Torrance | Permits and Fees

Torrance, California Permits and Fees: Who Decides, Hearings and Appeals, Time Limits, Planning Fees, Development Impact Fees and Construction Taxes

Two questions decide the schedule and the budget of a Torrance housing project: which body approves it, and what the City charges. The first answer ranges from a building permit issued by staff to a Planning Commission hearing with a possible appeal to the City Council. The second comes from four documents the City reissued for the year that began July 1, 2026: the Planning fee schedule, the impact fee handout, the Master Fee Schedule and the residential building fee schedule. This page sets out both. The Torrance overview has the summary.

Who Decides What

Sources: Torrance Municipal Code Sections 92.2.10, 92.29.34, 91.51.0190, 91.41.5, 95.3.28, 91.9.13, 92.36.3, 92.29.5 and 94.1.1; City of Torrance Hillside Overlay Flowchart.

The Planning Commission hears most of the applications in the table. The 2025 Planning Commission Annual Report says it has seven members appointed by the City Council and that its meetings "are held monthly on the first and/or third Wednesday." In 2025 it held 21 meetings and 56 public hearings and considered 49 projects. "A total of six Planning Commission decisions were appealed, five were upheld, and one was overturned."

The Conditional Use Permit and Its Hearing

• Who decides. Section 95.1.2: "Conditional Use Permits will be reviewed and approved or denied by the Planning Commission."
• Who may apply. The owner, an authorized agent, "a purchaser in escrow or a lessee," with the owner's written approval where the applicant holds less than full title.
• Complete first. "Until such application is deemed to be complete by the Planning Department, no action shall be taken or decision made."
• Notice. Section 95.1.5 sends notice to owners "within a three hundred (300) foot radius of the exterior boundaries of the land" and publishes it "not less than ten (10) days before a hearing is to be held."
• The decision. "A final determination on an application for a Conditional Use Permit must be made by written resolution by the Planning Commission," after it makes eleven findings.
• Conditions. Section 95.1.6 allows "specific monetary and non-monetary conditions," such as dedication of land for access and payment for traffic devices. It also lets the City require a property to join a Community Facilities District, a special tax district that pays for improvements and services. The City Council agenda of February 24, 2026 carried a hearing on the levy of a special tax within Community Facilities District No. 2026-01.
• Recorded agreement. Section 92.26.1: no building permit is issued under an approval with conditions "unless and until the owners of the subject property have executed and recorded with the County Recorder an agreement with the City in which such owners promise to perform such conditions."
• Stays with the property. A conditional use permit "shall continue to be valid upon a change of ownership."

The other Commission approvals follow the same pattern. A Precise Plan has a noticed hearing and becomes effective on "a written resolution of the Commission approving the plan." A Development Permit in the Hawthorne Boulevard plan area goes to the Commission for a new structure on a vacant or cleared site, and to the Planning Director as a Minor Development Permit for an addition that "does not exceed fifty (50%) percent of the existing floor area, or does not exceed ten thousand (10,000) square feet."

Appeals

• To the City Council. Section 11.5.1: "the applicant, or any interested person adversely affected, upon payment of an appeal fee, the City Manager, or any member of the City Council may personally serve the City Clerk with a written notice of appeal to the City Council from such decision within fifteen (15) days after such decision."
• What the notice says. The name of the applicant, the permit or action, the date and the body that acted, and "The grounds on which the appeal is taken."
• Timing. City staff ask that the appeal be placed on a Council agenda "within thirty (30) days of receipt of the said notice of appeal," and tell the applicant the time and place at least five days ahead.
• The Council hearing. The Council "may summon witnesses and hear evidence," and its order "shall be immediately final and conclusive, and no applicant, and no application for the same purpose may be made for one (1) year after the date of such order."
• From the Planning Director. Section 92.30.11: a determination of the Planning Director may be appealed "in writing to the Planning Commission within fifteen (15) days."
• Fee. The Master Fee Schedule for Fiscal Year 2026-27 lists "Appeals to City Council" and "Appeals to Planning Commission" at $750 each. Section 99.2.1 of the code still prints $70 for an appeal of the Planning Director's action, with an index adjustment.
• Trying again. After a denial by the Commission or Council, or a withdrawal after the first hearing, "the same or substantially the same application shall not be filed within a period of six (6) months."

How Long an Approval Lasts

• Conditional use permit. Section 95.1.9: it expires "If the permit is not used within one (1) year after the granting of the permit," and also 90 days after the use is discontinued.
• Other planning permits. Section 92.27.1: a permit granted with no stated period "shall expire and become null and void if not exercised within one (1) year after the date the permit was originally granted unless a time extension is granted by the Planning Director."
• Extensions. The Planning Director may extend the period "one (1) or more times" on four findings, one of which is that "There is a hardship to the applicant if the extension of time is not granted." The request must be made before the approval expires. The fee is $707.
• Development Permit. It expires "If construction has not commenced within one (1) year of Development Permit approval," or if work stops for more than one year.
• Tentative maps. 24 months, with extensions of up to two years in total.
• Historic certificates. A certificate of appropriateness or of demolition lapses 12 months from issuance unless a building permit has been issued and work has started.

State Deadlines on the City

• Completeness. Government Code 65943: "Not later than 30 calendar days after any public agency has received an application for a development project, the agency shall determine in writing whether the application is complete."
• Decision. Government Code 65950 requires a decision within "Sixty days from the determination by the lead agency that the project is exempt from the California Environmental Quality Act," or 60 days from adoption of a negative declaration. The California Environmental Quality Act, CEQA, is the state law on environmental review of projects.
• ADUs. Government Code 66317: 60 days from a completed application on a lot with an existing home, after which "the application shall be deemed approved."
• SB 9. Government Code 66411.7 gives the same 60 days for an urban lot split, and the two-unit statute has a matching clause.
• Environmental review exemptions in use. The February 24, 2026 agenda shows the Council asked to find a 106-unit mixed-use project exempt from CEQA "Pursuant to Section 21080.66 of the California Public Resources Code (AB 130)." That is the 2025 state exemption for infill housing, covered on the CEQA and permit streamlining page.
• View equity is outside these clocks. The View Equity article says it is not intended "to create a permit that would be governed by the Permit Streamlining Act."

Planning Fees From July 1, 2026

Source: City of Torrance, Planning Division Fee Schedule, effective July 1, 2026. The schedule defines Tier 1 as "use changes, 7 or fewer residentials units, less than 15,000 SF of commercial or industrial space" and Tier 2 as "8 or more residential units, 15,000 SF or greater commercial or industrial space."

• How to read a line. A Planning Commission application pays the base fee, the notification fee and, where the schedule lists it, the engineering mapping fee. A conditional use permit for a six-unit project comes to $7,876 before publication and postage (VanPlex arithmetic: $6,890 plus $889 plus $97).
• Two applications at once. The schedule lists a lower "Multiple Filing" amount for most applications, $3,445 for a Tier 1 conditional use permit. It does not say when that amount applies.
• Before applying. The Master Fee Schedule lists "Plot Plan Meeting (One Review Per Project)" at $889 with this note: "Fee is non-refundable. If the applicant proceeds with the project, the fee will be credited towards entitlement fees for the project."
• Housing lines with no explanation. The schedule lists an "Administerial Housing Review" at $3,344 and an "SB 35 Streamlined Ministerial Approval" at $19,668. It does not say which state law applications use the first line. Ask the Planning Division which line an SB 9 or Housing Corridor Overlay application pays.
• Staff time. The Master Fee Schedule sets a standard hourly billing rate of $236 for services it does not list.
• Where fees come from. Section 99.1.1: all such fees "shall be set by resolution of the City Council from time to time."

Development Impact Fees

An impact fee is a charge on new building that pays for the public facilities the new residents will use. The City's Development Impact Fees handout, marked "Effective July 1, 2026," gives one total per home for fiscal year 2026/27.

Source: City of Torrance, Development Impact Fees handout, effective July 1, 2026. The fiscal year runs July 1 to June 30.

• Nine fees behind the total. Chapter 9 of Division 2 has nine articles: transportation, utility undergrounding, storm drain, sewer, fire, police, community services, general services and library facilities. The handout gives only the sum.
• Set by resolution. Each fee "shall be paid in an amount established by resolution of the City Council," and may be adjusted each year for inflation.
• When paid. Section 29.1.2: "on a lump-sum basis on the date the first dwelling in the development or development phase receives its final building inspection, or certificate of occupancy, whichever occurs first."
• Which amount. The applicant "must pay the amount of the fee that is in effect when the fee becomes due." A project with a vesting tentative map pays the fee in effect when its rights vested, plus inflation adjustments.
• Exemptions. Section 29.1.4 lets the City exempt "Any residential development that does not increase the number of permanent housing units or accessory dwelling units on the parcel," and "residential units which have a covenant deed restriction to provide affordable housing for moderate and low income households."
• Asking for less. A developer may apply to the Community Development Director for a fee adjustment based on a lesser impact. The Director decides within 30 calendar days, and that decision can be appealed to the Planning Commission and then the City Council, each within 15 calendar days.
• Example. A six-unit apartment building on a vacant lot comes to $57,004.98 at the 2026/27 rate (VanPlex arithmetic: 6 times $9,500.83). Where the project replaces existing homes, ask the City how it counts the net increase.
• ADUs. Government Code 66311.5 bars impact fees on an ADU of 750 square feet or less and requires a proportionate fee above that. The handout's ADU line begins at "750 SF or greater."

Taxes on New Homes and Building Permit Fees

• Dwelling Unit Tax. Section 231.1.4: "Commencing May 10, 1989 every person constructing, enlarging or remodeling any dwelling unit in the City of Torrance shall pay the sum of Seven Hundred and Fifty Dollars ($750.00) for each dwelling unit," adjusted from July 1, 1990 by the consumer price index for the Los Angeles area. To enlarge means to increase floor area, excluding any garage, by more than 85 percent. The tax is due when the building permit is issued, and it is waived where a construction fee set by Council resolution is paid in its place.
• Park and Recreation Facilities Tax. Section 223.2.2 sets "Five Hundred Fifty Dollars ($550) for each dwelling unit" from July 1, 1975, due at the building permit. An owner-occupant who replaces a single family home and stays for 180 days after occupancy gets it refunded.
• Construction Tax. Chapter 29 of Division 2 taxes construction at 1.5 percent of value and excludes "a dwelling unit or addition or accessory structure thereto," so it applies to non-residential construction.
• Current amounts. The adjusted Dwelling Unit Tax for 2026/27 was not found in the fee schedules read. Ask the Building and Safety Division for both taxes in writing.
• Building permit fees. The Residential Fee Schedule, headed "FEES EFFECTIVE JULY 1, 2026 TO JUNE 30, 2027," sets the permit fee and plan review fee by project value, in a table 23 pages long. The Building and Safety Fees page also links valuation tables for residential construction.
• Map checking. Final parcel map checking is $449 per sheet and a certificate of compliance $700.

Applying: Forms and the Permit Center

• One base application. The Planning Applications and Forms page lists a Development Application and Checklist, with supplemental forms lettered A to J. They include (A) Plot Plan Review, (E) Division of Lot, (G) Precise Plan, (H) Conditional and Minor Use Permit, (I) Development Permit and Minor Development Permit, and (J) Planning Commission Review.
• Other forms on the page. A Density Bonus Application, a Hillside Overlay and Local Coastal Zone Packet, a Minor Hillside Exemption Permit Application, a Historic Evaluation form and an Environmental Assessment form.
• Where. The Permit Center is at Torrance City Hall, 3031 Torrance Boulevard. The City's short term rental page gives its hours as "8:00 am to 5:00 pm, Monday through Thursday, and open alternate Fridays."
• Phone. The Planning Division is (310) 618-5990 and the Building and Safety Division (310) 618-5910.
• Short term rentals. Renting a home for 30 days or less needs a short term rental permit, a business license and payment of the Uniform Occupancy Tax. The permit fee is $298, and the Director decides within 60 calendar days of filing.

Where the Code and City Documents Differ

• Appeal fees. Section 99.2.1 prints $70 for an appeal of the Planning Director's action. The Master Fee Schedule lists appeals to the Planning Commission at $750.
• Notification fees. Section 99.3.1 prints $70 for the first notification mailing and $50 for later ones, with an index adjustment. The fee schedule charges $889 per application plus actual publication and postage costs.
• A cross-reference to a section that does not exist. Section 95.1.9 refers to "Section 92.2.7.1" for extensions of a conditional use permit. The extension rules are in Section 92.27.1.
• Who the Planning Director is. Older sections name the Planning Director and the Director of Building and Safety. Newer sections and the City's flowchart name the Community Development Director.
• Name of a pre-application step. The Planning schedule calls the $889 item a "Plot Plan Review," and the Master Fee Schedule calls it a "Plot Plan Meeting."
• ADU impact fee. The handout charges an ADU of 750 square feet or more. State law exempts an ADU of 750 square feet or less, so the two texts differ for an ADU of exactly 750 square feet, and the statute controls.

Limits of This Page

The fee amounts come from four City documents saved on October 10, 2026. A later request to the City website that day was answered with an access error, and no further request was sent, so the amounts were not checked a second time. The Council resolutions that set the impact fees, the nine separate fee amounts, the fee studies behind them and the current Dwelling Unit Tax were not read. School fees of the Torrance Unified School District, water and sewer connection charges, and County recording fees are not given. City Council agendas were read for 23 meetings from January 13 to October 6, 2026; minutes were not read. Get a written fee estimate from the Permit Center before buying a site.

Where to Go Next

Related on VanPlex: the Torrance overview, the California impact fees page and the CEQA and permit streamlining page.

Frequently Asked Questions

Official sources (checked October 2026)