CHAPTER 2 - GENERAL PROVISIONS

Where areas are shown upon the zoning map enclosed within a heavy dashed line, the area thus shown is intended to approximate the future location for the type of land use indicated by the symbol therein enclosed within a circle. Uncircumscribed symbols shown within such areas represent the present classification.
The designation of a future classification is based on a recognition of the suitability of location for the type of use indicated by circumscribed symbol and the impracticability of precisely classifying such property for particular types of use until such lands are precisely designed and officially planned or subdivided so as to establish location and dimensions of any streets, alleys, parking areas, building sites and similar features pertinent to precise zoning.

SECTION 92.1.2. TRANSLATING CONTROLLED ZONING TO PERMISSIBLE USE.

Types of land use indicated by circumscribed symbols within areas identified on the zoning map by heavy dashed lines, may be activated and made permissible uses by the adoption of any official plan of design for the area. Such official plan adopted as provided by law, shall by map, diagram or text, or all of them, indicate the design, arrangement and dimension of any streets, alleys, parking areas, building sites and similar features pertinent to precise zoning.
The proceedings for the adoption of such an official plan of design and the reclassification under this Division of properties included in such designed plan shall be accomplished separately but concurrently and in the manner prescribed by law for the adoption of official plans.

SECTION 92.1.3. USE CONTROL IN RECLASSIFIED OFFICIAL PLAN.

Upon the adoption of an official plan and a reclassification based on such official plan, any properties shown therein classified for “C” or “M” purposes shall not be used for residential purposes unless expressly so authorized by such official plan.

SECTION 92.1.4. PRECISE ZONING.

(Added by O-1918)

a) Where an area is shown upon the zoning map with the letters P.P. in addition to the normal zoning designation, the area thus shown is the permitted location for the types of land use allowed by the zone district represented by the normal zone symbol with the priviso, however, that no use may be made of the property so designated until a Precise Plan of Development has been submitted to and approved by the City in the manner prescribed in Article 2, Chapter 6, Division 9 of this Code.

b) The designation of precise zoning classification is based upon a recognition of the suitability of location for the types of uses permitted by the zone district represented by the normal zone symbol and the impracticability of precisely classifying such property for the particular type of use until such lands are precisely designated and officially planned or subdivided so as to establish location and dimension of any streets, alleys, parking areas, building sites, signing, landscaping, and other features pertinent to precise planning.

SECTION 92.1.5. TRANSLATING PRECISE ZONING TO PERMISSIBLE USE.

(Added by O-1918)

a) Types of land use indicated by the precise zoning symbols may be activated and made permissible uses by the adoption of the official plan of design for the area. Such official plan adopted as provided by law, shall by map, diagram or text, or all of them, indicate the design, arrangement and dimension of any streets, alleys, parking areas, building sites, signing, landscaping, and similar features pertinent to precise zoning.

b) The proceedings for the adoption of such official plan of design shall be accomplished in the manner prescribed in Article 2, Chapter 6, Division 9 of this Code.

ARTICLE 2 - USES GENERALLY

SECTION 92.2.1. COMPLIANCE WITH PROVISIONS.

(Amended by O-1384)
It shall be unlawful for any person to erect, construct, establish, alter, add to, or enlarge, or to cause or permit to be erected, constructed, established, altered or enlarged, or to use or occupy or permit to be used or occupied, any land, building or premises for any purpose or in any manner contrary to the provisions of this Division as to uses permitted or excluded, building height limit, building site area required, front, side or rear yards required and distances between buildings, applicable to the particular district in which such land, building or premises are located.

SECTION 92.2.2. PARKING; PLACES OF PUBLIC ASSEMBLY.

All improvements and/or areas used, or to be used, for places of public assemblage, shall as a prerequisite to their use, be required to provide off-street parking, as set forth under Chapter 3 of this Division.

SECTION 92.2.3. SIGNS; RESIDENTIAL ZONES.

One (1) unlighted sign not to exceed twelve (12) square feet, located not less than ten (10) feet from any property line of the lot upon which such sign is placed, and pertaining only to the rental, lease, or sale of the building or property upon which such sign is located, will be permitted in any of the residential zones; provided, however, that such signs shall otherwise be erected and maintained in compliance with the provisions of the sign ordinance of the City of Torrance.

SECTION 92.2.4. PUBLIC BUILDINGS AND PROPERTY; PERMITTED IN ANY ZONE.

The uses of all buildings and property publicly owned and engaged in the performance of a public function may be permitted in any district or zone herein described, provided such use is not obnoxious or detrimental to the welfare of the community.

SECTION 92.2.5. TRASH ENCLOSURES.

(Added by O-2470)

a) All trash from all commercial or industrial uses shall be kept at all times in enclosures of the type described in this Section.

b) Trash enclosures as required in this Section shall be bounded on three (3) sides by walls of material compatible in color, texture and appearance with the main structure and having a gated opening of sufficient width to permit the removal and replacement of standard size commercial trash bins. The gate of said enclosure shall be constructed of solid, opaque material.

c) Trash bins shall remain in the enclosures except during trash pickup.

SECTION 92.2.6. ROOM RENTALS.

(Added by O-2571)

a) No person owning, occupying or having control of an individual residence unit shall lease any part of, or a room in, such residence unit except as provided herein.

b) The owner or lessee of a single family residence who resides on the premises may rent rooms in the residence within which he resides to not more than two (2) persons.

c) The owner or lessee of a single family residence who resides on the premises may rent rooms in the residence within which he resides to three (3) or more persons if a waiver therefor has been obtained, as provided in Article 2 of Chapter 4 of this Division (Section 94.2.1. et seq.).

d) Nothing contained in this Section shall be construed to preclude the lease or rental of an entire individual dwelling unit, apartment or condominium unit located within a two-family dwelling building (duplex), apartment house or condominium project.

SECTION 92.2.7. COMMUNITY CARE FACILITIES.

(Added by O-2885)
No community care facility for the housing of wards of the juvenile court shall be located closer than one (1) mile from another community care facility for the housing of wards of the juvenile court. The measurement shall be made from the property line boundaries of the respective community care facilities.

SECTION 92.2.8. SATELLITE ANTENNAE.

(Added by O-3058)

a) No person shall install, either as owner or agent, or employee of the owner, or as an independent contractor for the owner, or otherwise, any satellite antenna, any additions thereto or substitution for such antenna unless a permit is obtained from the Planning Director therefor. Such permit shall be issued by the Planning Director if he determines that such antenna will conform to the provisions of this Section 92.2.8 and other provisions of this Code.

b) The term “satellite antenna” as used in this Section 92.2.8 shall mean and include any antenna or other instrument designed or used for the reception of television or other electronic communication signal broadcast or relayed from an earth satellite.

c) Such an antenna, if located in any residentially zoned district or on any property used for residential purposes, shall be treated as an accessory structure and shall comply with height, setback and lot coverage requirements for the residential zone in which it is located or for single-family residences if it is not located in a residential zone. Satellite antennae placed within a residential zone or on property used for residential purposes shall be screened from view from streets and from abutting properties by use of fences, hedges or appropriate plant materials, as determined by the Planning Director.

d) If such an antenna is located within any commercial or manufacturing district or on any property used for commercial or industrial purposes, a site plan shall be submitted pursuant to the requirements set forth herein showing the location for placement of such antenna, in addition to such other information as may be required by the Planning Director. As to each such antenna site, there shall be available an adequate siting area which is not otherwise required for parking or otherwise occupied by structures and improvements upon the property. Each such antenna site shall be properly screened with materials compatible with existing structures when, in the opinion of the Planning Director, it is necessary to mitigate visual impact from neighboring properties or from public view.

e) Any satellite antenna installation which does not meet the criteria as set forth in subsections (c) and (d) above shall be subject to the issuance of a Conditional Use Permit in accordance with the provisions of Chapter 5 of this Division 9.

f) The issuance of a permit for a satellite antenna in accordance with the provisions of this Section 92.2.8 shall not constitute a waiver of any provision of the City’s Building Code which requires a building permit for such antenna.

g) The applicant, the City Manager, any member of the City Council, or any interested person adversely affected by the action of the Planning Director, granting or denying such permit may file a written notice of appeal therefrom with the City Clerk within five (5) days thereafter. If the appeal is filed by a person other than the City Manager, or a member of the City Council, a fee shall be paid for such appeal as provided in Section 99.2.1 of this Code. Such appeal shall be heard by the Planning Commission, which may affirm, reverse or modify the decision of the Planning Director.

SECTION 92.2.9. SEASONAL PUMPKIN AND CHRISTMAS TREE SALES LOTS.

(Added by O-3171; amended by O-3485)

a) No person will conduct sales of pumpkins and/or Christmas trees on any vacant property without first obtaining a Seasonal Sales Permit issued from the Planning Director.

b) An application for a Seasonal Sales Permit must be filed with the Planning Department and will include the following:

1) A completed application form signed by the applicant and the property owner acknowledging and agreeing to all applicable conditions; and

2) A dimensioned plot plan of the proposed location. The plot plan must indicate the following information:

A) The location and dimensions of all Christmas tree sales and storage areas, public activity areas, fenced areas, incidental activity areas, and distances between tree displays, parking areas and temporary structures as required by the Fire Department;

B) The location of temporary buildings, trailers, tents, electrical or mechanical equipment, trash receptacles, and signs;

C) The location of required safety devices such as portable fire extinguishers, no smoking signs, and emergency exits;

D) The location, layout and dimensions of required driveways and parking spaces; and,

E) Any other information found by the Planning Director to be necessary for the review of the application.

c) No Seasonal Sales Permit will be issued by the Planning Director prior to September 1st for any pumpkin sales lot and November 1st for any Christmas sales lot.

d) A Seasonal Sales Permit must be obtained for each individual sales lot. The Seasonal Sales permit will be issued if in the judgment of the Planning Director the subject sales lot will conform to the following criteria:

1) The proposed sales lot is located on a vacant property zoned for commercial or manufacturing use;

2) The proposed sales lot operation is conducted between the hours of 9:00 A.M. to 10:00 P.M. daily;

3) Site preparation and set up for the sales lot will not commence prior to September 20th for a pumpkin sales lot, and November 15th for a Christmas tree sales lot;

4) Sales operations to the public for pumpkin lots will begin no earlier than October 10th and end no later than October 31st;

5) Sales operations to the public for Christmas tree lots will begin no earlier than December 1st and end no later than December 25th;

6)A) The complete clean up of a pumpkin sales lot will be completed by the November 10th that immediately follows the last approved operating date for the sales lot;

B) The complete clean up of a Christmas tree sales lot will be completed by the January 5th that immediately follows the last approved operating date for the sales lot; and

C) The clean up requirement may be waived during the transition time period between the last effective sales date for a pumpkin sales lot and the first effective sales date for a Christmas tree sale lot only if the applicant has received separate permits for operating both sales lots on the same property during the same calendar year and will be subject to the requirements of subsection e) 7) of this Section 92.2.9.

7) The proposed sales lot will not adversely disrupt traffic in the vicinity as determined by consideration of the following factors:

A) The location and design of on-site driveways;

B) On-site parking and circulation; and

C) On-site lighting and traffic signage.

8) There is one parking space provided for every one thousand five hundred (1,500) square feet of display and public activity areas;

9) The proposed sales lot will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity;

10) If an incidental activity, as allowed by subsection e) of this Section 92.2.9, is proposed in conjunction with the sales lot, its operation will conform with the standards and requirements of subsection e) and all other applicable requirements;

11) No other activity, other than the sales of pumpkins or Christmas trees, as defined in Sections 91.2.163 and 91.2.164 respectively, or a small animal petting zoo and/or a pony ride, as defined Sections 91.2.167 and 91.2.168 respectively, will be conducted;

12) There will be no amplified sound, as defined in Section 46.5.3 of Article 5 of Chapter 6 of Division 4; and,

13) There will be no vending machines on-site.

e) One (1) small animal petting zoo and/or one (1) pony ride, as defined in Sections 91.2.167 and 91.2.168, may be permitted as an incidental use to the primary use of a pumpkin and/or a Christmas tree sales lot. Small animal petting zoos may be allowed in association with both a pumpkin and a Christmas tree sales lot, whereas a pony ride may be allowed only in association with a pumpkin sales lot. The operation of a small animal petting zoo and/or a pony ride may be approved if in the judgement of the Planning Director the use will conform with the following:

1) A Seasonal Sales Permit is obtained from the Planning Director for the primary sales lot;

2) The total area occupied by the proposed incidental uses, will not exceed ten percent of the total sales lot display area;

3) One additional parking space is provided for every one hundred (100) square feet of area occupied by the incidental uses and animal storage area;

4) The incidental uses and/or any animal pens are located at a maximum distance away from residential uses;

5) All applicable City and County licensing, health permit, and inspection requirements will be satisfied;

6) The applicant has submitted to the License Supervisor a policy of insurance naming the City of Torrance and all elected and appointed officers and employees as additional assured when acting in their official capacity, in the amount of One Million Dollars ($1,000,000.00);

7) Animals will not be brought on-site prior to one day before and will be removed from the site one day after the specified approved public sales dates;

8) A person responsible for the care of and the regular maintenance of the animals on-site will be present at all times during the period that the animals are present and this person will have appropriate identification when acting in this capacity;

9) A report from a licensed Doctor of Veterinary medicine certifying that all animals on the site are healthy and appropriate for public viewing and/or interaction must be provided to the Los Angeles County Department of Animal Care and Control and the Planning Director by noon each Monday as long as the animals are on-site. All costs associated with this requirement will be the responsibility of the applicant;

10) Any animals found to be ill or inappropriate for public interaction will be isolated immediately and will be removed from the site within eight hours of notification by the Los Angeles Department of Animal Care and Control; and,

11) All animal waste will be quickly and appropriately disposed of in an enclosed container, and no waste will be disposed of adjacent to either residential or commercial uses.

f) The Planning Director may impose additional conditions to the approval of the Seasonal Sales Permit to insure the preservation of the public peace, safety, health, and general welfare.

g) Any violations of this Section, other applicable Sections of the Torrance Municipal Code and/or conditions of approval may result in enforcement actions, immediate suspension of the issued Seasonal Sales Permit and the denial of an application for such future sales permits by the operator and/or the property owner.

h) The Planning Director may charge a fee for such approvals as provided in City Council Resolution 94-91 as adjusted by resolution from time to time, but may waive such fee for good cause, as provided in Section 31.6.2 of this Code.

i) The decision of the Planning Director will be appealable to the Planning Commission in the same manner as provided in Section 92.30.11, and to the City Council pursuant to the provisions contained in Article 5 of Chapter 1 of Division 1.

SECTION 92.2.10. SECOND UNIT PROCEDURES AND STANDARDS.

(Added by O-3535)

a) Application Procedures. Second units are allowed on lots within the single-family residential and multiple-family residential zones containing no more than one existing single-family residence. Second units are not allowed in the Hillside Overlay or Local Coastal Overlay District.

1) No person shall construct a second unit without first obtaining a building permit issued by the Building and Safety Department. Such permit shall be issued if it is determined that the second unit will conform to the provisions of this section and other related sections of the code.

b) Development Standards and Requirements. The following property development standards shall apply to all second units:

1) Attached/Detached Units. The second unit may either be attached to the existing single-family residence as part of the living area of a main residence, or detached from the main residence.

2) Height. Second units shall comply with the height restrictions per Section 91.4.2 of the R-1, Single-Family Residential District. Units located above detached garages are not allowed, unless the garage takes access from a public alley.

3) Parking. In addition to the parking required for the primary residence per Section 93.2.1 of the TMC, there shall be at least one accessible parking space provided within a private garage per every bedroom contained in the second unit, with no less than one such space provided per second unit. This additional parking shall be located on the same lot for which the second unit is requested, and shall be kept free, clear and accessible for the parking of a vehicle at all times. Parking space dimensions shall conform with the requirements of Section 93.5.2 of the TMC.

4) Vehicular Access. Only one curb cut per street shall be allowed per lot.

5) Setbacks. A second unit shall comply with the setback requirements of the R-1, Single-Family Residential District.

6) Lot Coverage. A second unit shall comply with the lot coverage requirements of Section 91.4.9 of the R-1, Single-Family Residential District.

7) F.A.R. The floor area ratio for the lot shall comply with Section 91.4.11 of the R-1, Single-Family Residential District.

8) Primary Use of Property. The lot or parcel of land on which the second unit is constructed shall contain a pre-existing legal single-family residence as the primary use, which complies with the minimum development standards of the R-1, Single-Family Residential District.

9) Density. A second unit may be developed only on a lot or parcel of land containing no more than one existing single-family residence.

10) Maximum Allowable Floor Area. The floor area of an attached second unit shall not exceed thirty (30) percent of the existing living area within the primary residence, and, the total floor area for a detached second unit shall not exceed one thousand two hundred (1,200) square feet. For the purposes of this section, “living area” is defined as the interior habitable area of a dwelling unit including basements and attics but does not include a garage or any accessory structure.

11) Minimum Living Area. The living area shall comply with the minimum size restrictions pursuant to Section 92.20.4 of the TMC.

12) Usable Open Space. Usable open space for the lot shall be provided pursuant to Section 91.4.10 of the R-1, Single-Family Residential District.

13) Design Standards. The exterior design of the second unit shall be substantially compatible with that of the primary dwelling in terms of building architecture, materials, colors, exterior finishes and landscaping. The parcel shall retain a single-family residential appearance and the second unit shall be integrated into the design of the existing improvements on the property. The following design standards shall apply:

A) The addresses of both units shall be displayed in a manner as to be clearly visible from the street.

B) Any stairway to a second floor unit shall be completely enclosed as part of the interior of the structure.

14) Occupancy and Sale Limitations. The owner of record of the parcel shall reside on the parcel at the time of the request.

15) Covenant Restriction. The property owner shall record a covenant restriction with the Los Angeles County Recorders Office providing notice to any potential new owners of the property that the lot contains a second unit and that the transferee shall be subject to the requirements of this Section. The restriction shall further specify that the second unit shall not be sold, or title transferred separate and apart from the remainder of the property.

16) Illegal Second Units. This Section shall not validate any existing illegal second units. Any conversions from illegal units to a conforming legal second unit shall be considered a new second unit subject to the provisions of this Section.

17) Emergency Access. Emergency vehicle access to the property shall not be obstructed by the second unit.

18) Distance Between Buildings. A distance of six (6) feet shall be provided between the primary residence and the second unit unless attached by a solid roof at least six (6) feet in width.

ARTICLE 3 - HEIGHT OF BUILDINGS

SECTION 92.3.1. PERMITTED HEIGHT EXCLUSIVE OF ROOF STRUCTURES.

The permitted height of buildings, for the purposes of this Division, shall be exclusive of roof structures as such term is defined in the Uniform Building Code of the Pacific Coast Building Officials Conference.

ARTICLE 4 - MINIMUM LOT AND BUILDING SITE AREAS (Amended by O-1310)

SECTION 92.4.1. DWELLINGS; WHEN PERMITTED IN ANY ZONE EXCLUSIVE OF M-2.

The requirements of this Division as to minimum lot area or building site area shall not be constituted to prevent the use for dwellings of any lot or parcel of land, other than in the M-2 District, in the event that such lot or parcel of land is:

a) Shown separately on or hereafter shown upon any official subdivision map duly approved and recorded;

b) Shown separately or hereafter upon any map duly approved and recorded in accordance with the provisions of Chapter 2 of Division 9 of this Code;

c) Created by a deed recorded on or before January 1, 1952; or

d) Created by a deed recorded between January 2, 1952 and March 12, 1959, and the division of such lot or parcel of land complies with the provisions of the laws of the State and City in effect at the time of recordation.

SECTION 92.4.2. BUILDING SITE AREA OR YARD; REDUCTION IN SIZE; MINIMUM REQUIREMENTS.

No portion of any lot or parcel of land which has been designated or used as a part of a building site area or yard as required by this Division shall be included as a portion of an area or yard for another building if said inclusion will reduce the building site area or yard required for the original lot or parcel of land to less than the minimum building site area or dimension of yard required for the land use district in which such property is located.

ARTICLE 5 - YARDS (Amended by O-1863)

SECTION 92.5.1. UNOBSTRUCTED FROM GROUND TO SKY.

Where yards are required in this Division, they shall be not less in depth and width than the minimum dimension, specified in any part, and they shall be at every point open and unobstructed from the ground to the sky except as required in the following Sections.

SECTION 92.5.2. STAIRWAYS AND BALCONIES.

(Amended by O-3283; O-3319)

a) Except in the R-1 zone, outside stairways, porches, balconies or landing places, if unenclosed on three (3) sides, may extend into the required interior side yard for a distance not to exceed three (3) feet, but in no case shall be closer than two (2) feet from property line.

b) Except as provided in subsection (c) of this Section, outside stairways, porches, balconies or landing places, if unenclosed on three (3) sides, may extend into the required rear yard, front yard, or exterior side yard for a distance not to exceed four (4) feet.

c) In the R-1 zone, no staircase providing access to a second story, enclosed or otherwise, shall be permitted on the exterior of the dwelling, nor shall such staircase have direct access on the ground level to the outside of the dwelling.

SECTION 92.5.3. EAVE OVERHANGS.

Eave overhang for dwellings shall not exceed three (3) feet six (6) inches into any required rear, front or side yard, and no closer than thirty (30) inches from the property line in any required side yard of five (5) feet or less, nor more than thirty (30) inches into any required ten (10) foot yard between dwellings and shall be no closer than three (3) feet from each other measured horizontally where the required building separation is not less than six (6) feet.

SECTION 92.5.4. PERGOLAS.

(Amended by O-3283)
Except in the R-1 zone, one (1) pergola, one (1) covered but unenclosed passenger landing when attached to the dwelling or one (1) carport may extend into a required inside yard to within six (6) inches from the side property line; provided, its length is not over twenty-five (25) feet, otherwise the setback shall be five (5) feet. In no case shall outside edge of eaves be less than six (6) inches from the property line.

SECTION 92.5.5. ENCROACHMENTS: BAY WINDOWS, CHIMNEYS, WATER HEATERS, ETC.

(Amended by O-3283; O-3291)

a) Bay windows, either with or without foundations, shall not extend closer than three (3) feet from any property line on an interior side yard of five (5) feet or less, except in the R-1 zone, nor extend more than three (3) feet into any required rear, front or exterior side yard; provided that its other horizontal dimension is no more than ten (10) feet; and further provided, that only one (1) such bay window shall be allowed in any required interior side yard, and no more than two (2) such windows shall be allowed in any required rear, front or exterior side yard.

b) Except as provided in Section 92.5.3, in the R-1 zone, the only encroachments which will be permitted into the required interior side yard setback shall be chimneys, greenhouse windows and water heaters. In such interior side yard setback area, no chimney, greenhouse window or water heater may project closer than thirty (30) inches from the side yard property line.

SECTION 92.5.6. ONE STORY ACCESSORY BUILDINGS.

(Amended by O-3283; O-3291)
Except as provided in Section 91.4.8, a detached accessory building, or accessory living quarters in all residential zones, not exceeding one (1) story in height and located on the rear one-quarter (1/4) of the property may be one (1) foot from the rear property line and one (1) foot from (1) one interior side property line only if the wall adjacent thereto is one (1) hour wall with no openings therein, the side yard setback on the other side shall be no less than ten percent (10%) of the width of the rear property line, but in no case less than three (3) feet or be required to be more than five (5) feet.

SECTION 92.5.7. TWO STORY ACCESSORY BUILDINGS.

(Amended by O-3283)
A detached accessory building or accessory living quarters in all residential zones except R-1, two (2) stories in height and located on the rear one-quarter (1/4) of the property shall have interior side yard setbacks no less than five (5) feet and may have a rear yard setback of not less than five (5) feet if the required rear yard, for the zone, is located between the rear building and the front building, but in no case shall an accessory building occupy more than one-third (1/3) of the required rear yard area. Garages opening onto an alley shall have a setback of not less than five (5) feet from the property line adjacent to the alley.

SECTION 92.5.8. REAR YARD ADJACENT TO ALLEYS.

(Amended by O-3283)
Where a public alley exists at the rear line of a lot, requiring a twenty (20) foot rear yard, one-half (1/2) but not to exceed ten (10) feet of such alley may be considered as a portion of such rear yard except in R-1 zone. In cases of lots requiring a rear yard of ten (10) feet, no part of the alley shall be considered as a portion of such rear yard.

SECTION 92.5.9. Repealed by O-2302.

SECTION 92.5.10. SWIMMING POOLS, SPAS, JACUZZI, DECKING.

a) A swimming pool in residential zones or any zone used for residential purposes may occupy a portion of the required rear yard, but in no case shall the outer walls of the pool be less than five (5) feet from an interior side property line , rear property line or a building or be less than ten (10) feet from any side street property line or less than twenty (20) feet from the front property line. In addition, in no case shall there be less than a three (3) foot open and unobstructed passageway provided between the outer wall of the pool and the side and rear property lines, or any fence or wall. Where a swimming pool is located in an inner court or yard in conjunction with multiple-family dwellings or apartments, the minimum distance between the outer edge of the pool and the exterior wall of the building shall be ten (10) feet and such space shall be open and unobstructed, except for landscaping.

b) Spas and jacuzzis may extend into the rear yard area, and to within ten (10) feet of the front property line and may extend into the required side yard if located in the rear one-quarter (¼) of the property; provided, the structure does not exceed ten (10) feet in diameter and provided that a thirty (30) inch passageway is allowed on at least two (2) adjacent sides. In no case shall the outside edge of the spa or jacuzzi be closer than four (4) feet to a one (1) story building or eight (8) feet to a two (2) story building where the only openable windows or external doors are located directly above the structure. In no case shall the structure interfere with proper drainage on the parcel on which it is located or the drainage of adjacent properties.

c) Decking may extend to property lines provided its height does not exceed two (2) feet above grade. Structural framing within three (3) feet of the property line must be constructed of one (1) hour fire resistant materials. In no case shall the construction of the structure impede proper drainage of the parcel upon which it is located or the drainage of adjacent properties.

SECTION 92.5.11. SIDE YARDS AND COURT WIDTHS.

(Amended by O-3283)
No building shall be erected, structurally altered, converted, enlarged, moved or maintained for use as a bungalow court, apartment, dwelling, multiple unit group dwelling, motel or hotel, unless the following side yards and court widths are provided and maintained in connection therewith:

a) For buildings having not more than one (1) rear or service entrance opening upon a required side yard, the side yard shall be ten percent (10%) of the width of the lot but not less than three (3) feet nor more than five (5) feet, except in the R-1 zone.

b) For buildings having more than one (1) rear or service entrance opening upon a required side yard, the side yard shall be increased by six (6) inches for each service entrance opening thereon, but need not exceed five (5) feet. The side yard requirements set forth in Section 91.9.6 herein shall be complied with.

c) For buildings arranged around three (3) sides or two (2) opposite sides of a court or yard, the average width of the court or yard shall be not less than twenty (20) feet.

d) The minimum distance between single-family dwellings, either one of which has not more than one (1) entrance or a rear or service entrance opening upon the intervening space, shall not be less than ten (10) feet, and the minimum distance between single-family dwellings in all other cases shall be not less than twenty (20) feet.

e) For buildings arranged around only one (1) side and the rear of a court or yard, the average width of the court or yard and the side yard shall not be less than ten (10) feet.

f) In the case of group houses or a row of dwellings arranged so as to front upon a required side yard, the average width of the side yard upon which such dwellings front shall be not less than ten (10) feet.

g) In addition to the foregoing side yard requirements, the front and rear yard requirements for lots in the zone in which such dwellings are located shall be complied with; provided, however, that a minimum front yard of fifteen (15) feet will be allowed on cul-de-sac streets only when such streets cannot be prolongated and only on those lots that front on the extreme radius at the end of the street.

SECTION 92.5.12. USE OF VEHICLES ON PRIVATE PROPERTY FOR HABITATION.

(Added by O-3147)
No person shall use or allow any vehicle parked or standing upon any residentially zoned property to be used for the purpose of living, sleeping, cooking, bathing or housekeeping for a period of time exceeding fourteen (14) consecutive days or a total of thirty (30) days in any calendar year.
For the purposes of this section, “vehicle” means any boat and any device, operable or inoperable, with or without wheels, by which any person or property may be propelled, moved or drawn upon the street or highway, including, but not limited to, automobiles, mobile homes, house trailers and camper trailers.

SECTION 92.5.13. PARKING ON RESIDENTIALLY ZONED PROPERTY.

(Added by O-3153)

a) No person shall park or store or let stand any vehicle on the front yard of any residentially zoned property other than on a paved driveway or paved parking area with entrances and exits to the street.

b) For purposes of this section, “vehicle” means any automobile, truck, boat or any device, operable or inoperable with or without wheels, by which any person or property may be propelled, moved or drawn upon any street or highway.

c) For purposes of this section, “front yard” means that portion of a lot or parcel of land extending across the full width thereof between the front property line and the front line of the main building, including the exterior side yard of any corner lot when the exterior side yard is not screened by a solid fence or solid wall.

d) For purposes of this section, a paved driveway or parking space shall meet the paving requirements of Section 93.5.13 or be equivalent to such requirements.

SECTION 92.5.14. PAVING OF RESIDENTIALLY ZONED PROPERTY.

(Added by O-3154)

a) No person shall pave or cause to be paved more than fifty (50) percent of the front yard of any residentially zoned property without the prior approval of the Director of Building and Safety. Such approval may be granted if, in the judgment of the Director of Building and Safety:

1) Unreasonable difficulties will result from strict enforcement of this section; and

2) It will not be materially detrimental to the public welfare or to the property of other persons located in the vicinity thereof.

b) The decision of the Director of Building and Safety shall be appealable to the Planning Commission in the same manner as provided in Section 92.30.11, and to the City Council pursuant to the provisions contained in Article 5 of Chapter 1 of Division 1 of this Code.

c) For purposes of this section, “front yard” means that portion of a lot or parcel of land extending across the full width thereof between the front property line and the front line of the main building, including the exterior side yard of any corner lot when such exterior side yard is not screened by a solid fence or solid wall.

d) For purposes of this section, to “pave” means to cover with stone, asphalt, brick, concrete or any other similar or substantial matter.

e) Nothing contained in this section shall be construed to waive, repeal or amend any other provisions of this Code.

ARTICLE 6 - EXPOSED EXTERIOR WALLS

SECTION 92.6.1. EXTERIOR WALLS, COMMERCIAL AND INDUSTRIAL BUILDINGS.

All walls of all commercial and industrial buildings facing or abutting on residential property shall be plastered, or otherwise covered with an exterior finish material, in conformity with the Building Code of the City of Torrance, and shall be maintained thereafter in a neat and presentable condition throughout the life of the building.

ARTICLE 7 - SPECIAL SETBACK LINE.

SECTION 92.7.1. FRONT YARD AND SIDE STREET SETBACK, AGRICULTURAL OR RESIDENTIAL DISTRICTS.

In connection with each lot or parcel of land classified in the A-1, R-1, R-2, R-3 and R-4 Districts, or any other agricultural or residential districts hereafter established, or any lot or parcel of land in any district used for a dwelling, apartment house, bungalow court, or any other residential use the following front yard setback, and side street setback shall be complied with:

Front Yard Setback from Centerline of Street	Width of Street
40 Feet	40 Feet
45’	50 ‘
47’	54 ‘
47-1/2’	55 ‘
50’	60 ‘

Side Street Setback from Centerline of Street	Width of Street
30 Feet	40 Feet
35’	50 ‘
37’	54 ‘
37-1/2’	55 ‘
40’	60 ‘

SECTION 92.7.2. FRONT YARD AND SIDE STREET SETBACK, SECONDARY AND MAJOR HIGHWAYS.

The following front yard setbacks and side street setbacks for secondary highways, and major highways, as shown on the master plan of highways of Los Angeles County, as now or hereafter adopted or amended by the City Council of the City of Torrance shall be complied with:

Front Yard Setback from Centerline of Highway	Highway Width
70 Ft. Major Highway	100 Ft.
60 Ft. Secondary Hwy	80 Ft.

Side Street Setback from Centerline of Highway	Highway Width
60 Ft. Major Highway	100 Ft.
50 Ft. Secondary Hwy	80 Ft.

SECTION 92.7.3. FRONT YARD AND SIDE STREET SETBACK, HALF STREETS AND FUTURE STREET EXTENSIONS.

Setbacks for lots adjacent to existing half streets and future extension of streets:
The front setback and side street setback for the zone and use shall be complied with in addition to a setback of enough feet to widen any existing or future half street to its full width and to allow for the extension of any existing or future streets.

SECTION 92.7.4. SETBACKS; COMMERCIAL AND INDUSTRIAL DISTRICTS.

In connection with each lot or parcel of land hereafter classified in the C-1, C-2, M-1 or M-2 or any other commercial or manufacturing districts which may be hereafter established by variance or change of zone after the date of this ordinance, and used for a commercial or manufacturing purpose (and not for any residential use), no building or structure shall be erected less than forty (40) feet from the centerline of any secondary highway, or less than fifty (50) feet from the centerline of any major highway, as shown on the master plan of highways of Los Angeles County, as now or hereafter adopted or amended by the City Council of the City of Torrance.

ARTICLE 8 - ACCESSORY BUILDINGS

SECTION 92.8.1. DETACHED ACCESSORY BUILDING; HEIGHT, LOCATION OF.

No detached accessory building shall exceed thirty-five (35) feet in height, nor shall any such building occupy the front yard of a corner lot, or the side yard of any lot, or be less than six (6) feet from any other building on the same lot.

SECTION 92.8.2. ACCESSORY BUILDINGS FOR MULTIPLE FAMILY RESIDENCES.

(Added by O-1937; O-1938)
For any multiple family residence, accessory buildings constructed for use primarily as garages shall be of masonry or concrete construction and be designed to substantially conform to the main structure in quality and appearance.

ARTICLE 9 - ZONING APPLIED TO ANNEXED AREAS

SECTION 92.9.1. ANNEXED AREAS AUTOMATICALLY ZONED R-1.

Areas annexed to the City of Torrance shall automatically be placed in Zone R-1 until the Planning Commission initiates and adopts a comprehensive land use plan of the area, in the manner prescribed for in Article 1 of Chapter 6 of this Division.

ARTICLE 10 - SPLITTING LOTS (Amended by O-1309; O-1443; O-1472; O-1514)

SECTION 92.10.1. PROCEDURE.

Lots or parcels of land shall be split or divided as provided in Chapter 2 of Division 9 of this Code.

SECTION 92.10.2. LIMITATIONS FOR CONSTRUCTION ON LOTS.

No person shall build or create or place 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, each of which resulting lots would have met all the dimensional requirements for the creation of a lot in the R-1 zone; provided, however, that the provisions of this Section shall not apply to:

a) Accessory buildings;

b) Buildings designed and used for manufacturing purposes on land zoned M-1 and M-2 and which are occupied and used by one (1) owner;

c) Buildings designed and used for commercial purposes on land zoned for commercial uses and which are occupied and used as a part of a shopping center or other integrated operation and the occupiers of which buildings have an easement for vehicular ingress, egress and parking on all land used for parking on said lot;

d) Condominium projects and community apartment projects for which a Conditional Use Permit has been granted in accordance with the provisions of Article 36 of Chapter 1 of this Division;

e) Churches, schools and governmental buildings; and

f) Those parcels of land which in the opinion of the majority of a Board of Review composed of the Planning Director, the City Engineer, the Building Superintendent and the City Attorney would be infeasible to divide further because of the location of existing or proposed buildings.

ARTICLE 11 - ACCESSIBILITY TO BUILDING SITE AND LIVING QUARTERS (Amended by O-792; O-1095)

SECTION 92.11.1. BUILDING SITE TO FRONT ON PUBLIC STREET.

Each building site used for residential purposes shall front on a public street.

SECTION 92.11.2. PRIVATE ROAD, WIDTH OF.

In case of a private road, the width of such road shall not be less than twenty-seven (27) feet and shall be exclusive of the required yard area.

SECTION 92.11.3. ACCESS TO REAR LIVING QUARTERS.

Dwellings or living quarters located at the rear of buildings located on the front of an interior lot, shall have access to a street or private road by means of a passageway, not less than five (5) feet in width, nor less than the width required in the City Building Code and the State Housing Act, extending to the front property line and located on the same parcel of land upon which said buildings are located. In no case shall an alley be used as the only access to living quarters located at the rear of any building. No person shall divide any lot or parcel of land into separate parcels without complying with the foregoing provision.

SECTION 92.11.4. ACCESS FOR FIRE FIGHTING EQUIPMENT, MULTIPLE FAMILY DWELLINGS.

(Added by O-1937; O-1938)
Interior fire hydrants shall be installed for every apartment building or group of apartment buildings of three (3) stories or less, when adequate Fire Department access is not provided by driveways of not less than twelve (12) feet in width with an overhead clearance of not less than twelve (12) feet.
Fire hydrants may be of two (2) types, wet or dry.

a) Wet fire hydrants:

1) Wet fire hydrants shall have at least two (2), two and one half (2-1/2) inch Fire Department outlets. Each outlet shall have a shutoff valve.

2) Wet fire hydrants may be connected to the domestic water supply.

3) Wet hydrants shall have a discharge capacity of not less than five hundred (500) gallons per minute in addition to the domestic water requirements.

4) Wet hydrants shall be so located that the area protected by the hydrants shall be not greater than a travel distance of two hundred (200) feet.

EXCEPTION: Fire Department authorities may modify the requirements of Section a-4) depending upon the accessibility for emergency purposes.

b) Dry fire hydrants or dry standpipe systems:

1) Dry fire hydrants shall have at least two (2), two and one-half (2-1/2) inch Fire Department outlets. Each outlet shall have a shutoff valve.

2) Dry hydrants shall be supplied by a pipe of sufficient size to discharge a minimum of five hundred (500) gallons per minute.

3) A Fire Department connection shall be located on the street in front of the building to supply the dry hydrants.

4) Dry hydrants shall be so located that the area protected by the hydrants shall be not greater than a travel distance of two hundred (200) feet.

EXCEPTION: Fire Department authorities may modify the requirements of Section b-4) depending upon the accessibility for emergency purposes.

5) Dry hydrant system components shall be installed to the requirements of the National Fire Protection Association, Pamphlet 23.

ARTICLE 12 - SIGNS

SECTION 92.12.1. SIGNS TO COMPLY WITH SIGN ORDINANCE.

All signs erected, maintained or located in the City of Torrance, whether in compliance with the provisions of this ordinance or others, shall comply with the provisions of the Sign Ordinance of the City of Torrance.

ARTICLE 13 - FENCES, WALLS, RETAINING WALLS AND HEDGES (Added by O-897; Amended by O-1757; O-2327)

SECTION 92.13.1. RESIDENTIAL PURPOSES.

(Amended by O-2437)
The following provisions shall apply to all land used for residential purposes:

a) No fence or wall three (3) feet or greater in height shall be constructed without first obtaining a building permit therefor.

b) No metal fence or metal wall shall be permitted except when constructed of chain link, open smooth wire, ornamental wrought iron, decorative metal beams or decorative panels.

c) No barbed wire is permitted.

d) No fence shall be constructed which is charged or chargeable with electricity.

e) Height limit:

1) Front yard area;

Any fence, wall or hedge within the required setback area of any lot shall not exceed a height of four (4) feet nor shall be constructed of materials other than decorative material compatible with the residential structure and the scheme of the general neighborhood, explicitly excluding the use of chain link, chicken wire, hog wire and fiberglass. However, if all the following conditions are met, a fence, wall or hedge up to six (6) feet in height may be constructed in the front setback:

A) That no portion of said fence or wall shall project nearer than ten (10) feet to the front property line except where the average front setback in a block is less than twenty (20) feet, then it shall be allowed to project no nearer than five (5) feet to the front property line. That no portion of said fence or wall shall project into a triangle, the base of which coincides with the front property line of the subject and/or adjacent property, the apex of said triangle being 90 degrees and located along a perpendicular line extending twenty (20) feet from the front property line along the centerline of the right-most driveway lane.

B) That permanent landscaping shall be provided between fence or wall and the front property line and a permanent irrigation system be provided for all landscaping including parkways and street trees.

2) Side Yard Area:

Any fence, or wall within the required side yard setback area of any lot shall not exceed a height of six (6) feet, except that, the Planning Director, may permit a greater height, not to exceed eight (8) feet, for that portion of yard to the rear of the front forty (40) feet upon a determination that a greater height will not be detrimental to the public welfare or to abutting property and that greater height is necessary for one (1) or more of the following reasons:

A) Enclosure of a private swimming pool or outdoor recreation area;

B) Rear yard areas abutting commercial or multiple residential uses;

C) Capping of a six (6) foot fence with less than an eight (8) inch cap or decoration;

D) Fences constructed on terrain with a grade difference of one (1) foot fall in five (5) linear feet.

3) Rear yard area:

Any fence, or wall within the required rear yard setback area of any lot shall not exceed a height of six (6) feet, except that the Planning Director, may permit a greater height not to exceed eight (8) feet, upon a determination that the standards for an exception, established in Section 92.13.1. e-2) are satisfied.

4) Notice and appeal:

A) Upon receipt of an application for an exception to the side yard or rear yard area fence or wall height units, the Planning Director shall notify by mail the owner of any property which immediately abuts the fence or wall indicated on the application, that there is an application on file with the Planning Department and that the abutting property owner has ten (10) days in which to protest the application either in writing or in person;

B) If any protest is made against the application or the Planning Director grants the application or the Planning Director denies the application or grants the application with conditions, the Planning Director shall notify the protesting property owner or the applicant, as the case may be, of his decision and of the right to appeal;

C) Any property owner who has made a protest to the Planning Director, or applicant whose application has been denied or granted with conditions and who is not satisfied with the decision of the Planning Director may file an appeal with the Planning Commission. Any such appeal must be filed within twenty-one (21) days after notice of the decision of the Planning Director has been mailed and must be accompanied by a fee of one-half (½) the application fee provided in Section 99.1.12. of this Code.

D) The decision of the Planning Commission may be appealed to the City Council as provided in Article 5, Division 1 of this Code.

f) Swimming Pool Enclosures: A fence or wall shall be constructed to a minimum height of five (5) feet above adjacent property elevations in such a manner as to completely enclose any swimming pool or other body of water which, at any point, reaches a depth of twelve (12) or more inches. The wall of a building may be considered part of such wall. Such wall or fence surrounding a swimming pool or other body of water shall have no openings greater than four (4) inches in width nor less than two (2) feet in height, shall not be a ladder-like design, and shall be constructed of a material and design to prevent any access thereto except by a self-closing, self-latching gate upon which a latch is located at least four (4) feet six (6) inches above the bottom of the gate.

g) Retaining Walls: That portion of a wall which retains an earth bank and provides internal support to a grade shall not be considered as contributing to the permissible overall height of a fence or wall when constructed within the rear yard or interior side yard setback area, provided however:

1) That no retaining wall shall be constructed which exceeds five (5) feet in height. If the grade to be retained exceeds five (5) feet, additional retaining walls may be constructed at higher elevations provided a planter area not less than two (2) feet in width is constructed between said retaining walls and is landscaped.

2) That any retaining wall which exceeds three (3) feet in height must be topped by a wall or fence not less than three (3) feet in height unless the retaining wall is one of the lower of a series of retaining walls as described above.

SECTION 92.13.2. COMMERCIAL AND INDUSTRIAL PURPOSES.

(Amended by O-3708)

The following provisions shall apply to all land used for commercial and industrial purposes.

a) No fence or wall three feet or greater in height shall be constructed without first obtaining a building permit;

b) No metal fence or wall shall be permitted except when constructed of chain link, open smooth wire, ornamental wrought iron, decorative metal beams or decorative panels;

c) No fence shall be constructed which is charged or chargeable with electricity, except that Community Development Director may permit a fence charged or chargeable by electricity upon a determination that the fence meets the following requirements:

1) The property on which the fence is constructed, erected or located, is a critical infrastructure, a key resource, a high security risk, or a terrorist target as determined by the federal, state, or local government.

2) The property on which the fence is constructed, erected or located is a minimum of 300 contiguous acres.

3) Any contrivance or mechanism to control electrical current in such fences shall be listed by an approved testing laboratory, and shall include a suitable interrupting device and such other safety devices to prevent dangerous currents getting on the fence at any time.

4) The fence, energizer components, electrical controller, system design and installation must meet or exceed the standards or specifications of the International Electrotechnical Commission or any later adopted standards published by the Underwriters Laboratories, National Electrical Code of the National Fire Protection Association, or the California Electrical Code.

5) Any fence must be posted with warning signs containing the following or similar wording: “DANGER,” “CAUTION” or “WARNING” and the words “ELECTRIC FENCE.” or “HIGH VOLTAGE.” The signs must include the international warning symbol for risk of electric shock or high voltage, which is a lighting bolt inside a triangle (ISO 3864). Further, the sign must contain the warning symbol for an electric fence, which is a hand touching a wire or wires with three lightning bolts coming out from where the hand is touching the wire or wires (IEC 1818/05). The signs must be yellow with black inscription and the letters must be at least two inches high. The signs must be at least 8 inches by 4 inches. The signs must be posted along any such fence at intervals of not more than twenty five feet. The signs must be viewable from both sides of the fence.

6) Any fence charged or chargeable by electricity must not exceed twelve feet in height.

7) Any fence charged or chargeable by electricity must be located inside an exterior perimeter fence that is at least 6 feet in height and is not charged or chargeable by electricity.

8) The fence must be in low voltage mode unless the security advisory system or threat advisory system of the U.S. Department of Homeland Security, the State of California, the County of Los Angeles, or the City of Torrance is at a current threat level of High or Severe.

9) Any fence charged or chargeable by electricity must use a pulsed DC current with a maximum of 35 milliamperes per pulse, each pulse must last no longer than 300 microseconds, and with a minimum interval of 1.5 seconds between pulses.

10) The Community Development Director may impose conditions as may be deemed desirable and necessary to effectuate the purposes of this Division, to protect the public health, safety, and welfare, and to mitigate project-related adverse impacts.

d) No fence, wall or hedge shall exceed eight feet in height, except as permitted by the Community Development Director in subsection (c);

e) No barbed wire fence shall be constructed, provided, however, that barbed wire may be placed above a fence that is at least five feet in height.

SECTION 92.13.3. EXCEPTIONS.

Nothing contained herein shall be construed to prohibit the erection of a fence, wall or hedge as required by any federal or state law or regulations.

ARTICLE 14 - AUTOMATIC REZONING OF SUBDIVIDED LAND (Added by O-1013)

SECTION 92.14.1. TENTATIVE TRACT MAP; R-1 ZONE; EXCEPTION.

At the time of a tentative tract map is filed with the Planning Commission as provided in Chapter 2 of Division 9 of this Code, the Planning Commission shall initiate proceedings to change the zone of the land embraced within such tentative tract map to R-1 (single-family residence), unless such land is already zoned R-1, or unless the subdivider files with the Planning Commission a statement in writing that he intends to use said land for other than single-family residences.

SECTION 92.14.2. PETITION FOR OTHER THAN R-1 ZONING.

In the event said statement of intention is filed, the Planning Commission shall consider the statement as a petition for a change of zone on said land and shall conduct proceedings therefor in accordance with the provisions of Article 1 of Chapter 6 of this Division.

ARTICLE 15 - GARAGE DOORS (Amended by O-1490)

SECTION 92.15.1. PRIVATE GARAGE DOORS FOR SINGLE FAMILY RESIDENCES; GARAGE DOORS REQUIRED.

Whenever in this Official Land Use Ordinance a private garage is required in connection with a single-family residence or duplex, garage doors shall be provided therefor.

SECTION 92.15.2. PRIVATE GARAGE FOR MULTIPLE FAMILY RESIDENCE.

Whenever in this Official Land Use Ordinance a private garage is required in connection with a multiple-family residence, garage doors shall be provided therefor, except in those cases where, in the opinion of the Planning Director or the Planning Commission, a substantial part of the interior of such garages is not visible from a public street, alley or way, or is not visible from a private street, alley or way serving more than one (1) lot or parcel of land.

ARTICLE 16 - GARAGES FACING PUBLIC STREETS (Added by O-1380; Amended by O-1396)

SECTION 92.16.1. WALL REQUIRED WHEN GARAGES FACE ON PUBLIC STREET.

Wherever a wall of any private garage, or garages, containing the access for off-street parking purposes faces on a public street, and such garage or garages are accessory to any multiple family residential building, and such wall is at an angle of less than ninety (90) degrees from a property line abutting any public street, there shall be erected a continuous solid masonry wall between said garage or garages, and the property line abutting the street for the entire length of the frontage.

SECTION 92.16.2. HEIGHT OF WALL BETWEEN GARAGES.

Such masonry wall shall be constructed to a minimum height of six (6) feet above grade provided further that in no case shall any portion of the top of the wall be less than five (5) feet above the elevation of the floor of a garage adjacent thereto.

SECTION 92.16.3. GARAGE BELOW STREET GRADE EXCEPTED.

Provided, however, that no such wall shall be required where the floor elevation of the garage or garages is below the grade of the street curb adjacent thereto and the soffit at the entrance to the garage or garages is not higher than one (1) foot above the height of the street curb at any point measured at a ninety (90) degree angle from said curb face and provided further that the entrance to said garage or garages is not wider than sixteen (16) feet each.

ARTICLE 17 - MOBILEHOMES AND MOBILEHOME PARKS

SECTION 92.17.1. PERMITTED BY CONDITIONAL USE PERMIT

(Amended by O-1438)
Mobilehomes and mobilehome parks may be permitted by Conditional Use Permit in accordance with Chapter 5 of this Division, provided that the requirements of Chapter 7 of Division 8 and such additional requirements as might be required by the City Council in a particular case are met.

ARTICLE 18 - HOME OCCUPATIONS (Added by O-1456; Amended by O-1795; O-2344; O-3453)

SECTION 92.18.1. PURPOSE.

The purpose of this Article is to set forth standards and requirements for the conduct of business enterprises within residences in all zones so as to protect the residential quality and the peace, health, safety and general welfare of surrounding neighborhoods. Home occupations are allowed in all zones as a permitted accessory use within a residence, subject to submittal of a business license supplement and subject to compliance by the applicant with all of the mandatory requirements of this Article.

SECTION 92.18.2. PERMITTED USE.

A home occupation for which a valid business license has been issued is a permitted use in all residential zones and in residential units in all zones, subject to compliance with the requirements of this Article.

SECTION 92.18.3. APPLICATION REQUIREMENTS.

A supplemental form to the business license application must be obtained from the Planning Department and filed with the Business License Division of the Finance Department. The form for this supplement will be prescribed by the Planning Director and include, but not be limited to, the following information:

a) Applicant’s name, address and telephone number;

b) Description of the nature of the home occupation;

c) Statement from applicant attesting that the home occupation is not prohibited by any rental agreements or Covenants, Conditions and Restrictions (CC&Rs) applicable to the property;

d) Text of the mandatory conditions;

e) Signature of the applicant acknowledging and agreeing to comply with the conditions of this Article governing home occupations.

SECTION 92.18.4. STANDARDS AND REQUIREMENTS.

Home occupations must be conducted in accordance with the following standards and requirements:

1) The use of the property must be a residence, and the home occupation will be clearly incidental and secondary and will not change its residential character;

2) The home occupation must not involve the use of more than one (1) room in the dwelling, or the equivalent of twenty (20) percent of the total floor area of the living area of the main residence, whichever is greater. This space may be located within the main residence or in a permitted accessory building. The garage parking area may not be used for the operation of the home occupation, except in the case of a third car garage, a permitted accessory room attached to the garage, or work areas outside of the required parking area within a garage. If two (2) home occupations exist within a single residence, the combined space devoted to the occupations may not exceed the above limitations;

3) All activity must be conducted inside the residence or a permitted, enclosed accessory structure, with the exception of the parking of an allowable vehicle;

4) The inventory, supplies, equipment and tools for a home occupation must not be more than twenty-five (25) percent of the allowable area involved in the home occupation and must be stored entirely within a permitted, enclosed building or within an allowable vehicle;

5) No structural alterations of the premises may be made when related to the home occupation, except those consistent with the residential character of the dwelling;

6) No person other than the residents may be employed on the premises in connection with the home occupation. Any other employees must meet the home occupation operator at the off-site job location and may not leave from or arrive at the home occupation operator’s residence to start or end the workshift or workday;

7) No customers may come to the home occupation residence. All in-person contact must take place at an off-site location such as the customer’s residence or place of business. The only exception will be a student arriving to a home occupation residence for the sole purpose of one-on-one music or arts instruction or academic tutoring. Music and arts instruction will be allowed only between the hours of 9:00 A.M. to 8:00 P.M., daily. Academic tutoring will be allowed only between the hours of 9:00 A.M. to 10:00 P.M., daily;

8) The home occupation must be in conformance with the City noise ordinance, Section 46.7.2 (Division 4, Chapter 6, Article 7);

9) The home occupation must not produce odor, dust, vibration, fumes, smoke, or electrical interference. The home occupation may not involve hazardous processes or materials beyond the nature and quantity normally associated with residential use. The home occupation is subject to inspection by the Fire Department to the same extent as a commercial premises to ensure compliance with this condition;

10) The home occupation may not involve the use of power driven equipment, except electric motors of up to one-half (½) horsepower capacity each;

11) Deliveries at the home occupation residence by large commercial semi-trucks will be prohibited, but deliveries of parcels and small packages by delivery vans will be permissible;

12) Only one (1) vehicle that is used primarily for the home occupation may be parked or stored on or near the home occupation property. That vehicle may display a sign that includes the name of the business;

13) No sign or display identifying the home occupation may be visible from the exterior of the premises, except that on a permitted vehicle;

14) Advertisements that are displayed in any media, including telephone directories, may not give the street address of the home occupation location;

15) There will be a limit of two (2) home occupations per residence and each home occupation must have a business license. Business licenses will be non-transferable;

16) The applicant agrees to make the premises available for inspection by the City Manger, or his/her designee, at all reasonable times and without an inspection warrant for the purpose of assuring compliance with the requirements of this Article.

ARTICLE 19 - UNAUTHORIZED SALE OF VEHICLES ON VACANT LOTS (Added by O-1570)

SECTION 92.19.1. WHEN PROHIBITED.

It shall be unlawful to sell, contract to sell, offer to sell, display for the purpose of sale, or to permit sales of any vehicle upon the premises that have not been improved to City standards for a parking lot without a valid and proper business license issued by the City, provided that persons not in the business of selling vehicles may:

a) Sell, contract to sell, offer to sell, or display for the purpose of sale not more than two (2) such vehicles per year on premises owned or leased and presently occupied by said person;

b) Display a FOR SALE sign on any of said vehicles while it is in transit or while it is parked with the permission of the owner or lessee of said premises for the purpose of or incidental to lawful business conducted on said premises other than the sale of said vehicle.

SECTION 92.19.2. VEHICLE DEFINED.

Vehicle as defined in this Article shall include everything so defined in the California Vehicle Code and in addition boats.

ARTICLE 20 - LIVING AREAS

SECTION 92.20.1. SINGLE FAMILY DWELLINGS; TOTAL FLOOR AREA.

(Amended by O-2190)
Any structure to be used for a single-family residential purpose shall have the following total floor areas in each single dwelling.

a) One bedroom dwelling, a minimum of seven hundred (700) square feet.

b) Two bedroom or one bedroom and den dwelling, a minimum of nine hundred (900) square feet.

c) Three bedroom or two bedroom and den dwelling, a minimum of twelve hundred (1200) square feet.

d) Four bedroom or three bedroom and den dwelling, a minimum of fourteen hundred fifty (1450) square feet.

SECTION 92.20.2. SINGLE FAMILY DWELLINGS; BEDROOM OR DEN.

Any structure used for single-family residential purposes shall have the following total floor areas in each bedroom or den:

a) One bedroom dwelling, a minimum of one hundred (100) square feet.

b) Two bedroom or one bedroom and den dwelling, a minimum of one hundred and twenty (120) square feet in the major bedroom and one hundred (100) square feet in the second bedroom or den.

c) Three bedroom or two bedroom and den dwelling, a minimum of one hundred and twenty square feet in two (2) of the bedrooms and one hundred (100) square feet in the third bedroom or den.

d) Four bedroom or three bedroom and den dwelling, a minimum of one hundred and twenty (120) square feet in two (2) of the bedrooms, and one hundred (100) square feet in the remaining bedrooms or den.

SECTION 92.20.3. TWO FAMILY DWELLINGS.

(Amended by O-2338)
Any structure to be used for two (2) family residential purposes shall have a total floor area of:

One bedroom	700 sq. ft. or more per unit
Two bedroom	900 sq. ft. or more per unit
Three bedroom	1,200 sq. ft. or more per unit

SECTION 92.20.4. MULTIPLE FAMILY DWELLINGS.

(Amended by O-1937; O-1938)
The following minimum square footage (center-to-center wall) shall be applied to all units:

Bachelor or single	450 sq. ft. or more
One bedroom	700 sq. ft. or more
Two bedroom	900 sq. ft. or more
Three bedroom	1,200 sq. ft. or more

Any room provided for sleeping purposes only, shall have not less than one hundred (100) square feet of floor area in each such room.

SECTION 92.20.5. Repealed by O-2338.

SECTION 92.20.6. SLEEPING ROOM OR DEN.

No room provided for sleeping purposes and no den in any living unit shall have less than one hundred (100) square feet of floor area in such room and for the purpose of computing said area the inside dimensions exclusive of closets shall be the governing factor.

SECTION 92.20.7. COMPUTING AREA.

No living unit shall have less square feet of floor area than the heretofore specified areas and for the purpose of computing said floor area, the outside dimension of said structure, exclusive of open porches and garage, shall be the governing factor.

ARTICLE 21 - BUILDING DESIGN COMPATIBILITY

SECTION 92.21.1. EXTERIOR STRUCTURE COVERING.

No structure shall have an exterior covering of galvanized iron or sheet metal for all or part of the structure or building.

SECTION 92.21.2. BUILDING DESIGN LIMITED.

No structure or building shall be of an unusual and unorthodox architectural design, commonly referred to as a novelty building.

SECTION 92.21.3. BUILDING ADDITIONS TO BE SIMILAR.

No structure or building shall be substantially different in appearance, materials used or methods of construction from other structure utilized for the same purpose for which the said proposed structure or building is to be utilized.

SECTION 92.21.4. BUILDINGS IN SAME ZONE TO BE SIMILAR.

Any building or structure shall conform in size, type of construction or location on the premises and to the general character of the buildings or structures in the particular zone in which the same is to be located, as such zone is described in the Zoning Ordinance and/or maps of the City, and shall conform to the general character of the buildings or structures in comparable areas or zones in said City.

SECTION 92.21.5. BUILDINGS TO CONFORM TO CODE PROVISIONS.

Any building or structure shall conform to the provisions of any Zoning Ordinance, Fire Ordinance or any regulation of said City, adopted for the preservation of the public health or safety.

SECTION 92.21.6. BUILDING RELOCATION LIMITED.

No building or structure shall be moved into the City or from one part of the City to another when said building or structure does not conform with the provisions in this Code or any ordinance of the City of Torrance.

SECTION 92.21.7. REFUSE AND STORAGE AREAS.

(Added by O-1937; O-1938)

a) All plans submitted for uses described in this Section shall specify the location of refuse collection areas.

b) All refuse and storage areas shall be enclosed on three (3) sides by a solid fence or wall at least five (5) feet high and constructed of material compatible with the main structure. All storage areas shall be screened from view from any public street. All refuse areas shall be provided with adequate access for collection vehicles and shall be paved.

SECTION 92.21.8. ENCLOSURE OF MECHANICAL EQUIPMENT.

(Added by O-1937; O-1938)
All mechanical equipment, plumbing lines, storage tanks and duct work shall be screened on all sides with solid material architecturally compatible with the main structure.

SECTION 92.21.9. UNIMPROVED AREAS.

(Added by O-1937; O-1938)
No portion of any lot shall be unimproved at time of occupancy. All unpaved areas shall be graded, planted and properly maintained in permanent landscaping. This is not to preclude phase development.

SECTION 92.21.10. SWIMMING POOL SEPARATION.

(Added by O-1937; O-1938)
Swimming pools and adjacent deck areas shall be separated from walkways and entrances to living quarters by a landscaped buffer strip or decorative masonry wall designed to provide for pedestrian safety.

SECTION 92.21.11. BUILDING ENVELOPE EVALUATION.

(Added by O-3037)
Whenever an application is made to the Planning Department for a permit, permission, or other entitlement which will result in the construction of or a change to an existing structure, the Planning Director shall require the construction and erection of building silhouettes which will clearly show the height, width and depth of the proposed development unless the Planning Director shall find;

a) Upon completion of a Negative Declaration or Environmental Impact Report that the proposed development will not have an adverse effect upon the view of adjacent residents; nor will it block air or light, or cast shadows upon adjacent property which would interfere with the operation of solar powered equipment; or

b) That the height, width or depth of the proposed development is not subject to a discretionary determination under the Torrance Municipal Code or other related building regulations; or

c) That the height, width or depth of the silhouette would be so great that it would be hazardous to construct, unless done in such a manner that its cost would exceed three (3) percent of the estimated construction cost of the proposed development and another method of illustrating the development height, width and depth is utilized and which provides equivalent information; or

d) That every owner whose property would be adversely affected by the development has indicated in writing his lack of objection to the development.

ARTICLE 22 - NONCONFORMING USES, BUILDINGS OR STRUCTURES (Amended by O-984; O-1877; O-1878; O-2585; O-2628; O-2629; O-2822; O-3218; O-3220; O-3262; O-3319; O-3418)

SECTION 92.22.1. DEFINITIONS.

a) “Building” means a structure that is permanently affixed to the ground, has a roof, and is used for the shelter of humans, animals, property or goods.

b) “Nonconforming use” means use of land which is no longer permitted in the zoning district in which it is located, but which was, at the time it was brought into existence, a lawfully permitted use.

c) “Nonconforming building or structure” means a building or structure which does not now meet one or more of the development requirements of the land use district in which it is located, but that did meet all of the requirements at the time it was built. A building or structure may be nonconforming with respect to height, setbacks, parking, landscaping or other development requirement.

d) “Illegal nonconforming use, building or structure” means a use, building or structure which does not now, and did not at the time it was instituted or constructed, comply with permitted uses or development standards of the zone in which it is located.

e) “Reconstruction” means the process of completely recreating a building or structure that once existed.

f) “Repair” means the process of modifying buildings or structures, when necessary, to enable them to become or to remain usable.

g) “Restoration” means the process of adding or removing components of a building or structure so as to authentically recreate its appearance at an earlier time period.

SECTION 92.22.2. ABATEMENT.

a) While this article does not provide specifically for the abatement of nonconforming uses, buildings or structures, it does not preclude the City from abating a use, building or structure deemed to be a public nuisance as defined in Article 32 - Public Nuisances.

b) This article also does not preclude the City from abating a use, building or structure deemed to be an illegal nonconforming use, building or structure.

SECTION 92.22.3. NONCONFORMING USE.

a) Continuation of Use.

1) No property in the City of Torrance shall be used for any purposes except those permitted in the land use district (zone) to which the property has been classified in accordance with this Division.

2) Notwithstanding the other provisions of this Article, nonconforming uses may continue, however, any interruption of such use for ninety (90) days shall cause the use to be deemed to have ceased and such uses shall not be reinstated or further continued except by compliance with this division.

b) Improvements/Alterations.

1) No building or structure used for such nonconforming use shall be added to, structurally altered or enlarged in any manner, except as required by other provisions of this Code or by State law, or in order to bring the building or structure and its use into conformity with the provisions of this Article pertaining to buildings or structures hereafter constructed.

2) No nonconforming use occupying a conforming building or structure or portion thereof or occupying any land shall be enlarged or extended:

A) Into any other portion of said building or structure or said land by displacing a conforming use; or

B) Into premises not actually so occupied.

3) Notwithstanding the other provisions of this Article, nothing herein shall be construed to preclude normal maintenance and repairs as required by governmental regulation or as necessary to ensure the protection of the health, safety and welfare of the general public.

SECTION 92.22.4 NONCONFORMING BUILDINGS OR STRUCTURES.

a) Repair, Reconstruction or Restoration of Damaged Nonconforming Buildings or Structures.

1) A damaged nonconforming building(s) or structure(s) on the same lot may be repaired, reconstructed or restored, provided that the expense of such structural repair, reconstruction or restoration does not exceed fifty (50) percent of the replacement cost of the building(s) or structure(s) on the same lot at the time such damage occurred.

2) Except as provided in this paragraph 2), and subject to paragraph 4) below, whenever a nonconforming building(s) or structure(s) on the same lot is damaged in excess of fifty (50) percent of its replacement cost at the time of damage, the repair, reconstruction or restoration of such building(s) or structure(s) shall conform to all the regulations of the district in which it is located and it shall be treated as a new building(s) or structure(s).

A) Whenever a multiple-family residential building(s) or structure(s), of three (3) or more units, on the same lot is damaged in excess of fifty (50) percent of its replacement cost at the time of damage, it may be repaired, reconstructed, or restored in accordance with the zoning requirements of this Division that were in effect at the time it was first constructed. Minor modifications including but not limited to additional parking, changes to building floorplan, footprint or elevation may be made subject to Planning Director approval and provided that:

1) Total number of units is not increased;

2) Total number of bedrooms is not increased;

3) Total square footage of living area is not increased; and

4) Number of parking spaces provided is not decreased.

B) Pursuant to this subparagraph 2), any repair, reconstruction, or restoration of multiple family residential building(s) or structure(s) on the same lot undertaken shall conform to all of the following:

1) The California Building Standards Code as that code was in effect at the time of repair, reconstruction, or restoration;

2) Any more restrictive local building standards authorized pursuant to Sections 13869.7, 17958.7, and 18941.5 of the Health and Safety Code, as those standards were in effect at the time of repair, reconstruction, or restoration;

3) The State Historical Building Code (Part 2.7 (commencing with Section 18950) of Division 13 of the Health and Safety Code) for work on qualified historical buildings or structures;

4) Architectural regulations and standards, so long as the predamage size and number of dwelling units are maintained.

3) Any damaged nonconforming building(s) or structure(s) on the same lot, subject to paragraphs a)1) and a)2) above, may be repaired, reconstructed or restored provided building permits have been issued within one (1) year of the date of destruction and repair, reconstruction or restoration is diligently pursued to completion.

4) Disputes as to the interpretation of the provisions of this Section shall be heard and resolved by the Planning Commission, subject to appeal to the City Council as provided in Article 5 of Chapter 1 of Division 1 of this Code.

b) Notwithstanding the other provisions of this Article, nothing herein shall be construed to preclude normal maintenance and repairs as required by governmental regulation or as necessary to ensure the protection of the health, safety and welfare of the general public.

SECTION 92.22.5 EXCEPTION.

a) Notwithstanding the provisions of this Article, in the event substantial numbers of buildings or structures in the City are destroyed or sustain major damage in excess of fifty (50) percent of the replacement cost as a result of a catastrophic event such as an earthquake or tornado as determined by the City Council, all such buildings or structures for which a building permit had been issued prior to the effective date of the ordinance codified in this Section, shall be allowed to be repaired, reconstructed or restored in accordance with the zoning requirements of this Division in effect at the time such building permit was issued; provided, however, that building permits are issued within one (1) year of the date of destruction and repair, reconstruction or restoration is diligently pursued to completion; and provided that no such building or structure located in a single-family, two-family, commercial or industrial zone shall be repaired, reconstructed or restored to a zoning standard older than those in effect on the dates the following ordinances were adopted:

1) For single-family and two-family residences, Ordinance 2329, adopted May 23, 1972;

2) For commercial buildings, Ordinance 2331, adopted June 21, 1972;

3) For industrial buildings, Ordinance 2470, adopted February 26, 1974,

b) No conditional use permit or variance shall be considered to have terminated or expired by cessation of such use; provided the cessation of use was caused by the catastrophic incident referred to above, and that good faith efforts are being made to repair, reconstruct or restore the buildings or structures.

c) Nothing in this Section shall be construed to excuse any owner, occupant or contractor from repairing, reconstructing or restoring any damaged building or structure in accordance with the requirements of the uniform construction codes, or any other health or safety requirements imposed by State or federal law or regulation in effect at the time of such repair, reconstruction or restoration.

SECTION 92.22.6. COTA, AMAPOLA NEIGHBORHOOD.

(Added by O-3262; Amended by O-3319)

a) This Section shall apply to those multiple-family residential buildings or structures located within the following area:

Lots 1 thru 8, Block 65, Lots 1 thru 22, Block 66, Lots 1 thru 22, Block 67, Lots 1 thru 22, Block 68, Lots 19 thru 29, Block 75, Lots 1 thru 22, Block 76, Torrance Tract, Map Book 249-43-44, City of Torrance, County of Los Angeles, State of California, as recorded in Book 22, Pages 94 and 95 of the County Recorder of said County.

b) Notwithstanding the provisions of this Article, any multiple-family residential building or structure existing, or for which a building permit had been issued on March 28, 1989, and which meets the development standards for multiple-family residential buildings or structures prescribed in Ordinance No. 3217, may be rebuilt to its original height and size in the event it is damaged to an extent that the expense of such restoration exceeds fifty (50) percent of the replacement cost of the building or structure at the time the damage occurred, provided that no new or enlarged portion may be added to such restored building or structure as part of said restoration, or in addition to any such restoration.

c) Notwithstanding the provisions of this Article, any multiple-family residential building or structure existing, or for which a building permit had been issued on March 28, 1989, and which meets the development standards for multiple-family residential buildings or structures prescribed in Ordinance No. 3217, may be repaired or remodeled provided that the height, external size and number of units is not increased.

d) Notwithstanding the provisions of this Article, any multiple-family residential building or structure existing, or for which a building permit had been issued on March 28, 1989, and which meets the development standards for multiple-family residential buildings or structures prescribed in Ordinance No. 3217, and for which a conditional use permit has been obtained, and which has been damaged to an extent that the expense of restoration exceeds fifty (50) percent of the replacement cost of the building or structure at the time the damage occurred, may be rebuilt or repaired to the height and size permitted by said conditional use permit.

ARTICLE 23 - ENFORCEMENT

SECTION 92.23.1. DUTIES.

It shall be the duty of the Planning Director to enforce the provisions of this Article. The Chief of Police and all officers charged with the enforcement of the law shall assist the Planning Director in the enforcement of this Article. The Superintendent of Building and the Building Inspectors shall assist the Planning Director in the enforcement of this Article insofar as it pertains to the construction, moving or alteration of any building or any addition thereto.

SECTION 92.23.2. NUISANCE.

Any building or structure hereafter set up, erected, built, moved or maintained, or any use of property hereafter contrary to the provisions of this Article, shall be and the same is hereby declared to be, unlawful, and a public nuisance and the City Attorney shall, upon order of the City Council, immediately commence action or actions, proceedings for abatement, removal and enjoinment thereof, in the manner provided by law, and shall take such other steps and shall apply to such court or courts as may have jurisdiction to grant such relief as will abate or remove such building, structure or use and restrain and enjoin any person from setting up, erecting, building, moving or maintaining any such building, or structure or using any property contrary to the provisions of this Article.

ARTICLE 24 - REAPPLICATION AFTER DENIAL OR WITHDRAWAL (Added by O-1186)

SECTION 92.24.1. APPLICATION.

An application as used in this Article shall include an application for a variance, use and for any other right or privilege under the provisions of this Official Land Use Ordinance.

SECTION 92.24.2. TIME FOR REAPPLICATION.

Whenever an application is denied by the City Council or the Planning Commission or is withdrawn by the applicant after the first hearing or other proceeding before the Planning Commission, the same or substantially the same application shall not be filed within a period of six (6) months from and after the date of such denial or withdrawal, unless such first or second application was made by motion of the City Council or the Planning Commission.

ARTICLE 26 - RECORDING CONDITIONS ON USE OF LAND

SECTION 92.26.1. AGREEMENT REQUIRED.

(Added by O-1874)
Whenever the City Council, Planning Commission, or other body or officer of the City grants an application for a change of zone, a variance, a waiver, a conditional use permit, a precise plan or any other type of planning or zoning relief and imposes conditions thereon or other limitations on the use of the subject property.

a) No change in the use of the subject property shall be made in conformance with such planning relief; and

b) No building permit shall be issued for construction of any building or structure which may be constructed only in accordance with or by reason of such planning relief, 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 and abide such other limitations. Such agreement shall run with the land and be in a form acceptable to the City Attorney.

SECTION 92.26.2. EXCEPTIONS.

The provisions of Section 92.26.1. shall not apply to:

a) Changes of zone which have been initiated by the City Council or Planning Commission unless otherwise directed by the Planning Commission or the City Council; or

b) To any condition or other limitation which, in the opinion of the Planning Commission or the City Council (whichever body grants the planning relief requested), is of transitory nature or is otherwise not enforceable by the City so that the public interest would not be served by such recordation.

ARTICLE 27 - EXTENSIONS OF TIME (Added by O-1853; Amended by O-2460; O-2864)

SECTION 92.27.1. EXTENSIONS; GRANTING WITHOUT HEARING.

a) Whenever a waiver, conditional use permit, variance or other planning permit, exclusive of subdivisions or lot splits, is granted the Planning Director may extend such period of time for commencing the use one (1) or more times subject to the following criteria:

1) The extension of time will not affect the rights of adjacent property owners or tenants or otherwise would constitute an adverse impact on them.

2) The extension of time will not result in a material change in the concept or execution of the project as approved by Council, a Commission or other body or official.

3) There is a hardship to the applicant if the extension of time is not granted.

4) The extension of time will not be contrary to any established planning or zoning policies of the Council, a Commission, body or official for the particular project under consideration as determined by a review of the minutes or other records of the original approval.

b) Whenever any such planning permit is granted without stating a specific period of time, such permit 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.

c) A request for such extension of time may be granted before expiration of the period for which the relief was granted and no request for an extension of time pursuant to this Section shall be granted if the request is made after the expiration date of the original planning permit or term for performance of the condition or extension thereof.

d) These same time limits and procedures for extensions shall apply to compliance with conditions of approval of the above described permits.

e) Each week the Planning Director shall prepare or cause to be prepared a list of each such extension of time upon which he has made a determination, and he shall distribute a copy of said list to each Council member, the City Manager and to the Planning Commission. The lists shall be published in the minutes of the Planning Commission and a copy shall be posted on not less than two (2) bulletin boards within the City Hall which are easily accessible to the public.

ARTICLE 28 - MODIFICATION OF CONDITIONS (Added by O-1865; Amended by O-2864)

SECTION 92.28.1. METHOD OF MODIFICATION.

a) Whenever a change of zone, variance, waiver, conditional use permit, subdivision of land or other form of planning or zoning action (except as may be prohibited by the Subdivision Map Act) has been granted by the City Council, Planning Commission or other body, commission or City official authorized to take such action, major conditions of approval may be eliminated, or materially altered by the Council, Commission, body or official originally granting the planning or zoning action by complying with the original requirements for notification, publication or hearing. If the request for elimination or material alteration of conditions is initiated by the applicant for the original planning or zoning action, the Council, Commission, body or official considering the request may add other reasonable conditions.

b) In the event a request is made to modify or eliminate a condition of approval, and that condition or the requested modification is determined to be minor, as provided in Section 92.28.3., the Planning Director