Torrance | Three or More Homes

Torrance, California Three or More Homes: R-3 and R-4 Projects, Conditional Use Permits, the Housing Corridor Overlay, Housing on Religious and College Land, Density Bonus and SB 79

Torrance has two sets of rules for buildings of three or more homes. The older set is the multiple family districts, where the count comes from square feet of land per home and several rules lead to a hearing. The newer set is two optional overlays, adopted in 2023 and 2025, that permit housing by right on corridor sites and on land of religious institutions and colleges. By right means the use is permitted with no hearing on whether it is allowed. This page covers both sets, the state laws that limit them, and what the City approved in 2025. The Torrance overview has the summary.

The Multiple Family Districts Compared

Sources: Torrance Municipal Code Sections 91.7.9, 91.7.11, 91.8.5, 91.9.10, 91.9.12, 91.10.2, 91.13.9, 91.48.4, 95.3.28 and 95.3.45. Homes on an acre is VanPlex arithmetic: 43,560 square feet divided by the land per home, rounded down.

The count in these districts is simple division. Section 91.7.9 says no residential building "shall occupy a site which provides less than sixteen hundred (1,600) square feet of land area per dwelling unit." R-4 uses 1,000 square feet. The limits that follow the count are floor area, height, open space and parking, and each one can lower the number that fits. The zoning districts page lists what each district permits.

When a Hearing Is Needed

A conditional use permit is an approval the Planning Commission grants after a public hearing. Section 95.3.28 lists the housing that needs one.

• Any zone. "Multiple residential developments of more than three (3) stories in height or having more than one hundred (100) units, or a density greater than twenty-seven (27) units per acre."
• R-3. "Buildings more than two (2) stories in height" and "Developments exceeding a Floor Area Ratio of 0.6 to 1.0."
• R-2 and two-home sites. Buildings above two stories or 27 feet, and developments above a floor area ratio of 0.65.
• R-4. At 1,000 square feet of land per home, a full R-4 project is above 27 units per acre. Section 91.9.13 also has the Planning Commission review every residential plan in R-4 "for provision of amenities appropriate to the needs of an adult community, and for compatibility with the neighborhood."
• Notice. The hearing notice goes to owners "within a three hundred (300) foot radius" and is published "not less than ten (10) days before a hearing."
• Findings. Section 95.1.6 lists eleven findings. One is that "The proposed use will not impair the integrity and character of the zoning district in which it is to be located."
• Silhouettes. Section 92.21.11 has the Planning Director require "the construction and erection of building silhouettes which will clearly show the height, width and depth of the proposed development," unless one of four findings is made. One of them is that the size of the project "is not subject to a discretionary determination."

State law narrows how a city may use findings like the one above. The Planning Commission staff report of February 18, 2026 describes the Housing Accountability Act this way: "Subjective standards such as keeping in character with the neighborhood or ensuring that the project is in scale and harmony cannot be used to deny a housing development project." It adds that the Act now carries fines "up to $10,000 per housing unit or minimum of $50,000" for a city found in violation. Government Code 65589.5 says the section "shall be applicable to charter cities."

Floor Area for Projects of Three to Ten Homes

The base floor area ratio in R-3 and R-3-3 is 0.6, with garage area left out. Since the ordinances of December 2021 and January 2022 the same paragraph continues: "For housing developments consisting of three (3) to seven (7) units, the floor area ratio including enclosed private garage areas shall not exceed 1.0 and for housing developments consisting of eight (8) to ten (10) units, the floor area ratio including enclosed private garage areas shall not exceed 1.25." On a 7,500 square foot lot, 1.0 is 7,500 square feet of floor area with garages (VanPlex arithmetic).

Government Code 65913.11 is the state rule behind those figures. For a project of three to seven units in a multifamily or mixed-use zone, a city may not "impose a floor area ratio standard that is less than 1.0," and for 8 to 10 units, less than 1.25. The statute counts a charter city as a local agency. It leaves out projects in a single-family zone and in a historic district. Two points remain open in the City text. Section 95.3.28 still lists R-3 developments above 0.6 as needing a conditional use permit, and the City counts garages inside the 1.0 while the statute does not mention garages. Ask the Planning Division how it applies the 1.0 and whether a three to seven unit project at that ratio goes to a hearing.

Unit Sizes, Open Space and Parking in the Base Districts

• Unit sizes. Section 92.20.4 sets minimums for multiple family dwellings, measured center to center of walls: 450 square feet for a bachelor or single unit, 700 for one bedroom, 900 for two bedrooms and 1,200 for three. A sleeping room needs at least 100 square feet.
• R-3 open space. Section 91.7.11: "0.5 square feet of usable open space to one (1) square foot of dwelling unit area," up to 600 square feet per unit. Half must be private and reached from the unit, and a balcony or patio counts only at "a minimum inside dimension of six (6) feet by ten (10) feet." Roof decks are excluded.
• R-4 open space. "a minimum of three hundred (300) square feet of useable open space per dwelling unit," where roof decks may supply up to 33.3 percent.
• Parking. Section 93.2.3: "Two (2) parking spaces per dwelling unit" for units of two bedrooms or less and three for larger units, with "private, enclosed garages for not less than one and one-half (1-1/2) cars per dwelling unit" and one visitor space for each five units. Every room other than one living room, one dining room, one kitchen, bathrooms and closets counts as a bedroom.
• Storage. Where covered parking is required for three or more units, each unit gets 200 cubic feet of lockable, enclosed storage.
• Walkways. Where a unit's main entrance faces a driveway, the entrance must be 10 feet from it, with a separate walkway and a 24-inch landscaped strip.
• Front yard. At least 50 percent of the front yard area "shall be permanently maintained in landscaping."

The parking, setbacks and height page has the yard figures.

The Housing Corridor Overlay

Article 51 is the Housing Corridor Overlay Zone, known as the HCO. The City's question and answer sheet says it "was identified as one of the tasks that the City is required to complete by October 2024 in order to remain in Compliance with the State of California Department of Housing and Community Development." The recitals of Ordinance No. 3922 record that on July 19, 2023 the Planning Commission "voted 5-0 to forward a recommendation of Denial to the City Council." The Council introduced the ordinance on August 22, 2023 and adopted it on September 12, 2023.

Source: Torrance Municipal Code, Sections 91.51.050, 91.51.060, 91.51.070 to 91.51.090 and 91.51.0110, added by Ordinance 3922.

• Optional. The overlay "is applied over base zoning districts and is elective, rather than mandatory." An owner either complies with the base district "or elect to comply with the requirements of the HCO." Where the two conflict, "the HCO will prevail."
• Uses. Table 91.51.040-1 marks multiple family, single family and two family residences and senior citizen housing as permitted by right in all three sub-areas. "All mixed use projects shall dedicate at least 10% of the gross floor area for non-residential uses."
• Open space. "150 square feet per dwelling unit, 60 square feet of which must be provided as private open space."
• Parking. One space for a studio or one-bedroom unit and two for a larger unit, each "plus 0.2 visitor parking space per dwelling unit." Motorcycle and electric vehicle spaces and shared parking can reduce the total.
• Unit sizes. 450 square feet for a studio, 600 for one bedroom, 800 for two and 1,000 for three or more.
• Design standards. Facades may not run "more than 50 feet in length without either a two-foot variation in wall plane, architectural element, or other prominent feature." The ground floor of a mixed-use building needs "a minimum floor height of 15 feet." Affordable and market rate units must use the same materials and details.
• Next to industry. No residential unit or open space may be "within 10 feet of the property line adjacent to the industrial land use," a wall or fence of up to 8 feet is required, and parcels within 300 feet of an industrial use carry a disclosure to buyers and tenants.
• Studies in place of a hearing. Section 91.51.0190 says overlay applications, "although exempt from the City's discretionary review process," must include a water quality study, a hydrology study, a geotechnical study, an acoustic study and a Phase I Environmental Site Assessment.

Extra Density for Community Benefits

Section 91.51.0200 runs a point system in the overlay. "Each community benefit type is assigned a number of points, and a project may earn points from multiple categories." The Community Development Director awards the points.

Source: Torrance Municipal Code, Table 91.51.0200-2. The table assigns 40 points to both of its last two rows.

• Lot consolidation, up to 30 points. "For every parcel that is consolidated into a single parcel and recorded with the City, 10 points will be awarded," for parcels under 0.5 acre.
• Public open space, up to 30 points. For 10 percent or more of the site, or 100 added square feet per unit, open to the public under an easement.
• Family features, up to 20 and 10 points. Five points for each feature such as a playground or community garden, and 10 points where 10 percent or more of the units have three or more bedrooms.
• Other benefits. Public art and childcare facilities at 10 points each, sustainable design and water efficiency at 5 each, and public parking in Sub-Area 2 at 10.
• One or the other. The incentives apply "unless a density bonus has been granted to a development in accordance with Senate Bill 1818," the code's name for the state density bonus.

Housing on Religious and College Land

Article 52 is the Religious and Higher Education Institution Housing Overlay Zone. Ordinance No. 3951, adopted August 5, 2025, says the Housing Element "mandated an ordinance" to create it. The article says it "seeks to utilize State of California Senate Bill 4, signed into law on October 11, 2023, which permits housing as a use by right on lands owned by an independent institution of higher education or religious institution."

• Who qualifies. Property "owned on or before January 1, 2024, by an independent institution of higher education or religious institution" that meets the criteria of the state statutes the section cites, among them Government Code 65913.16.
• Optional, and the less restrictive rule applies. The overlay is elective, and "When RHEIH-OZ regulations conflict with the standards of the base district, the less restrictive standards will prevail."
• Density. "The maximum density shall be 31 dwelling units per acre."
• Sites under 2 acres. Height of 35 feet, or 27 feet within 20 feet of an abutting R-1 district. Front yard 10 feet, side and rear 5 feet, or 10 feet next to R-1. "A minimum of 0.5 parking spaces per dwelling unit."
• Sites of 2 acres or more. Height of 50 feet, or 35 feet within 50 feet of an abutting R-1 district. Front and side yards 10 feet, rear 10 feet, with 15 and 20 feet next to R-1. "A minimum of 1 parking space per dwelling unit."
• Existing parking. "Up to 50% of existing off-street parking required for the religious institution may be removed in order to construct new housing."
• Open space. "Useable open space is not required on parcels within the Religious Institutional Housing Overlay Zone."
• Site sign. After building permits are issued, the applicant posts an information board of at least 11 by 17 inches with the number of housing units and the maximum building height.

Senior Housing, Downtown and Commercial Sites

• Senior citizen housing. Section 95.3.45 allows it with a conditional use permit "in all residential and commercial zones with the exception of the R-1 and R-2 zones." It needs "a minimum of seven hundred fifty (750) square feet of land area per dwelling unit," units of 350, 500 and 700 square feet or more, 200 square feet of open space per unit, and one parking space per unit plus one visitor space for each five units. A recorded covenant restricts occupancy to senior citizens.
• Downtown Residential. New buildings of three or more units need a conditional use permit. Parking is one space for a unit under 900 square feet, two up to 1,449 square feet and three at 1,450 or more, and the design "must acknowledge the historic nature of the original Torrance Tract."
• C-1 and C-2. Residential uses need a conditional use permit.
• Hawthorne Boulevard. Projects in the specific plan zone need a Development Permit. The City Council agenda of January 27, 2026 carried an appeal of a Planning Commission approval of "a New Residential Development Consisting of 449 Residential Units" at 3610 Torrance Boulevard. The agenda of February 24, 2026 carried a mixed-use project of "106 Residential Units and 12,226 Square Feet of Medical Floor Area" at 3475 Torrance Boulevard. The specific plan itself was not read.
• A small project on four agendas. A mixed-use building of 20 senior apartments on Hawthorne Boulevard was on Council agendas of May 19, June 23, September 15 and October 6, 2026. The June and September items were resolutions to uphold an appeal and deny it. The October item is titled "Adopt RESOLUTIONS to Deny the Appeal and Approve a Series of Entitlements." Minutes were not read, so the outcome is not stated here.

State Law Over the Local Rules

• Density bonus. The state density bonus gives extra homes and relief from standards to a project that includes affordable homes. Government Code 65915 says a city "shall grant one density bonus" to a qualifying applicant. A search of Division 9 found no density bonus chapter and no citation of Section 65915. The Planning fee schedule lists a Density Bonus Application at "$2,778 per site" plus "$111 per affordable unit," and an annual review at $278 per affordable unit.
• No inclusionary rule found. The same search found no rule requiring affordable homes in a market rate project.
• Target density. Section 91.3.4 treats the expected density in the Housing Element sites inventory as "the minimum density which should be considered."
• Parking near transit. Government Code 65863.2 says a public agency "shall not impose or enforce any minimum automobile parking requirement" on a project "located within one-half mile of public transit," as that law defines it. The overlay addresses this in its own text: "no housing and mixed-use development projects may be pursued under the HCO that are also proposed as AB 2097 projects and located within High-Quality Transit Corridors."
• Replacing homes. Torrance is on HCD's list of affected cities. Under Government Code 66300.6 such a city may not approve a project that demolishes protected units unless "The project will replace all existing protected units."
• SB 79. SB 79 sets state height and density minimums near qualifying transit stops. HCD's advisory says its provisions "will take effect on July 1, 2026, in Alameda, Los Angeles, Sacramento, San Francisco, San Mateo, Santa Clara, and San Diego Counties." Within one-quarter mile of a Tier 2 stop, Government Code 65912.157 bars "any height limit less than 65 feet." The regional map of stops was not read, so this guide cannot say whether a Torrance stop qualifies.

What Was Approved in 2025

The City Council staff report of March 24, 2026 gives the year in numbers. The City received 162 housing applications proposing 1,117 units. It entitled 705 units, and the attached report puts 700 of them in buildings of five or more units and 5 in buildings of two to four. Building permits went to 108 units by one table of the report and 107 by two others, none of them in a building of five or more units. The report states: "The City's 6th RHNA Cycle allocation is 4,939 units," and counts 660 units with building permits from 2021 through 2025. The RHNA is the number of homes the state assigns a city to plan for.

The 2025 Planning Commission Annual Report adds detail. The Commission held 21 meetings and 56 public hearings and approved 48 of 49 projects. "A total of 616 dwellings units (net) were approved with 66 dwelling units (11%) reserved for affordable households." Of the new homes, 94 percent were rental. One approval was a townhome development of 35 units that included four moderate-income affordable units.

Where the Code, City Documents and State Law Differ

• Restaurants in the overlay. The City's HCO Uses and Development Standards document, marked Final (August 2023), lists fast-food, take-out and limited service restaurants with an M, for a Minor Use Permit, in all three sub-areas. Code Table 91.51.040-1 lists take-out and limited service restaurants as P in all three, and fast-food as P in Sub-Areas 1 and 2. The code controls.
• When the overlay was approved. The City's overlay page says "On August 22nd, 2023 City Council approved the Housing Corridor Overlay." The ordinance was introduced that day and "ADOPTED and PASSED this 12th day of September 2023."
• R-3 floor area. Section 91.7.9 sets 1.0 and 1.25 for small projects. Section 95.3.28 still sends R-3 developments above 0.6 to a conditional use permit.
• The 40-point row. Table 91.51.0200-2 gives 25 percent for "21 to 40 points" and 30 percent for "40 points or greater." A project with exactly 40 points is in both rows.
• The overlay name. Article 52 is titled for religious and higher education institutions. Section 91.52.090 calls it the "Religious Institutional Housing Overlay Zone," and the purpose section speaks only of "existing religious institutional land."
• R-1 next to an overlay building. The overlay limits height to 27 feet within 50 feet of an abutting R-1 district. Within one-quarter mile of a Tier 2 stop, SB 79 bars a height limit under 65 feet for a project that uses that statute.

Limits of This Page

The code text is the publisher's copy, current through Ordinance 3969 of June 23, 2026. City Council agendas were read for 23 meetings from January 13 to October 6, 2026, and staff reports for two of them. The Housing Corridor Overlay map, the list of overlay sites, the Housing Element and its Table C-1, the Hawthorne Boulevard Corridor Specific Plan and the City's density bonus application were not read, so this page cannot say which sub-area or target density applies to an address. A later request to the City website was answered with an access error, and the Housing Element programs could not be opened. Ask the Planning Division at (310) 618-5990.

Where to Go Next

Related on VanPlex: the Torrance overview, the California SB 79 page and the CEQA and permit streamlining page.

Frequently Asked Questions

Official sources (checked October 2026)