recorder what is needed to record an approved map, "the said map shall fail and the approval of the City shall be withdrawn."
• Vesting maps. A vesting tentative map is a map that fixes the development rights of a project for a set time. Section 92.29.32 accepts them, and the vested rights last "for no more than one (1) year beyond the date of recording of the final tract map or parcel map." The applicant must supply the same information as for a conditional use permit.
• Financing maps. The Commission may waive the recording of a parcel map "in any case where the division of land is for the purpose of financing, refinancing or leasing," and issues a Certificate of Compliance in its place.

Conditions on a Map and What It Costs

• Streets and easements. Section 92.29.16: "the subdivider shall dedicate or make an irrevocable offer of dedication as required by the City of all parcels of land within the subdivision that are needed for streets, alleys, including access rights and abutters' rights, drainage, public utility easements, and other public easements," and shall improve them.
• Drainage and sewer. Before a map is approved, "the subdivider may be required to pay or cause to be paid, fees for the purpose of defraying the actual or estimated costs of construction of planned drainage or sewer facilities."
• Soils. The Director of Building and Safety may require a soils report "by a civil engineer registered in this State," or waive it where City files already hold enough data.
• Grading. Every approved map is conditioned on the grading and erosion control rules of the code.
• Automatic rezoning. When a tentative tract map is filed, Section 92.14.1 has the Planning Commission "initiate proceedings to change the zone of the land embraced within such tentative tract map to R-1 (single-family residence)," unless the land is already R-1 or the subdivider states in writing that it is for other uses.

Sources: City of Torrance, Planning Division Fee Schedule, effective July 1, 2026, and Master Fee Schedule for Fiscal Year 2026-27. The notification fee is charged "plus actual publication and postage costs."

Both schedules also list a second, lower amount labelled "Multiple Filing": $2,223 for a parcel map and $4,946 for a tentative tract map. The schedules do not say when that amount applies, so ask the Planning Division. Impact fees on the new homes are on the permits and fees page.

Older Lots and the One Building Rule

• Older small lots stay buildable. Section 92.4.1 says the lot area rules do not prevent using a lot for dwellings if it is shown on a recorded subdivision map, shown on a map recorded under the City's own map rules, "Created by a deed recorded on or before January 1, 1952," or created by a lawful deed between January 2, 1952 and March 12, 1959.
• One building on a lot that could have been divided. Section 92.10.2 bars "more than one (1) building on one (1) recorded lot which, prior to November 19, 1963, could have been divided into more than one (1) lot" meeting the R-1 dimensions. Exceptions include accessory buildings, condominium projects with a conditional use permit, and SB 9 projects.
• A yard cannot be counted twice. Land used as the building site or yard of one building may not be counted for another if that reduces the first below the district minimum.
• Rear homes need access to the street. Section 92.11.3 requires a passageway "not less than five (5) feet in width" from rear living quarters to the front property line, and adds: "In no case shall an alley be used as the only access to living quarters located at the rear of any building."

SB 9 Urban Lot Splits

SB 9 is the 2021 state law that makes a city approve a split of a single-family lot into two, with no hearing. Government Code 66411.7 holds the lot split rules. The Planning Commission staff report of February 18, 2026 gives the local history: "Torrance was one of five charter cities that challenged SB9, and in April 2024, the Los Angeles Superior Court ruled that SB9 did not apply to charter cities." It continues: "SB450 (effective January 1, 2025) amends SB9 to apply to all local jurisdictions, including charter cities." A charter city is one that governs its municipal affairs under its own voter-approved charter. The Torrance charter was ratified on August 20, 1946. The statute now defines a local agency as "a city, county, or city and county, whether general law or chartered."

The City's rules are Section 92.29.34, added by an urgency ordinance of December 14, 2021 and a regular ordinance of January 11, 2022. Its purpose line ends: "In any instance where there is a conflict between this Section and State law, State law shall govern."

• Where. The section title limits it to the R-1 zone.
• How it is decided. An application may receive ministerial approval if it meets subdivision (a) of the statute. Ministerial means staff check fixed rules, with no hearing and no judgment about design.
• Lot sizes come from the statute. The two parcels must be "of approximately equal lot area provided that one parcel shall not be smaller than 40 percent of the lot area of the original parcel," and "both newly created parcels are no smaller than 1,200 square feet." A 6,000 square foot lot can therefore become 3,600 and 2,400 square feet (VanPlex arithmetic: 60 and 40 percent of 6,000).
• Owner affidavit. The owner signs a notarized affidavit of intent to occupy one of the housing units as a principal residence for at least three years from approval, and submits it to the Engineering Division before the parcel map is recorded. Land trusts and qualified nonprofits are excepted.
• Unit cap. "No more than two (2) units will be allowed on any parcel created through an urban lot split. This includes ADUs, JADUs, density bonus units, and units created by duplex developments."
• Access. "Urban lot splits may not create a landlocked parcel or parcel that is only served by a private easement or alley," and parcels must "have access to, provide access to, or adjoin the public right-of-way."
• Rentals. No unit may be used for short-term rentals of 30 days or less.
• Denial. The Building Official may deny a project on written findings that it "would have a specific, adverse impact on public health and safety or the physical environment and there is no feasible method to satisfactorily mitigate or avoid the impact."
• Notice after the fact. The City "shall send an informational notice of the ministerial action taken to property owners within five hundred (500) feet of the subject property, at the expense of the applicant as determined by the Master Fee Schedule."
• State deadline. Under the statute an application "shall be considered and approved or denied within 60 days from the date the local agency receives a completed application," and after that it "shall be deemed approved."
• State limit on conditions. A city "shall not impose regulations that require dedications of rights-of-way or the construction of offsite improvements" as a condition of an urban lot split parcel map.

The City's own count shows no use in 2025. The 2025 Housing Element Annual Progress Report attached to the City Council staff report of March 24, 2026 counts zero projects and zero units permitted in 2025 under the SB 9 residential lot split line, and zero under the SB 9 duplex line. The two-home half of SB 9 is on the ADUs and SB 9 page.

Small-Lot Maps Under SB 684 and SB 1123

SB 684 and SB 1123 let an owner divide a site into as many as 10 small lots with 10 homes, approved without a hearing. A search of the nine saved files of Division 9 found no mention of Government Code 66499.41 or of either bill, so the statute applies in its own words. It covers a subdivision of "10 or fewer parcels" where the lot is zoned for multifamily use and "is no larger than five acres," or is a vacant single-family lot "no larger than one and one-half acres." New parcels must be at least 600 square feet, or 1,200 square feet where the land is zoned for single-family use. The city must decide "within 60 days from the date the local agency receives a completed application." Ask the Planning Division how it accepts such a map and which fee line it uses.

Condominium Maps and Conversions

Selling the homes in a building one by one needs a condominium map. Torrance calls a condominium, community apartment project or stock cooperative a "multiple owner-occupied residential structure," and Article 36 governs both new ones and conversions of rentals.

• Two approvals. The owner must comply with the Subdivision Map Act and Article 29, and no one may build or convert one "unless he has been issued a Conditional Use Permit."
• Where. In a zone that permits multiple family residential uses. A two-unit project may be in a zone that permits two single family dwellings or a two family dwelling, "but not including any C zone."
• One year wait. For a new two-family or multifamily building, "there shall be a one (1) year waiting period after issuance of the Certificate of Occupancy before any such request for conversion may be submitted."
• New construction standards. "not less than two (2) off-street covered parking spaces for each dwelling unit," one guest space for each five units, open space of "in no case less than six hundred (600) square feet per dwelling unit," a separate utility meter for each unit, and a one-hour fire separation between units.
• Conversion reports. A structural condition report, an acoustical report, a pest report and a recent fire inspection notice.
• Tenants. Section 91.36.8 requires a written relocation plan. "in no event shall any tenant be required to move in less than one hundred twenty (120) days following notice to do so by the developer." The standard relocation payment "shall be One Thousand Dollars ($1,000.00)," adjusted each January 1 by the change in the Consumer Price Index for the Los Angeles/Long Beach area. The current adjusted amount was not found in the fee schedules read.

Hillside and Coastal Lots

In the Hillside and Local Coastal Overlay Zone, Section 91.41.3 widens residential lots: "a minimum lot width of fifty (50) feet for interior lots or sixty (60) feet for exterior lots, plus one (1) foot for each one percent (1%) slope in excess of fifteen percent (15%) based on existing grade or finished grade, whichever is more restrictive." A lot on a 25 percent slope needs 60 feet of width as an interior lot (VanPlex arithmetic: 50 plus 10). West of Palos Verdes Boulevard the state Coastal Act also applies. The SB 9 section says "The Coastal Act applies, but the City is not required to hold public hearings for coastal development permit applications," and the City's coastal handout says urban lot splits there "are subject to review and approval by the California Coastal Commission regardless of proximity to a coastal bluff or beach."

Where the Code, City Documents and State Law Differ

• Hearings on maps. Section 92.29.12 holds a public hearing on tentative parcel maps. Government Code 66411.7 requires a city to act on an urban lot split "ministerially without discretionary review," and Government Code 66499.41 requires action "without discretionary review or a hearing." Section 92.29.34 follows the statute for lot splits. For small-lot maps the statute controls, since the code has no section on them.
• Access by easement. Section 92.29.34 bars a lot split parcel "only served by a private easement or alley." The statute lets a city require that parcels "have access to, provide access to, or adjoin the public right-of-way." The City section says State law governs in a conflict. Ask the Engineering Division how it reads the two for a rear parcel reached by an easement.
• The neighborhood average. Section 92.29.31 can require new R-1 lots above 6,000 square feet. An urban lot split under the statute needs 1,200 square feet per parcel.
• The name of the application. The code speaks of tentative parcel maps and tentative subdivision maps. The fee schedule and the application form call both a "Division of Lot."
• The fee section number. The waiver section refers to a fee in Section 99.1.5. That section was repealed, and Section 99.1.1 now says all such fees "shall be set by resolution of the City Council from time to time."

Limits of This Page

The code text is the publisher's copy, current through Ordinance 3969 of June 23, 2026. City Council agendas through October 6, 2026 show no later ordinance amending Division 9. The City's Division of Lot application packet, its regulations for the design of subdivisions under Section 92.29.11, its SB 9 forms and the zoning maps were not read. School fees, water and sewer connection charges, and County recording fees are not given. The City website answered one later request with an access error, so fee amounts come from the schedules saved on October 10, 2026.

Where to Go Next

Related on VanPlex: the Torrance overview, the SB 684 and SB 1123 page and the lot eligibility page.

Frequently Asked Questions

Official sources (checked October 2026)