GARDENA CITY COUNCIL
Special Meeting Notice and Agenda
Website: www.cityofgardena.org
Wednesday, January 26, 2022
Open Session 7:00 p.m.
TASHA CERDA, Mayor MINA SEMENZA, City Clerk
RODNEY G. TANAKA, Mayor Pro Tem J. INGRID TSUKIYAMA, City Treasurer PAULETTE C. FRANCIS, Council Member CLINT OSORIO, City Manager ART KASKANIAN, Council Member CARMEN VASQUEZ, City Attorney MARK E. HENDERSON, Council Member LISA KRANITZ, Assistant City Attorney PETER L. WALLIN, Deputy City Attorney
In order to minimize the spread of the COVID 19 virus Governor Newsom has signed AB 361. Please be advised that the Council Chambers are closed to the public and that some, or all, of the Gardena City Council Members may attend this meeting telephonically.
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1 STANDARDS OF BEHAVIOR THAT PROMOTE CIVILITY AT ALL PUBLIC MEETINGS
Treat everyone courteously;
Listen to others respectfully;
Exercise self-control;
Give open-minded consideration to all viewpoints;
Focus on the issues and avoid personalizing debate; and Embrace respectful disagreement and dissent as democratic rights, inherent components of an inclusive public process, and tools for forging sound decisions.
Thank you for your attendance and cooperation
1. ROLL CALL
2. SPECIAL MEETING
2.A PUBLIC HEARING: RESOLUTION NO. 6542, Amending the Gardena General Plan by Adopting the 6th Cycle 2021-2029 Gardena Housing Element and Directing Staff to File a Notice of Exemption
Staff Recommendation: Adopt Resolution No. 6542
City Council Staff Report
Planning Commission Packet dated January 4, 2022
Resolution No. 6542
3. PUBLIC COMMENT
4. ADJOURNMENT
The Gardena City Council will adjourn to the Joint Special Meeting / Workshop on Thursday, January 27, 2022.
I hereby certify under penalty of perjury under the laws of the State of California that the foregoing agenda was posted in the City Hall lobby not less than 72 hours prior to the meeting. A copy of said Agenda is available on our website at www.CityofGardena.org.
Dated this 21st day of January 2022.
/s/ MINA SEMENZA
MINA SEMENZA, City Clerk
2
City of Gardena
City Council Meeting
AGENDA TITLE:
PUBLIC HEARING: RESOLUTION NO. 6542, Amending the Gardena General Plan by Adopting the 6th Cycle 2021-2029 Gardena Housing Element and Directing Staff to File a Notice of Exemption
RECOMMENDATION:
Staff respectfully recommends the City Council:
1) Open the public hearing;
2) Receive testimony from the public; and
3) Adopt Resolution No. 6542, amending the Gardena General Plan by adopting the 6 th Cycle 2021-2029 Gardena Housing Element and directing staff to file a notice of exemption.
BACKGROUND
State law requires that each city adopt a General Plan to guide land use and development. Among the required "elements" of the General Plan is the Housing Element which sets forth goals, policies, and programs that address the future housing needs for all income levels in the City over an eight -year planning period which coincides with the Regional Housing Needs Assessment (RHNA ) projection period. The RHNA is mandated by State Housing Law as part of the periodic process of updating local housing elements of the General Plan. RHNA quantifies the need for housing within each jurisdiction during specified planning periods.
The City has been working on its Housing Element since December 2019 when it entered into a consultant agreement with Veronica Tam & Associates (VTA). Full details
AGENDA STAFF REPORT
of the State law requirements and steps the City has taken are set forth in the attached Planning Commission staff report.
At the close of the Planning Commission public hearing, the Commission adopted Resolution No. PC 1-22 recommending that the City Council approve the 6 th Cycle
Housing Element on a vote of: ayes – 3, noes – 0, absent – 1.
Since the time of Planning Commission, staff noted that the Site Inventory list had not been revised to match the changes by the City Council along Crenshaw Boulevard to reduce the overlay zone from O-5 to O-4. This change results in a reduction of 27 units over the four income categories. Prior to submitting the Housing Element to HCD, VTA will make sure all tables accurately reflect this change. However, as the City had a surplus of affordable housing sites, there is no need to identify any new sites.
State law provides that the housing element was to be adopted by October 15, 2021.
Until AB 1398 was approved by Governor Newsom at the end of Sept ember 2021, Government Code section 65583 provided that if the City did not adopt a housing element within 120 after October 15, 2021, i.e., February 12, 2022. The City would be subject to a four-year mid-term review of the Housing Element and rezoning of any sites had to be completed within three years and 120 days, i.e., by February 12, 2025. Finding of substantial compliance on the adopted housing element was not required to occur within the 120-day grace period.
AB 1398 changed the law without any consideration being given to cities in the SCAG region that were at the tail end of the housing element process. Government Code section 65583 now provides that “for a local government that fails to adopt a housing element that the department has found to be in substantial compliance with this article within 120 days of the statutory deadline. . . rezoning of those sites, including adoption of minimum density and development standards, shall be completed no later than one year from the statutory deadline. . . .” In other words, changes to the Land Use plan and zoning must occur by October 15, 2022.
While the City would have been in compliance with the previous version of section 65583 as the housing element will be adopted prior to the February 12, 2022 deadline, HCD will not have found that the changes are (or are not) in substantial compliance within this time frame as they have 60 days after submittal of the adopted Housing Element to finish their review and have indicated that they are taking the full time with every jurisdiction.
Of the 191 jurisdictions in the SCAG region, only 41 have adopted their housing element as of January 20, 2021, and out of those, only two have been found to be in compliance.
Luckily, staff had always planned on making these changes quickly and the City Council had approved the environmental consultant back in October of 2020. Staff has already begun work on the changes in consultation with the consultant.
CEQA
This amendment to the City's General Plan is exempt from California Environmental Quality Act
(CEQA) requirements per Section 15061, Review for Exemption of the
CEQA Guidelines. Specifically, Section 15061(b)(3) states, in part, that a project is exempt from CEQA if "the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA." As the Housing Element is a policy document which will be implemented by changes to the Land Use Element and zoning and does not provide any entitlements on its own, there will be no impact from its adoption.
NOTICING
The public hearing notice was published in the Gardena Valley News on January 13, 2022. A copy of Proof of Publication and Affidavit of Mailing are on file in the office of the Community Development Department Room 101, City Hall and are considered part of the record.
IN CONCLUSION, Staff respectfully recommends that the City Council adopt Resolution No. 6542 amending the Gardena General Plan by adopting the 6 th Cycle 2021- 2029
Gardena Housing Element and directing staff to file a notice of exemption.
Submitted by: Greg Tsujiuchi Date: 1/20/2022_____
Attachments:
1 - Planning Commission staff report with attachments
A – Draft Revised Housing Element
B – Sites Inventory Map
C – HCD comment letter
D – Notice of Exemption
E - Planning Commission Resolution No. PC 1-22 (without attachment) 2 - City Council Resolution No. 6542
CITY OF GARDENA
PLANNING AND ENVIRONMENTAL QUALITY COMMISSION
STAFF REPORT
RESOLUTION NO. PC 1-22
DATE:
TO:
FROM:
PLANNER:
APPLICANT:
LOCATION:
REQUEST:
AGENDA ITEM # 5.A
January 4, 2022
Chair Langley and Members of the Planning and Environmental Quality Commission
Greg Tsujiuchi, Community Development Director
Gregg McClain, Special Projects Manager
Amanda Acuna, Senior Planner
City of Gardena
Citywide
Adoption of Resolution No. PC 1-22 recommending that the City Council amend the Gardena General Plan by adopting the 6th Cycle 2021 – 2029 Gardena Housing Element
Background
State law requires that each city adopt a General Plan to guide land use and development. Among the seven required "elements" of the General Plan is the Housing Element which sets forth goals, policies, and programs that address the future housing needs for all income levels in the City over an eight year planning period which coincides with the Regional Housing Needs Assessment (RHNA} projection period. The RHNA is mandated by State Housing Law as part of the periodic process of updating local housing elements of the General Plan. RHNA quantifies the need for housing within each jurisdiction during specified planning periods.
The C ity is required by State law to update its Housing Element every eight (8) years. Housing Element planning periods are sometimes referred to as "cycles." The City's existing housi ng element covers the planning period extending from 2014-2021, which is referred to as the "Fifth Housing Element Cycle" in reference to the five required updates that have occurred since the comprehensive revision to the State Housing Element law in 1980. Every city and county in the Southern California Association of Government (SCAG) region is required to prepare a Housing Element update for the sixth planning cycle, which spans the 2021-2029 period (October 15, 2021 - October 15, 2029). The following provides a general RESO NO. PC 1-22 January 4, 2022 Page 2 of 8
timeline describing major milestones in preparing Gardena’s draft 2021-2029 Housing Element Update: • December 10, 2019 – City entered into a consultant agreement with Veronica Tam & Associates • March 5, 2020 – SCAG releases draft RHNA numbers • October 13, 2020 – City entered into a consultant agreement with De Novo Planning Group for Environmental Services related to the Housing Element and other elements • October 23, 2020 – City files appeal of RHNA allocation • January 2021 – City begins analysis of potential housing sites • January 13, 2021 – SCAG denies City’s appeal along with almost every other jurisdiction’s appeal • February 4, 2021 – Virtual workshop on Housing Element process, including review of likely housing sites and zoning options • March 22, 2021 – SCAG adopts final RHNA • March 31, 2021 – Virtual workshop on Housing Element – potential sites and densities • May 4, 20201 – Virtual Planning Commission meeting on site inventory • May 11, 2021 – Virtual City Council meeting on Housing Element update • June 1, 2021 – Virtual Planning Commission/City Council meeting on goals, policies, programs and inventory sites • September 14, 2021 – Virtual City Council meeting on Draft Housing Element • September 21, 2021 – Virtual Planning Commission meeting on Draft Housing Element • November 24, 2021 – Comment letter from HCD • January 4, 2022 – Planning Commission hearing on adoption of Housing Element • January 26, 2022 – Planned special City Council hearing for adoption of Housing Element RESO NO. PC 1-22 January 4, 2022 Page 3 of 8
Additionally, the City has maintained an information page on its website where information, power point presentations, and the draft Housing Element can be found. https://cityofgardena.org/housing-element/ The purpose of this meeting is for the Commission to review the Draft Housing Element, provide comments, and recommend approval to the City Council. The Housing Element must be adopted by the City Council no later than February 12, 2022 to be compliant with State law. Gardena’s RHNA Gardena’s regional housing needs allocation was 5,735 units, distributed as follows: Gardena 6th Cycle RHNA UNITS Very low income (<50% AMI) 1,485 Low income (50-80% AMI) 761 Moderate income (80-120% AMI) 894 Above Moderate Income (>120% AMI) 2,595 Total 5,735 In terms of dollars, the income levels are as follows for Los Angeles County where the Average Median Income is $80,000: Household Size 1-Person 2-Person 3-Person 4-Person 5-Person Extremely Low $24,850 $28,400 $31,950 $35,450 $38,300
Very Low $41,400 $47,300 $53,200 $59,100 $63,850 Low $66,250 $75,700 $85,150 $94,600 $102,200 Moderate $67,200 $76,800 $86,400 $96,000 $103,700 RESO NO. PC 1-22 January 4, 2022 Page 4 of 8
The 6th Cycle 2021 – 2029 Housing Element Gardena’s Housing Element consists of five chapters and five appendices. Within these chapters and appendices are the detailed, State mandated contents. Chapters I. Introduction – this chapter provides the context and general explanation of the Housing Element II. Housing Needs Assessment – this chapter provides information on the City’s population, characteristics, housing costs, special needs, and other topics III. Housing Constraints – this chapter looks at market constraints such as construction and land costs, governmental constraints such as land use controls, development impact fees, and environmental constraints such as flood hazards IV. Housing Resources – this chapter sets forth the RHNA and development credit and discusses the residential sites inventory and strategies for meeting the RHNA V. Housing Plan – this chapter lays out the City’s goals, policies and housing programs Appendices A Acronyms B Community Meetings – lists the various meetings that have been held C Sites Inventory – Table C-1 provides for a total of 6,000+ units in order to provide a buffer and includes a number of factors on each site such as APN, address, size, general plan designation, zoning, proposed overlay, and existing use. Table C-2 assigns the proposed density at various income levels to each site. D Evaluation of Accomplishments under the 2014-2021 Housing Element – this appendix looks at the last set of housing programs and evaluates the progress, effectiveness and makes a determination as to appropriateness of inclusion in the 6th Cycle Housing Element E Affirmatively Furthering Fair Housing – this appendix implements Assembly Bill 686 which was passed in 2017 to examine fair housing issues Sites Inventory - Accommodating the City’s RHNA For Gardena, probably the most significant portion of this 6th Cycle Housing Element is the identification of sufficient sites to accommodate the City’s RHNA. Sites cannot just be identified, they must meet certain requirements and development must be shown to be feasible based on the size of the parcel or ability to assemble parcels, current use and existing development trends. Additionally, in order to qualify as a site that can support RESO NO. PC 1-22 January 4, 2022 Page 5 of 8
lower income housing, housing must be allowed by right at a minimum density of 30 dwelling units to the acre. In order to understand what a significant hurdle Gardena faces in meeting its statutory obligation to identify sites, it is important to realize that Gardena is essentially 99 percent built-out. The RHNA allocation for the 5th Cycle Housing Element was only 397 units. This cycle’s allocation of 5,735 was almost 15 times larger. Given that Gardena has virtually no vacant land, the only method in which to accommodate the RHNA is to put overlay zones on commercial and industrial areas throughout the City. Gardena’s recent history of developing residential in mixed-use overlay areas, SRO apartments in the manufacturing zone, and converting industrial and commercial uses for housing developments shows that such strategy will be successful. Four levels of overlay zones will be implemented through and amendment to the City’s Land Use Plan and zoning. These will be: • O3 12 – 20 units/acre • O4 21 – 30 units/acre • O5 31 – 50 units/acre • O6 51 – 70 units/acre In addition to the sites identified in Appendix C of the Housing Element, the overlay zone will also be applied to adjacent properties to allow further development opportunities and site assemblage if possible. Maps of the inventory sites and proposed overlays are included as Attachment B. The only two sites which are proposed for rezoning as opposed to an overly entirety are the properties with non-conforming industrial uses within the Artesia Corridor Specific Plan. Unlike the other areas which are receiving overlays, the Artesia Corridor is not a location where manufacturing should be allowed and the original plans for big box retail are no longer realistic.
The Sites Inventory list will be used throughout the housing cycle. Under State law, whenever housing is built on a site identified for affordable housing an examination must be made of the income level housing that was assigned to that site. If less affordable housing is built than identified, or if the property in an overlay zone is developed for a non-residential use, the City must make a finding that there is still sufficient inventory left
RESO NO. PC 1-22 January 4, 2022 Page 6 of 8
to satisfy the RHNA. This is the reason a buffer has been included in identifying sites for lower income housing. If the finding cannot be made, the proposed housing development must still be approved if it meets the objective development standards (and similarly, a use allowed by right may not be denied). Instead, the City is required to identify and appropriately zone additional property within six months. At this point in time, the City is only under an obligation to make sites available, not to actually develop the housing. Housing Programs Through the goals, policies and programs set forth in Chapter 5, the City will continue to move towards providing quality housing for all income levels. HCD Review The Housing Element is the only element of the General Plan which has State oversight. The State legislature has repeatedly declared an adequate supply of housing at all income levels to be a matter of statewide concern and has given the Department of Housing and Community Development (HCD) authority to review each jurisdiction’s housing element and determine if it is in compliance with State law. A finding of compliance by HCD is referred to as “certification” of the Housing Element. Certification is necessary to enhance the City’s eligibility for grant funds as well as avoid lawsuits by the State Attorney General or other interested parties. A non-compliant housing element can be grounds to halt all development within the City. If the Housing Element is not found to be in substantial compliance with State law by February 12, 2022, which seems very unlikely, the City must modify its zoning changes to implement the Housing Element by October 15, 2022. On November 24, 2022 HCD issued a letter to Gardena identifying necessary revisions to the draft Housing Element. (Attachment C.) In response, the City made the revisions included in the redlined version of the Housing Element. Next Steps Once the Housing Element is approved by the City Council, staff will begin the process of developing new General Plan Land Use categories and zones to accommodate the overlay zones with objective standards that meet the requirements of State law. Additionally, staff will be bringing forward additional ordinances as indicated in the Housing Element. General Plan Compliance The proposed 2021-2029 General Plan Housing Element Update is internally consistent with the goals, objectives, and policies contained in the other elements of the Gardena General Plan including the following:
RESO NO. PC 1-22 January 4, 2022 Page 7 of 8
Land Use LU Goal 1 Preserve and protect existing single-family and low/medium-density residential neighborhoods while promoting the development of additional high quality housing types in the City.
LU 1.3: Protect the character of lower density residential neighborhoods. By placing higher density housing along arterials and in commercial and industrial areas, lower density residential neighborhoods can be preserved. LU 1.4: Locate new medium- and high density residential developments near neighborhood and community shopping centers with commensurate high levels of community services and facilities.
The higher density overlay zones are being proposed along arterials and major collectors where there will be better access to transportation, shopping and services LU 1.9: Allow well designed and attractive residential mixed-use development to occur on Gardena General Plan 2006, Updated June 2012 and March 2013 Community Development Element Land Use Plan LU-20 existing underutilized commercial/industrial blocks designated as Mixed-Use Overlay.
The Housing Element continues the policy of placing higher density housing in commercial/industrial areas Economic Development ED Goal 2 Expand, retain and revitalize quality businesses. ED Goal 3 Attract desirable businesses to locate in the City In order to retain and attract businesses, there must be housing for workers. The various overlay densities will provide for a variety of new housing within the city. In turn, new residents will provide a customer base to support businesses within the City. Circulation Plan CI Goal 1 Promote a safe and efficient circulation system that benefits residents and businesses, and integrates with the greater Los Angeles/South Bay transportation system.
CI 1.1: Prioritize long-term sustainability for the City of Gardena, in alignment with regional and state goals, by promoting infill development, reduced reliance on single-occupancy vehicle trips, and improved multi-modal transportation networks, with the goal of reducing air pollution and greenhouse gas emissions, thereby improving the health and quality of life for residents.
The identified sites promotes infill development and places higher density uses along arterials and major collectors making access to public transportation more readily available.
RESO NO. PC 1-22 January 4, 2022 Page 8 of 8
CEQA This amendment to the City's General Plan is exempt from California Environmental Quality Act (CEQA) requirements per Section 15061, Review for Exemption of the CEQA Guidelines. Specifically, Section 15061(b)(3) states, in part, that a project is exempt from CEQA if "the activity is covered by the general rule that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA." As the Housing Element is a policy document which will be implemented by changes to the Land Use Element and zoning and does not provide any entitlements on its own, there will be no impact from its adoption. NOTICING The public hearing notice was published in the Gardena Valley News on December 23, 2021. A copy of Proof of Publication and Affidavit of Mailing are on file in the office of the Community Development Department Room 101, City Hall and are considered part of the record. RECOMMENDATION Staff recommends the Planning and Environmental Quality Commission to: 1) Open the public hearing; 2) Receive testimony from the public; and 3) Adopt Resolution PC 1-22 recommending that the City Council adopt a Resolution amending the Gardena General Plan by adopting the 6th Cycle 2021-2029 Gardena Housing Element and directing staff to file a notice of exemption. ATTACHMENTS A – Draft Revised Housing Element B – Sites Inventory Map C – HCD comment letter D – Notice of Exemption E - Planning Commission Resolution No. PC 1-22 • Exhibit A – City Council Resolution
City of Gardena
2021-2029 Housing Element
December 2021
Community Development Department
1700 West 162nd Street
Gardena, CA 90247
City of Gardena 2021-2029 Housing Element i
Table of Contents
I. Introduction ........................................................................................................... 1 A. Community Context .................................................................................................. 1 B. Role and Organization of the Housing Element .................................................... 2 C. Data Sources and Methods ..................................................................................... 3 D. Relationship to Other General Plan Elements ...................................................... 4 E. Public Participation ................................................................................................... 4 II. Housing Needs Assessment ................................................................................ 6 A. Population Profile ...................................................................................................... 7 B. Employment Characters ........................................................................................ 10 C. Household Characteristics ..................................................................................... 12 D. Housing Characteristics ......................................................................................... 15 E. Housing Costs and Affordability ............................................................................ 17 F. Special Needs ......................................................................................................... 20 G. Publicly Assisted Housing ..................................................................................... 31 H. Housing Needs........................................................................................................ 35 III. Housing Constraints ........................................................................................... 38 A. Market Constraints ................................................................................................. 38 B. Governmental Constraints ..................................................................................... 40 C. Environmental and Infrastructure Constraints ..................................................... 55 IV. Housing Resources............................................................................................. 59 A. Regional Housing Needs Assessment (RHNA) .................................................. 59 B. Development Credit ................................................................................................ 60 C. Residential Sites Inventory .................................................................................... 63 D. Summary of RHNA Strategies .............................................................................. 70 E. Provision for a Variety of Housing Types ............................................................ 71 F. Financial Resources ............................................................................................... 79 G. Opportunities for Energy Conservation ................................................................ 81 V. Housing Plan ....................................................................................................... 82 A. Goals and Policies .................................................................................................. 82 B. Housing Programs .................................................................................................. 84 Appendix A: Acronym Index ..................................................................................... A-1 Appendix B: Community Meetings ........................................................................... B-1 Appendix C: Sites Inventory ..................................................................................... C-1
City of Gardena 2021-2029 Housing Element ii
Appendix D: Evaluation of Accomplishments under the 2014-2021 Housing Element ............................................................................................................... D-1
List of Tables
Table II-1: Regional Population Trends (2000-2020) ...................................................... 7 Table II-2: Population and Household Growth Forecast (2016-2045) ............................. 8 Table II-3: Age Composition (2014-2018) ....................................................................... 9 Table II-4: Employment Trends (2010-2020) ................................................................. 10 Table II-5: Civilian Employed Population Distribution by Occupation (2014-2018) ........ 11 Table II-6: Occupation Distribution of Gardena Residents (2007-11 and 2014-18) ....... 11 Table II-7: Household Growth (2000-2020) ................................................................... 12 Table II-8: Household Tenure (2007-2018) ................................................................... 12 Table II-9: Household Characteristics (2007-2018) ....................................................... 13 Table II-10: Distribution of Households by Income ........................................................ 14 Table II-11: Distribution by Income Category ................................................................ 14 Table II-12: Housing Growth (1960-2020) ..................................................................... 15 Table II-13: Housing Type (2020) .................................................................................. 16 Table II-14: Age Distribution of Existing Housing Stock ................................................ 16 Table II-15: Average Rent by Unit Size (2020) .............................................................. 18 Table II-16: Housing Affordability Matrix (2021) – Los Angeles County ........................ 19 Table II-17: Summary of Special Needs Populations .................................................... 20 Table II-18: Senior Householders by Tenure ................................................................. 21 Table II-19: Persons with Disability Employment Status ............................................... 23 Table II-20: Persons with Disabilities by Type ............................................................... 24 Table II-21: Licensed Community Care Facilities .......................................................... 25 Table II-22: Developmentally Disabled Residents by Age ............................................. 26 Table II-23: Female Householders ................................................................................ 28 Table II-24: Household Size by Tenure ......................................................................... 28 Table II-25: Assisted Rental Housing Projects .............................................................. 32 Table II-26: Required Rental Subsidies ......................................................................... 33 Table II-27: Household Cost Burden by Tenure ............................................................ 35 Table II-28: Household Crowding by Tenure ................................................................. 37 Table II-29: Regional Housing Needs Allocation for Gardena (2021-2029)................... 37 Table III-1: National Annual Average Mortgage Interest Rates ..................................... 40 Table III-2: Residential Land Use Categories ................................................................ 41 Table III-3: Specific Plans .............................................................................................. 43 Table III-4: Parking Requirements ................................................................................. 45 Table III-5: Development Standards in Residential Zones ............................................ 47 Table III-6: Residential Development Standards in Mixed-Use Zones .......................... 48 Table III-7: Typical Planning and Zoning Fees .............................................................. 49 Table III-8: Right-of-Way Standards .............................................................................. 50 Table III-9: Residential Project Approval Processing Time ............................................ 51 Table IV-1 : Regional Housing Needs Assessment (RHNA) ......................................... 60 Table IV-2: ADU Projections and Affordability ............................................................... 60
City of Gardena 2021-2029 Housing Element iii
Table IV-3: Approved or Pending Residential Development ......................................... 62 Table IV-4: Credits and Remaining RHNA .................................................................... 63 Table IV-5: Summary of Candidate Housing Overlay Sites ........................................... 69 Table IV-6: Potential Housing Growth ........................................................................... 70 Table IV-7: Housing Types by Zone Category .............................................................. 71 Table V-1: Summary of Candidate Housing Overlay Sites ............................................ 90 Table V-2: Quantified Objectives ................................................................................... 95
List of Figures
Figure I-1: Regional Setting ............................................................................................. 2 Figure II-1: Race/Ethnicity (2011-2018) ......................................................................... 10 Figure II-2: Median Home Prices, 2020 ......................................................................... 17 Figure III-1: Seismic Hazard Zones ............................................................................... 57 Figure IV-1: 2021 General Plan Land Use Policy Map .................................................. 77 Figure IV-2: Potential Emergency Shelters in M-1 ........................................................ 78
City of Gardena 2021-2029 Housing Element 1
I. Introduction
A. Community Context
Located in the South Bay region of Los Angeles County, 13 miles south of downtown Los Angeles, Gardena is a dense urban community encompassing 5.7 square miles.
Nicknamed the Freeway City, Gardena is situated near four major freeways: Harbor (I - 110), San Diego (I-405), Century (I-105), and Artesia (SR-91). Surrounding communities are Hawthorne and Los Angeles County to the north and west, Torrance to the south and west, and Los Angeles to the south and east. Figure I-1 shows the location of Gardena in relation to the region.
After its incorporation in 1930, Gardena experienced its fastest growth during the 1950s when population more than doubled and the number of housing units grew by more than 150 percent. Part of this growth was the result of annexation of the northwest portion of the city. Growth slowed during the 1960s and 70s , but over the past 20 years the City grew marginally by approximately 6 percent.
Housing in Gardena originally consisted almost entirely of single-family homes. However, as the City grew and vacant land became more limited, higher density housing was necessary to accommodate the population. The housing stock now consists of a balance between single-family homes and multi-family units.1 During the 1980s, a majority of the housing growth was attributable to the replacement of single -family dwellings with multi- family units.
Much of the recent new housing construction in Gardena occurred through the implementation of specific plans. The first three (Emerald Square, Redondo Village, and Gardena Village) were adopted in 1999 and resulted in 283 net new residential units.
There are now 12 specific plans in Gardena, 11 for residential developm ent and one for mixed use. The Gardena Transit Oriented Development Specific Plan, adopted in 2021, is the newest residential specific plan in Gardena. In total, almost 1,000 residential units have or will be developed in the specific plan areas.
Although Gardena is built out and lacks available vacant land for development, the City must look at creative methods to provide decent affordable housing for all economic segments of the population. The 2021-2029 Housing Element continues the City’s focus on maintenance of the housing stock and existing housing programs designed to increase homeownership in the community, incentives for the development of affordable housing and other programs aimed at meeting the needs of lower-income households and special needs populations are increasingly important priorities.
1 The Gardena Municipal Code defines a “multiple dwelling” as a residential building having an occupancy of more than two separate living quarters. The term “multi -family” as used in the Housing Element means any building/development designed for two or more living quarters
City of Gardena 2021-2029 Housing Element 2
Figure I-1: Regional Setting
Source: California Department of Housing and Community Development (HCD), 2021.
B. Role and Organization of the Housing Element
This Housing Element is an eight -year program extending from 2021 through 2029.
Housing Element law, first enacted in 1969, mandates that local governments adequately plan to meet the existing and projected housing needs of all economic se gments of the community. The law provides that in order for the private market to adequately address housing needs and demand, local governments must adopt land use plans and regulatory systems that provide opportunities for, and do not unduly constrain, h ousing production.
Housing Element statutes also require the State Department of Housing and Community Development (HCD) to review local housing elements for compliance with State law and to report their findings to the local government.
California’s Housing Element law requires that each city and county develop local housing programs to meet its share of existing and future housing needs for all income groups.
The Southern California Association of Governments (SCAG) is responsible for assigning these regional needs, in the form of a Regional Housing Need Assessment (RHNA), to the six -county Southern California region (Los Angeles, Orange, Riverside, San Bernardino, Ventura, and Imperial) . The 6th Cycle of the SCAG RHNA Allocation Plan,
City of Gardena 2021-2029 Housing Element 3
which was adopted in 2021, indicates that between 2021 and 2029, the City of Gardena will need to accommodate the development of 5,735 units.
The Gardena 2021-2029 Housing Element identifies strategies and programs that focus on: 1) conserving and improving existing affordable housing; 2) providing adequate sites for residential development; 3) assisting in the provision of affordable housing; 4) removing governmental and other constraints on housing development; and 5) affirmatively furthering fair housing.
The Housing Element is organized into the following main sections:
Housing Needs Assessment – Includes a city profile and assessment of the City’s population, housing characteristics, employment trend and special housing needs. The Needs Assessment also includes the City’s share of the regional housing needs. (Chapter II)
Housing Constraints – Includes an analysis of actual and potential governmental and non - governmental constraints upon the development, improvement , or maintenance of housing, including construction costs, government regulations, financial costs, permit fees, regional constraints, etc. (Chapter III) Housing Resources – Identifies land suitable for residential development, opportunities for recycling, redevelopment, and rezoning as well as financial resources for the development of housing. (Chapter IV)
Evaluation of Accomplishments under 2014 -2021 Housing Element – summarizes the City’s progress in implementing the 5 th cycle Housing Element. (Appendix D)
Housing Plan – Includes the City’s goals, policies and programs to be undertaken during the 2021-2029 period of the Housing Element are identified in this chapter. (Chapter V)
Affirmatively Furthering Fair Housing (AFFH) – Includes an analysis of fair housing issues including fair housing enforcement and outreach, segregation patterns, access to opportunities, and disproportionate housing needs. (Appendix E)
C. Data Sources and Methods
In preparing the 2021-2029 Housing Element, various sources of information were consulted. The 2020 Department of Finance (DOF) and the American Community Survey (2014-2018 and 2015-2019 5-Year Estimates) (ACS) provide the basis for much of the population, households and employment information. Other information sources used in this Housing Element include:
▪ Economic Development Department (EDD) 2020 employment trends and projections
▪ Los Angeles Homeless Services Authority (LAHSA) 2020 Homeless Count
City of Gardena 2021-2029 Housing Element 4
▪ U.S. Department of Housing and Ur ban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) data to estimate housing problems including cost burden
▪ California Department of Housing and Community Development (HCD) Affirmatively Furthering Fair Housing (AFFH) Data Viewer ▪ 2021 HCD Income Limits
▪ 2021 HUD Fair Market Rents
D. Relationship to Other General Plan Elements
The Gardena General Plan was updated in 2006. The City consolidated the seven mandated topics into four elements: Community Development Element (Land Use Plan, Economic Development Plan, Community Design Plan, and Circulation Plan); Community Resources Element (Open Space Plan and Conservation Plan); Communit y Safety Element (Safety Plan and Noise Plan); and Housing Element.
As the Housing Element is updated, the City will review the other elements for consistency and modify if necessary. Specifically, this Housing Element proposes land use changes to accommodate housing growth over the next eight years. The Land Use Element will be amended to be consistent with this proposal. Furthermore, the City will be updating the Safety Element as well as adding an Environmental Justice Element to address new requirements in State law.
Pursuant to SB 1087, the City will provide the adopted Housing Element to its water and sewer service providers within 30 days of adoption.
E. Public Participation
As required by State law, all economic segments of the community must be provided an opportunity to review and comment on the Housing Element. In compliance with this requirement, the City held multiple virtual meetings during the development of the Draft Housing Element.
▪ February 4, 2021 – An introductory workshop on the Housing Element update and challenges in meeting the Regional Housing Needs Assessment (RHNA) ▪ March 31, 2021 – A Housing Element Workshop to obtain additional input on needs and potential sites strategy
▪ May 4, 2021 – Planning Commission (Sites Inventory)
▪ May 11, 2021 – City Council (Sites Inventory)
▪ June 1, 2021 – Joint City Council/Planning Commission (Housing Programs/ Site Inventory)
▪ September 14, 2021 – Presentation of the Housing Element to the City Council
City of Gardena 2021-2029 Housing Element 5
▪ September 21, 2021 – Presentation of the Housing Element to the Pl anning Commission
Notifications of the community meetings were published on the City’s website and social media platforms. Copies of the published notices, the notice flyers and outreach mailing list are included in Appendix B. In addition, the community meeting notices were posted at City Hall, Gardena Nakaoka Community Center, and the library. Notices were also sent to Gardena’s City Council , Planning and Environmental Quality Commission members, housing advocacy groups, lenders, real estate agencies, and local housing agencies. The community meetings were announced on the City’s official website :
www.cityofgardena.org.
The City responded to community input by conducting additional public meetin gs to discuss the RHNA sites strategy and by continuing to refine the sites inventory. Programs such as religious facility overlay and inclusionary housing were also included in the Housing Element in response to community input.
The Draft Housing Element was available for review on the City’s website beginning September 7, 2021, three weeks prior to initiating the mandatory HCD-review.
City of Gardena 2021-2029 Housing Element 6
II. Housing Needs Assessment
Assuring the availability of adequate and affordable housing for current and future residents is an important goal for Gardena. The City’s housing production needs stem from both local and regional conditions. These conditions include the following:
▪ New housing is needed as regional employment and population growth generate a demand for new housing throughout Southern California.
▪ New housing is needed as Gardena’s current population increases and ages. ▪ New construction housing is needed to replace some of G ardena’s older housing stock that is too deteriorated to rehabilitate.
▪ New housing is needed when vacancy rates are low to ensure reasonable levels of choice and mobility in the marketplace.
A strategy to determine the housing needs of a community must be based on an understanding of its socioeconomic and housing characteristics. This entails a review of the human environment of the City.
Demographic and socioeconomic trends of a community such as population growth, household income, and changing age distri bution among residents affect the types and quantities of needed housing. The characteristics of a city’s current housing stock, defined as the collection of all housing units located within the city jurisdiction, serve as a baseline for future conditions and goals. The Housing Needs Assessment chapter presents a demographic profile and housing stock analysis of Gardena pursuant to Government Code Sections 65583(a)(1) and 65583(a)(2) to help guide this Housing Element to attain all future housing goals for the planning period of 2021 to 2029. The Housing Needs Assessment chapter is comprised of the following components:
▪ Population Profile
▪ Employment Characteristics
▪ Household Characteristics
▪ Housing Characteristics
▪ Special Needs
▪ Share of Region’s Housing Needs
City of Gardena 2021-2029 Housing Element 7
A. Population Profile
This section includes demographic and socioeconomic characteristics for Gardena residents, divided into the following subsections: population growth; age composition; and racial/ethnic characteristics. The information provides a database upon which decisio ns concerning policies and programs for the provision of adequate housing can be based.
1. Population Growth
After incorporation in 1930, Gardena experienced significant growth , and during the 1950s the population more than doubled and housing units grew by more than 150 percent. The rapid growth of the City was a result of the overall growth experienced throughout Los Angeles County and as a result of land annexed to the City. Growth slowed during the 1960s and 70s. By 2000 Gardena had a population of 57,746 residents. In 2010 Gardena’s population had increased by 1.9 percent from a decade earlier to 58,829 residents. As shown in Table II-1, according to the latest 2020 DOF estimates , the population of Gardena was 60,937, an increase of 2,108 residents or 3.6 percent from 2010. During the 2010 -2020 period, the neighboring city , Hawthorne, had the highest growth rate in the area after Gardena, at 3.1 percent. The City of Los Angeles had a higher growth rate of 5.7 percent, while the County grew at the same rate as Gardena.
Table II-1: Regional Population Trends (2000-2020)
Jurisdiction 2000 2010 2020 Growth
2000-2010 2010-2020
Gardena 57,746 58,829 60,937 1,083 2,108
1.9% 3.6%
Carson 89,730 91,714 93,108 1,984 1,394
2.2% 1.5%
Hawthorne 84,112 84,293 86,903 181 2,610
0.2% 3.1%
Lawndale 31,711 32,769 32,799 1,058 30
3.3% 0.09%
Los Angeles 3,694,820 3,792,621 4,010,684 97,801 218,063
2.6% 5.7%
Torrance 137,946 145,438 145,546 7,492 108
5.4% 0.1%
Los Angeles Co. 9,528,330 9,818,605 10,172,951 290,275 354,346
3.0% 3.6%
Source: 2000 Census (Table P001), Department of Finance (DOF) E-5: Population and Housing Estimates, 2010-2020.
City of Gardena 2021-2029 Housing Element 8
The Southern California Association of Governments forecasts growth for the cities and six counties within its region. In 2016, SCAG adopted its Final RHNA Method ology and accompanying population and household projections for years 2020 -2045. The SCAG forecasts for the City of Gardena are shown in Table II-2. Total population within the City is forecast to increase from 61,042 in 2020 to 65,681 in 2045, an increase of 4,639 or 7.6 percent. Total households in Gardena are forecast to increase from 21,333 in 2020 to 23,695 in 2045, which represents an increase of 2,362 households or 11.1 percent.2 Table II-2: Population and Household Growth Forecast (2016-2045) Forecast 2016 2020 2045 Growth
2020-2045
Percent
Growth
Population 60,628 61,042 65,681 4,639 7.6%
Households 20,817 21,333 23,695 2,362 11.1
Source: SCAG Final Methodology Data Appendix 2020-2045, 2016.
2. Age Composition
Different lifestyles, family types and sizes, income levels and housing preferences are associated with specific age groups. For instance, young adults tend to reside alone or in small households of unrelated persons and prefer condominiums and other small housing units. The need for detached single -family housing is prevalent among middle age d households, and increased household sizes necessitate larger housing units. Additional requirements such as proximity to schools and recreational facilities, job centers, and entertainment venues are important factors in assessing the needs of adult house holds, especially in households with children.
Table II-3 shows the age distribution of Gardena residents and Los Angeles County residents between 2014 and 2018. Gardena’s working adults (ages 25 to 64) represented 55.2 percent of the total population, while students (ages 5 to 24) represented 22.9 percent. Seniors (ages 65 and over) made up 16.2 percent and youth ages (4 and under) represented 5.7 percent of the total population of Gardena. Compared to Los Angeles County, Gardena’s population was older with a median age 40.5 years as compared to 36.2 years in the County . The larger senior population is also evident in the 65 years and over category, where seniors in Gardena represented 16.2 percent as compared to 12.9 percent countywide.
2 This local growth rate is unrelated to the Regional Housing Needs Allocation, which is projected statewide and allocated to the region. Local growth rate is based on actual City trends. Furthermore, RHNA is a only a planning goal.
City of Gardena 2021-2029 Housing Element 9
Table II-3: Age Composition (2014-2018)
Age Groups City of Gardena Los Angeles County
Total Percent Total Percent
0-4 years 3,391 5.7% 624,745 6.2%
5-19 10,445 17.4% 1,889,402 18.7
20-24 3,305 5.5% 738,416 7.3
25-34 8,088 13.5% 1,609,935 15.9
35-44 8,586 14.3% 1,387,454 13.7
45-54 8,361 14.0% 1,369,838 13.6
55-64 8,040 13.4% 1,178,985 11.7
65 & over 9,708 16.2% 1,299,277 12.9
Total 59,924 100.0% 10,098,052 100.0
Median Age 40.5 36.2
Source: ACS 2014-2018 (5-Year Estimates), Table S0101.
3. Race and Ethnicity
Gardena residents pride themselves on being a racially, ethnically and culturally diverse community. Figure II-1 illustrates the racial/ethnic breakdown of Gardena residents. Since 2011, the fastest growing racial/ethnic group in the City was Hispanic/Latino. From 2014 to 2018, the Hispanic/Latino ethnic group represented the largest share of the City’s ethnic population at 38.6 percent . This is lower than the countywide share of 48.5 percent. The second largest ethnic/racial group was the Asian/Other population at 28.9 percent, followed by the African American/Black population at 22.8 percent, and Non-Hispanic White population at 9.7 percent. According to the American Community Survey (ACS), Gardena’s racial/ethnic composition changed modestly between 2007-2011 and 2014-2018.
City of Gardena 2021-2029 Housing Element 10
Figure II-1: Race/Ethnicity (2011-2018)
Source: ACS 2007-2011 and 2014-2018 (5-Year Estimates), Table DP05.
B. Employment Characters
Employment trends for Gardena and Los Angeles County are shown in Table II-4. According to the California Economic Development Department (EDD), the total estimated employment in the City grew from 25,900 jobs in 2010 to 29,400 jobs in 2020, a 14.8 percent increase, or 3,800 jobs. Countywide, the number of jobs increased at a slightly higher rate during the same ten-year period (16.5 percent).
Table II-4: Employment Trends (2010-2020)
Jurisdiction 2010 2020 Growth
2010-2020
Percent
Growth
City of Gardena 25,600 29,400 3,800 14.8%
Los Angeles Co. 4,256,700 4,956,900 700,200 16.5
Source: State of California EDD, January 2010 and 2020.
Table II-5 shows the estimated civilian employment population age 16 and over by occupation for Gardena and Los Angeles County between 2014 and 2018. According to the 2014 -2018 ACS, only 30.0 percent of Gardena residents have occupations in the highly skilled fields , which are identified as management/professional, as compared to 37.0 percent for all county residents. The occupational categories that usually require the highest training and skill levels are those considered management and business and financial opera tions or those that fall under professional and related occupations. However, Gardena residents have higher
City of Gardena 2021-2029 Housing Element 11
proportions of employment in the occupational categories of sales and office, production, transportation and material moving, and service, as compared to the countywide averages in the same categories.
Table II-5: Civilian Employed Population Distribution by Occupation (2014-2018) Occupation Category City of Gardena Los Angeles
County
Management/Professional 30.0% 37.0%
Service 21.9% 18.9
Sales and Office 27.2% 22.7
Natural Resources, Construction, Extraction &
Maintenance 6.3% 7.6
Production, Transportation & Material Moving 14.6% 13.8 Total 28,562 4,869,658
Source: ACS 2014-2018 (5-Year Estimates), Table DP03.
The ACS data presented in Table II-6 indicates the proportion of Gardena residents employed in relatively high -paying management/professional occupations increased slightly from 28.8 percent to 30.0 percent between the 2007 -2011 and 2014 -2018 surveys. There was an increase in the proportion of those employed in relatively lower -paying service-related occupations, from 17.3 percent to 21.9 percent. The share of Gardena residents employed in all other occupations declined slightly between the two reporting periods despite an increase in more than 2,200 employed residents. This trend demonstrates the growing prevalence of white-collar and service occupations and a relative decline in the traditional blue -collar occupations (i.e., manufacturing and logistics).
Table II-6: Occupation Distribution of Gardena Residents (2007-11 and 2014-18) Occupation
2007 – 2011 2014 – 2018
Number Percent Number Percent
Management/Professional 7,575 28.8% 8,577 30.0%
Service 4,551 17.3% 6,249 21.9
Sales and Office 8,273 31.5% 7,759 27.2
Natural Resources,
Construction, Extraction &
Maintenance
1,937 7.4% 1,801 6.3
Production,
Transportation &
Material Moving
3,953 15.0% 4,176 14.6
Total 26,289 100.0% 28,562 100.0
Source: ACS 2007-2011 and 2014-2018 (5-Year Estimates), Table DP03.
City of Gardena 2021-2029 Housing Element 12
C. Household Characteristics
The U.S. Census Bureau defines a “household” as one or more persons who occupy a housing unit. This includes persons living alone, families related through marriage or blood, or unrelated persons sharing a dwelling. People living in retirement or convalescent homes, school dormi tories or other group living situations are not considered households but are considered part of the group quarters population. Household characteristics are an important indicator of housing need in a community. The household characteristics section is di vided into the following components: household growth, household type, household tenure, household composition and size, household income, and special needs groups and households.
1. Household Growth
Household trends for the City and County are shown in Table II -7. The total number of households (as indicated by occupied housing units) in the City increased by 234 units between 2000 and 2010 for a total of 20,558 households, an increase of 1.15 percent. During the same period, countywide households increased by 3.37 percent. In the last ten years, it is estimated that Gardena had a net gain of 667 households or 3.24 percent, while the County experienced an increase of 4.06 percent.
Table II-7: Household Growth (2000-2020)
Jurisdiction 2000 2010 2020 Growth
2000 – 2010
Growth
2010 – 2020
Gardena 20,324 20,558 21,225 234
1.15%
667
3.24%
Los Angeles Co. 3,133,774 3,239,280 3,370,663 105,506
3.37%
131,383
4.06%
Source: 2000 U.S. Census; DOF E-5: Population and Housing Estimates, 2010-2020,
2. Tenure
As presented in Table II-8, Gardena's household tenure between 2014 and 2018, was 51.1 percent renters and 48.9 percent owners. Household tenure trends, though slight, indicate that the proportion of household renters is declining as owners are proportionately increasing in the City.
Table II-8: Household Tenure (2007-2018)
Tenure 2007-2011 2014 – 2018
Owner 10,113 47.60% 10,090 48.9%
Renter 11,129 52.40% 10,529 51.1
Total Occupied 21,242 100.00% 20,619 100.0
Source: ACS 2007-2011 and 2014-2018 (5-Year Estimates), Table DP04.
City of Gardena 2021-2029 Housing Element 13
3. Household Composition and Size
Table II-9 summarizes the distribution of household types (families and nonfamilies) between 2007 to 2011 and 2014 to 2018. The share of households consisting of families increased slightly from 65.0 percent between 2007 and 2011 to 68.0 percent between 2014 and 2018.
This increase in family households was accompanied by a slight increase in average household size during this same period, from 2.73 to 2.87 persons per household. The average household size of the County has been higher. It increased from 2.99 in 2011 to 3.00 in 2018.
Table II-9: Household Characteristics (2007-2018)
Household Type 2007-2011 2014 - 2018
Families 13,798
65.0%
14,020
68.0%
Nonfamilies 7,444
35.0%
6,599
32.0%
Total Households 21,242 20,619
Average Household Size 2.73 2.87
Source: ACS 2007-2011 and 2014-2018 (5-Year Estimates), Table DP02.
4. Household Income
Household income in Gardena has typically been below that of Los Angeles County as a whole, with a greater percentage of households falling into the lower income categories of very low and low income . Table II -10, which reflects the results of the 201 4-2018 ACS, presents the household income distribution for households in Gardena and Los Angeles County. Approximately 21.2 percent of the households in the City had an annual income under $25,000 during this period compared to 19.9 percent of households countywide. An estimated
45.9 percent of all households in Gardena had incomes under $50,000 annually, while 40.1 percent of county households fell into this income category. The same relationships are valid at the upper end of the household income spectrum. An estimated 23.7 percent of all households in Gardena had incomes over $100,000 between 2014 and 2018, considerably lower than the 31.7 percent observed at the County level. The median household income in Gardena during th e 2014 – 2018 period was $55,351 compared to Los Angeles County’s $64,251, a difference of $8,900.1F
3 3 In April 2020, the State HCD published the official 2020 Federal and State Income Limits, which reported that the median income for a four-person household in Los Angeles County was $77,300.
City of Gardena 2021-2029 Housing Element 14
Table II-10: Distribution of Households by Income
Income Category Gardena -
Percentage
Los Angeles
County -
Percentage
Less than $10,000 7.1% 5.8%
$10,000 to $14,999 4.9 5.1
$15,000 to $24,999 9.2 9.0
$25,000 to $34,999 10.9 8.5
$35,000 to $49,999 13.8 11.7
$50,000 to $74,999 17.6 16.2
$75,000 to $99,999 12.7 12.0
$100,000 to $149,999 13.9 15.1
$150,000 to $199,999 5.0 7.3
$200,000 or more 4.8 9.3
Median Household Income $55,351 $64,251
Source: ACS 2014-2018 (5-Year Estimates), Table DP03,
SCAG, in projecting and allocating housing growth, provides estimates of jurisdictional income distribution based on Area Median Income (AMI). Data provided by SCAG allocates households into four income categories:
▪ Very Low Income – up to 50 percent AMI
▪ Low Income – 51-80 percent AMI
▪ Moderate Income – 81-120 percent AMI
▪ Above Moderate Income – more than 120 percent AMI
As shown in Table II-11, existing income distribution in Gardena is skewed toward the lower income levels compared to the County.
Table II-11: Distribution by Income Category
Income Category Gardena
Percentage
Los Angeles
County
Percentage
Very Low Income 29% 26%
Low Income 19 15
Moderate Income 17 16
Above Moderate Income 34 43
Source: SCAG RHNA Calculator, March 2021
City of Gardena 2021-2029 Housing Element 15
D. Housing Characteristics
1. Housing Growth
As shown in Table II-12, Gardena’s housing supply increased over the decades from 11,526 units in 1960 to 21,982 units in 2020. Much of the increase since 1960 was the result of annexation of unincorporated county land. Some of the increase between 1990 and 2010 was through development of residential specific plans. For example, in 1999, the implementation of the Emerald Square Specific Plan resulted in the development of 15 9 single-family units, and in 2004 the Carnelian Specific Plan resulted in the construction of 101 new single-family units. However, with very little vacant land available for residential development, most of the housing growth since 2010 came from recycling of developed land to higher -density residential uses. With the significant demand in housing, the City anticipates that most future housing growth will involve the recycling of older commercial and industrial uses, and continuing intensification of existing residential uses.
Table II-12: Housing Growth (1960-2020)
Year Number of
Units
Percent
Change
1960 11,526 --
1970 14,694 27.5%
1980 17,540 19.4
1990 19,037 8.5
2000 21,037 10.5
2010 21,472 2.1
2020 21,982 2.4
Source: 2010 U.S. Census; DOF E-5:
Population and Housing Estimates, 2020.
2. Housing Type
Gardena is primarily a residential community with almost 45 percent of the total land area designated for residential use in the General Plan. According to the DOF estimates, there were 21,982 housing units in Gardena in 2020. Table II-13 shows that in 2020 over 52 percent of the total units in Gardena were single -family units and 42.1 percent were multiple -family units. Mobile homes accounted for the remaining 5.7 percent of the housing stock. In comparison, the 2020 countywide housing total of approximately 3.59 million u nits was 54.8 percent single-family, 43.6 percent multiple-family units and 1.6 percent to mobile homes.
City of Gardena 2021-2029 Housing Element 16
Table II-13: Housing Type (2020)
Jurisdiction
Single-Family Multiple-Family Mobile
Homes Total Detached Attached 2 to 4
units 5+ units
Gardena 9,783 1,711 2,571 6,672 1,245 21,982
44.5% 7.8% 11.7% 30.4% 5.7%
Los Angeles Co. 1,732,045 234,107 295,700 1,270,425 58,297 3,590,574
48.2% 6.5% 8.2% 35.4% 1.6%
Source: DOF E-5: Population and Housing Estimates, 2020.
3. Housing Stock Age and Condition
Most of the City’s housing stock is in good condition. However, homes built more than 30 years ago are likely to require structural renovation and maintenance. As shown in Table II-14, nearly 89 percent of the existing housing stock in Gardena was built prior to 1990. In general, older buildings require greater maintenance, which results in higher costs. Thus, maintenance is often deferred, leading to the further physi cal deterioration of the City’s housing units. In addition, older, deteriorated structures often do not meet current building code standards and lack safety features such as fire suppression, home security devices and seismic safety retrofits. In fact, stringent seismic safety codes were not developed until after the 1971 Sylmar earthquake. After that event, building codes were revised to ensure structures could withstand seismic activity of similar magnitude and motion characteristics. Therefore, the current age of Gardena’s housing stock strongly suggests there will be an increased need for structural improvements during the next decade.
Based on estimates from the Code Enforcement division, as of December 2021, 250 to 300 units, or 1.4 percent of the housing stock in the City are considered substandard. The majority of these units are su itable for rehabilitation . Less than five percent (12 to 15 units) of the substandard units would need to be completely demolished and replaced.
Table II-14: Age Distribution of Existing Housing Stock Year of Construction Units
Constructed
Percent of
Total
2010 or later 279 1.3 %
2000-2009 670 3.1
1990-1999 1,449 6.8
1980-1989 2,306 10.8
1970-1979 2,387 11.1
1960-1969 3,585 16.7
1950-1959 7,123 33.2
1940-1949 2,414 11.3
Prior to 1939 1,228 5.7
Source: ACS 2014-2018 (5-Year Estimates), Table DP04.
City of Gardena 2021-2029 Housing Element 17
4. Vacancy Rates
A certain number of vacant units are needed to moderate the cost of housing, allow sufficient choice for prospective residents, and provide an incentive for unit upkeep and repair. Vacancy rates are generally higher among rental properties, as rentals have greater attrition than owner-occupied units. A healthy vacancy rate―one which facilitates choice and mobility among a variety of housing units―is considered to be two to three percent for ownership units and five to six percent for rental units.
According to the 2014-2018 ACS, the vacancy rate was 1.1 percent for homeowners and 2.9 percent for renters. The low homeowner and rental vacancy rates in Gardena indicate high demand for housing regardless of tenure.
E. Housing Costs and Affordability
1. Home Prices
Homes located in Gardena are comparable to nearby cities and Los Angeles County as a whole (Figure II-2). The median home sale price in Gardena in 2020 was $620,000, lower than most of the neighboring cities and the county. Median home sale prices in the City have increased 27.8 percent since 2019. Nearby cities and the county also increased between 2019 and 2020, with the exception of Hawthorne, but to a lesser extent than Gardena.
Figure II-2: Median Home Prices, 2020
Source: Corelogic.com California Home Sale Activity by City, October 2020.
City of Gardena 2021-2029 Housing Element 18
2. Average Rents
Information on current rental rates in the City was obtained through a review of advertisements on Zillow and Westside Rentals during December 2020. Table II -15 summarizes average rental prices by unit size. The average list price for rental units in December 2020 was $2,281.
Of the 92 rentals found to be available, approximately 49 percent were 2 -bedroom units, 22 percent were 3-bedroom units, 19 percent were 1-bedroom units, 8 percent were studios, and 3 percent were 4-bedroom units. Overall, available rental housing costs ranged from $1,299 for single room studios to $3,600 for four-bedroom units.
Table II-15: Average Rent by Unit Size (2020)
Studio 1-
Bedroom
2-
Bedroom
3-
Bedroom
4-
Bedroom
5+
Bedroom
$1,299 $1,587 $2,138 $2,784 $3,600 N/A
Note: There were no rentals available with 5+ bedrooms.
Source: www.zillow.com and Westside Rentals, accessed December 2020
3. Affordability Gap Analysis
The costs of homeownership and renting can be compared to a household’s ability to pay for housing to determine affordability in a community. Housing affordability is defined as paying no more than 30 percent of the gross household income on housing expenses.
Table II-16 summarizes affordable rents and purchase prices by income category based on the 2021 HCD median income of $80,000 in Los Angeles County.2F 4 General cost assumptions
for utilities, taxes, and property insurance are also shown. Affordable purchase price assumes a three percent interest rate with a 30 -year fixed rate mortgage loan and a 10 -percent down payment. Given the high costs of homeownership, lower and moderate income households are usually confined to rental housing, but the affordability problem also persists in the rental market. The situation is exacerbated for large households with lower and moderate incomes given the limited supply of large rental units, and for seniors with their fixed incomes.
The extremely low income households are the most vulnerable group. With limited income,
81.2 percent of the households in this income group experienced one or more housing problems, compared to just 50.3 percent citywide, 73.3 percent of very low income households, and 58.3 percent of low income households. 3F 5 More importantly, severe housing
cost burden (spending half of the household income on housing) impacted 67.8 percent of the extremely low income households, compared to 30.4 percent of very low income households,
14.5 percent of low income households, and 22.9 percent of households citywide. Households with severe cost burdens are most at risk of becoming homeless.
4 State and federal income limits differ. For the Housing Element, State income limits are us ed, which are usually higher than the federal levels used in the City’s Consolidated Plan and other related documents. 5 Housing and Urban Development Department (HUD) Comprehensive Housing Affordability Strategy (CHAS) data, 2020 (based on 2013-2017 ACS).
City of Gardena 2021-2029 Housing Element 19
Table II-16: Housing Affordability Matrix (2021) – Los Angeles County Income Annual
Income
Affordable
Monthly
Housing
Costs
Utilities
Taxes, Ins.,
HOA
(Ownership)
Maximum
Affordable Price
Rent Sale
Extremely Low Income (<50% AMI)
1-Person $24,850 $621 $151 $217 $471 $66,715
2-Person $28,400 $710 $166 $249 $544 $77,877
3-Person $31,950 $799 $190 $280 $608 $86,667
4-Person $35,450 $886 $223 $310 $664 $93,135
5-Person $38,300 $958 $264 $335 $694 $94,447
Very Low Income (50% AMI)
1-Person $41,400 $1,035 $151 $362 $884 $137,592
2-Person $47,300 $1,183 $166 $414 $1,017 $158,818
3-Person $53,200 $1,330 $190 $466 $1,140 $177,672
4-Person $59,100 $1,478 $223 $517 $1,255 $194,418
5-Person $63,850 $1,596 $264 $559 $1,332 $203,868
Low Income (80% AMI)
1-Person $66,250 $1,656 $151 $580 $1,506 $244,014
2-Person $75,700 $1,893 $166 $662 $1,727 $280,444
3-Person $85,150 $2,129 $190 $745 $1,938 $314,501
4-Person $94,600 $2,365 $223 $828 $2,142 $346,450
5-Person $102,200 $2,555 $264 $894 $2,291 $368,105
Moderate Income (120% AMI)
1-Person $67,200 $1,680 $151 $588 $1,529 $248,083
2-Person $76,800 $1,920 $166 $672 $1,754 $285,154
3-Person $86,400 $2,160 $190 $756 $1,970 $319,854
4-Person $96,000 $2,400 $223 $840 $2,177 $352,446
5-Person $103,700 $2,593 $264 $907 $2,329 $374,529
Notes:
Assumptions: 2021 HCD income limits; Health and Safety code definitions of affordable housing costs (30% of household income); Los Angeles County Development Authority (LACDA) 2020 utility allowance schedule; 35% of monthly affordable cost for taxes and insurance; 10% down payment; and 3% interest rate for a 30-year fixed-rate mortgage loan. Taxes and insurance apply to owner costs only; renters do not usually pay taxes or insurance.
Los Angeles County: 4-person household median income = $80,000 According to the 2020 HCD State Income Limits Briefing Materials Report, the very low income limit does not equal 50% and the low income limit does not equal 80% of the AMI due to “adjustments for high housing cost relative to income, the application of state nonmetropolitan income limits in low income areas, and the national maximums in high income areas.”
Sources: State Department of Housing and Community Development 2021 Income Limits; Los Angeles County Utility Allowance Schedule, 2020; Veronica Tam and Associates, 2021
City of Gardena 2021-2029 Housing Element 20
F. Special Needs
Certain segments of the population experience conditions that make it difficult for them to access affordable housing. Physical or medical conditions, particular space or supportive service requirements, incomes, or other factors may impede a household’s a bility to obtain decent and affordable housing. Government Code Section 65583(a)(7) requires the housing element to analyze characteristics and conditions of the following population groups: elderly persons; persons with disabilities (including persons with developmental disabilities); female- headed households; large households (defined by the U.S. Census Bureau as families containing five or more persons); farmworkers; and the homeless.
Table II -17 summarizes the special needs populations in Gardena based on available information from the 2014-2018 ACS and the Los Angeles Homeless Services Authority. Each population group, as well as its specific circum stances and housing needs, are described below.
Table II-17: Summary of Special Needs Populations
Special Needs Groups1 Persons or
Households Percent
Seniors/Elderly
(65 years and over) 9,708 16.2 %
With a Disability 3,275 33.7
Senior-Headed Households 5,578 27.1
Renter 1,817 32.6
Owner 3,761 67.4
Disabled Persons 6,651 11.2
Single Female-Headed
Households 3,484 16.9
With Related Children (<18) 1,248 6.1
Large Households (5+ persons) 2,601 12.6
Renter 1,217 46.8
Owner 1,384 53.2
Farmworkers2 49 0.2
Homeless Persons 97 0.2
1. Each group is a separate category, but can be overlapping category with another special needs group. Percent represent that group as a proportion of the total population or total households in the City and not intended to total across different special needs groups.
2. Persons employed in agriculture, forestry, fishing, and hunting occupations.
Source: ACS 2014-2018 (5-Year Estimates), Tables S0101, S1810, S2502, DP02, B25009, S2403), Los Angeles Homeless Services Authority, 2020.
City of Gardena 2021-2029 Housing Element 21
1. Seniors
Seniors or the elderly (persons age d 65 and older) are persons with special needs. Special needs for the elderly stem from three different sources: (1) relatively low fixed incomes; (2) high health care costs; and (3) physical disabilities. A low fixed income makes it difficult for many of the elderly to obtain adequate housing. This is further compounded by rising health care costs, which are a product of health problems associated with aging. If an elderly person is disabled, health care costs may be even higher, and housing may be more dif ficult to find due to accessibility issues. Other special needs relevant to this demographic group include transportation and home modification such as wheelchair ramps, enlarged doorways, modified bathrooms and kitchens.
As presented in Table II-18, there were 5,578 elderly householders in Gardena between 2014 and 2018. Of the elderly householders, 67.4 percent owned their home, while 32.57 percent rented.
As presented previously in Table II-3, the 65 years and older population represents 16.2 percent of the total population of Gardena.
Table II-18: Senior Householders by Tenure
Age Owner Renter Total
65-74 years 1,934
61.11%
1,231
38.89%
3,165
75 plus years 1,827
75.71%
586
(24.29%)
2,413
Total 3,761
67.43%
1,817
32.57%
5,578
Source: ACS 2014-2018 (5-Year Estimates), Table B25007.
Resources Available
In order to help meet the needs of elderly residents, the City promotes affordable housing conservation through the following rehabilitation assistance programs. ▪ Residential Rebate Program: Designed to cover expenses for major household repairs. It is available for low to moderate income homes and mobile homeowners. The refund is a 50 percent cash rebate up to a maximum of $3,000. ▪ Handy-worker Fix -Up Program: Designed to provide qualified low and moderate - income households with free home improvement assist ance. Housing units must be owner-occupied single-family or mobile homes. This program offers free handy-worker crew labor and materials up to $600 for qualifying improvements, including health and safety corrections and ADA improvements.
▪ Mobile Home Rehab ilitation Program: Offers up to $10,000 in City housing rehabilitation loan assistance to low -income mobile homeowner -occupants residing within the City of Gardena.
According to the California Department of Social Services, as of December 2020 there were five residential care facilities within the City that serve the elderly with a combined capacity to serve 132 residents. In addition, the Gardena Senior Citizens Day Care Center located at 14517 South Crenshaw Boulevard provides services to the elderly population. The Center is a social day care and provides supportive socialization and rehabilitation programs for older
City of Gardena 2021-2029 Housing Element 22
adults who are experiencing memory loss, dementia, or Alzheimer’s disease. Respite and support services to caregivers and family members are also provided , as well as transportation for Gardena residents.
Additional assistance to elderly Gardena residents is provided by the Senior Citizens Bureau, a division of the City’s Human Services Division. The office of the Senior Citizens Bureau is located at 1670 West 162nd Street in the Kiyoto “Ken” Nakaoka Community Center. The Senior Citizens Bureau provides a variety of support services to seniors. These services include: information and referral services; case management; in -home support; daily nutritional meals at seven community sites and home -delivered meals; health clinics; escort and shopping services; specialized care for people suffering from Alzheimer’s Disease; and programs for the chronically mentally ill who live in board and care and family group homes.
The City owns and operates Gardena Transportation (GTrans). GTrans routes transverse the southwest region of Los Angeles County and extend into downtown Los Angeles. To address the specific transportation needs of the elderly and disable d, GTrans also operates the Gardena Special Transit system. Gardena Special Transit is a demand- response service for elderly and handicapped persons, operating seven days a week at a nominal cost to patrons.
This service provides portal -to-portal service (demand/ response service) for the elderly and handicapped who qualify under predetermined program guidelines. It is operated with a fleet that is 100 percent wheelchair accessible. The system augments the regular fixed -route and commuter services and currently ser ves the cities of Gardena and Hawthorne and the Alondra Park and Del Aire neighborhoods of Los Angeles County.
2. Persons with Disabilities
Federal laws define a person with a disability as “any person who has a physical or mental impairment that substantiall y limits one or more major life activities; has a record of such impairment; or is regarded as having such an impairment.” In general, a physical or mental impairment includes hearing, mobility and visual impairments, chronic alcoholism, chronic mental illness, AIDS, AIDS Related Complex, and intellectual disability that substantially limits one or more major life activities. Major life activities include walking, talking, hearing, seeing, breathing, learning, performing manual tasks, and caring for oneself.
The U.S. Census Bureau classifies disabilities into the following categories:
▪ Hearing difficulty: Deaf or having serious difficulty hearing ▪ Vision difficulty : Blind or having serious difficulty seeing, even when wearing glasses
▪ Cognitive difficulty: Because of a physical, mental, or emotional problem, having difficulty remembering, concentrating, or making decisions ▪ Ambulatory difficulty: Having serious difficulty walking or climbing stairs ▪ Self-care difficulty: Having difficulty bathing or dressing ▪ Independent living difficulty : Because of a physical, mental, or emotional problem, having difficulty doing errands alone such as visiting a doctor’s office or shopping
City of Gardena 2021-2029 Housing Element 23
The Housing Element must analyze potential and actual constraints upon the development, maintenance, and improvement of housing for persons of disabilities and include programs for the removal of such constraints or provide reasonable accommodation for housing designed for persons with disabilities.
Disability status does not nec essarily indicate a need for special need/supportive housing, and data on the total number of disabled persons needing supportive housing in the City is not available. Using the national standard of one to three percent of the disabled population needing supportive housing, it can be estimated that the City has approximately 67 to 201 disabled individuals in need of supportive housing.
Individuals with disabilities can often have difficulties participating in the labor force or finding employment, whether b ecause of an inability to leave one’s home, an inability to meet the physical requirements of the job, discrimination on the part of prospective employers, or other factors. Table II -19 provides a breakdown of working -age individuals with disabilities by employment status. According to the 2014 -2018 ACS, of the 3,019 working -age (18 -64) disabled persons in Gardena, more than 55 percent were not in the lab or force. Of the remaining 44 percent, approximately 9 5 percent were employed. The low labor force participation among working-age disabled persons indicates a need for low-cost housing.
Table II-19: Persons with Disability Employment Status
Persons with a Disability Number Percent
Employed Persons with a Disability 1,273 42.2 %
Not Employed Persons with a Disability 71 2.4
Persons Not in Labor Force with Disability 1,675 55.5
Total Working-age Persons with a Disability 3,019 100
Note: Civilian non-institutionalized population aged 18-64.
Source: ACS 2014-2018 (5-Year Estimates), Table C18120.
Table II-20 gives a breakdown of the population of persons with disabilities in the 64 and under-age group and the 65 years and over age group between 2014 and 2018. The types of disability by the age groups are also presented. Approximately half of the total persons with disabilities in Gardena were in the 65 years and over age group. Persons with ambulatory disabilities represented a significant portion of both age groups. Approximately 50 percent of the total persons with disabilities were in the 64 and under-age group and 57 percent of those 65 years and over ha d ambulatory disabilities. For persons with disabilities in the 65 yea rs and over-age group, about 71 percent also suffer ed from sensory disabilities (hearing and vision) and 53 percent had an independent living difficulty.
City of Gardena 2021-2029 Housing Element 24
Table II-20: Persons with Disabilities by Type
Population Number Percent
Total Persons with Disabilities 6,651 100.0%
Persons with Disabilities Aged 64 and younger 3,376 50.8 Hearing Difficulty 601 17.8
Vision Difficulty 888 26.3
Cognitive Difficulty 1,375 40.7
Ambulatory Difficulty 1,681 49.8
Self-Care Difficulty 895 26.5
Independent Living Difficulty 1,005 29.8
Persons with Disabilities Ages 65 and Over 3,275 49.3
Hearing Difficulty 1,404 42.9
Vision Difficulty 907 27.7
Cognitive Difficulty 1,041 31.8
Ambulatory Difficulty 1,866 57.0
Self-Care Difficulty 888 27.1
Independent Living Difficulty 1,746 53.3
Notes:
1. Independent Living Difficulty does not include persons under 18.
2. Disability type categories are not mutually exclusive; individuals may have more than one disability. Thus, the sum of all categories for a particular age group will be greater than the total for the same age group.
Source: ACS 2014-2018 (5-Year Estimates), Table S1810.
Resources Available
Special housing needs for persons with disabilities fall into two general categories: physical design to address mobility impairments and in-home social, educational, and medical support to address developmental and mental impairments. According to Califor nia Department of Social Services records, 40 State -licensed community care facilities operate in Gardena.
Table II -21 summarizes the facilities by type and capacity. These facilities have a total capacity of 553 persons. There are four types of facilities within Gardena:
▪ Adult Day Care: Serves seniors and developmentally disabled adults who are able to live at home but require a certain level of care during the day. Some adult day care facilities provide health care services, while others provide non -medical care in the form of personal hygiene and meals.
▪ Adult Residential Facilities: Facilities of any capacity that provide 24 -hour non - medical care for adults ages 18 through 59 who are unable to provide for their own daily needs. Adults may be physically handicapped, developmentally disabled, or intellectually disabled.
▪ Residential Care Facilities for the Elderly: Provide care and supervision for persons aged 60 and above and assistance with activities of daily living, such as bathing and grooming. They may also provide incidental medical services under special care plans.
City of Gardena 2021-2029 Housing Element 25
▪ Small Family Homes: Provide 24-hour-a-day care in the licensee's family residence for six or fewer children who are mentally disabled, developmentally disabled, or physically handicapped, and who require special care and supervision as a resul t of such disabilities.
Table II-21: Licensed Community Care Facilities
Facility Type Facilities Capacity
Adult Day Care 6 262
Adult Residential 19 107
Residential Care – Elderly 5 132
Small Family Home 2 8
Total 40 553
Source: Department of Social Services, Community Care Licensing Division, December 2020.
Title 24 of the California Building Standards Code, which has been adopted by the City of Gardena, includes requirements to provide adequate housing to meet the needs of people with disabilities. 4F
6 The State updates the Building Standards Code every three years. Title 24 provides regulations for adaptability and accessibility of apartments un its to prov ide for the safety and welfare of physically handicapped residents and visitors. An adaptable apartment is one that has accessible floor entry and circulation, and that can be easily adapted in the future to meet the specific needs of a handicap ped person. The adaptations include installation of wider doors, grab bars, lower cabinets, and lower light switches, as well as sidewalk-to-front-door ramps.
The City offers home improvement programs that provide for handicapped access improvements. Furthermore, the City contracts with the Fair Housing Foundation to provide fair housing and landlord/tenant services which benefit many disabled people that are denied reasonable accommodations.
The Gardena Socialization Center for the Mentally Disabled is a daily social, recreation, and educational program for chronically mentally ill adults who reside in private homes and board and care homes in the City. The program enhances a participant’s independence and ability to live in the least restrictive environment possible. The Center is funded in part by Los Angeles County Department of Mental Health and is part of the Gardena Human Services Division. The Socialization Program is offered at Recreati on Park, located at 15800 South Brighton Avenue, and Freeman Park, located at 2100 West 154th Place.
6 The State updates the California Building Standards Code as set forth in Title 24 of the California Code of Regulations. The City is then required to adopt the most recent edition. The most recent adoption by the City was in 2020 when it adopted the 2019 California Building Standards Code.
City of Gardena 2021-2029 Housing Element 26
3. Persons with Developmental Disabilities
As defined by State law, “developmental disability” means a substantial disability of an individual which:
▪ Is attributable to mental retardation, cerebral palsy, epilepsy, autism, or disabling conditions found to be closely related to mental retardation or to require treatment similar to that required for individuals with mental retardation; ▪ Is manifested before the individual attains age 18;7
▪ Is likely to continue indefinitely;
▪ Results in major impairment of cognitive and/or social functioning, representing sufficient impairment to require interdisciplinary planning and coordination of special or generic services to assist the individual in achieving maximum potential; and, ▪ Results in substantial functional limitations in three or more of the following areas of major life activity: (a) self-care; (b) receptive and expressive language; (c) learning; (d) mobility; (e) self- direction; (f) capacity for independent living; or (g) economic self-sufficiency.
According to Table II-22, as of December 2020, there were a total of 1,041 persons in the three zip codes that include Gardena addresses who have been diagnosed with developmental disabilities. According to the State Department of Developmental Services, about 51 percent of these persons were children under the age of 1 8 and 78 percent were living at home with parents or guardians.
Table II-22: Developmentally Disabled Residents by Age
Zip Code* 0-17
Years
18+
Years Total
90247 297 240 537
90248 69 59 128
90249 163 213 376
Total 529 512 1041
Source: California Department of Developmental Services, December 2020.
* Each of Gardena’s zip codes include areas outside of the City’s boundaries.
Resources Available
Many developmentally disabled persons can live and work independently within a conventional housing environment. More severely disabled individuals require a group living environment where supervision is provided. The most severely affected individuals may require an institutional environment where medical attention and physical therapy are provided. Because developmental disabilities exist before adulthood, the first issue in
7 The State of California defines developmental disabilities slightly differently than federal law. The main difference is at the manifestation age, where federal definition established that threshold at age 22.
City of Gardena 2021-2029 Housing Element 27
supportive housing for the developmentally disabled is the transition from the pe rson’s living situation as a child to an appropriate level of independence as an adult.
The State Department of Developmental Services (DDS) currently provides community-based services to persons with developmental disabilities and their families through a statewide system of regional centers, developmental centers, and community -based facilities. The South Central Los Angeles Regional Center (SCLARC), which serves Gardena, is a non-profit organization that works in partnership with the State to offer a wid e range of services to individuals with developmental disabilities and their families.
Multiple housing types are appropriate for people living with a development disability: rent subsidized homes; licensed and unlicensed single -family homes; inclusionary housing; Section 8 Housing Choice Vouchers; special programs for home purchase; HUD housing; and SB 962 homes. The design of housing -accessibility modifications, the proximity to services and transit, and the availability of group living opportunities rep resent some of the types of considerations that are important in serving this need group. Almost all public housing units in the county are reserved for seniors and disabled persons. Incorporating ‘barrier-free’ design in all, new multifamily housing (as r equired by California and Federal Fair Housing laws) is especially important to provide the widest range of choices for disabled residents. Special consideration should also be given to the affordability of housing, as people with disabilities may be living on a fixed income.
4. Female Heads of Households
Female-headed households, especially single parent households, typically have lower incomes and a greater need for affordable housing. In addition, these households can have needs for items such as accessib le day care and health care, as well as other supportive services. The relatively low incomes earned by female -headed households, combined with the increased need for supportive services, severely limit the housing options available to them.
As shown in Table II-23, there was a total of 3,484 female -headed households from 2014 to 2018, representing 16.9 percent of total households in the City. There were 1,516 female - headed households with children under 18 years of age, representing 7.4 percent of the total households. Of the households under the poverty level, 669 total (3.2 percent) female head of households in the City lived below the federal poverty line, but this group accounts for nearly half of Gardena households living in poverty.
City of Gardena 2021-2029 Housing Element 28
Table II-23: Female Householders
Householder Type Number Percent of Total
Households
Total Households 20,619 100.0%
Total Female Heads-of-Household 3,484 16.9
Female Heads-of-Household with Children under 18 1,516 7.4 Total Households Under Federal Poverty Level 1,556 7.6
Female Headed Households Under Federal Poverty Level 669 3.2 Source: ACS 2014-2018 (5-Year Estimates), Tables B17012, S1702.
Resources Available
Assistance for female-headed households includes the Gardena Family Child Care Program (GFCC), which was established in 1976 to provide quality child -care and child-development services to school-age children whose parents live or work in the city. The GFCC is provided at low or no cost, depending on family income, and is available to low -income and high-risk families with children 12 years of age or younger. Childcare services are also provided in licensed private Family Child Care Homes within the city.
Female heads of households in Gardena can also benefit from general programs and services for lower-and moderate-income households, including the Housing Choice Voucher program, and various community and social services provided by non-profit organizations in the region.
5. Large Households
Large households are defined as those with five or more members. These households are usually families with two or more children or multi-generational families. It can also include multiple families living in one housing unit. Large households are a special needs group because the availability of adequately sized, affordable housing units is limited. To save for necessities such as food, clothing, and medical care, lower - and moderate -income large households may reside in smaller units, resulting in overcrowding.
As shown in Table II-24, the 2014-2018 ACS identified 2,601 large households in Gardena, representing 12.6 percent of all households. Among the City’s large households, 46.8 percent were renters, while 53.2 percent owned their home.
Table II-24: Household Size by Tenure
1-4 persons 5+ Persons Total
Number Percent Number Percent Number Percent
Owner 8,706 48.3% 1,384 53.2% 10,090 48.9%
Renter 9,312 51.7 1,217 46.8 10,529 51.1
Total 18,018 100.0 2,601 100.0 20,619 100.0
Source: ACS 2014-2018 (5-Year Estimates), Table B25009.
Resources Available
Large households in Gardena can also benefit from general programs and services for lower- and moderate-income persons, including Housing Choice Vouchers, and various community and social services provided by non-profit organizations in the region.
City of Gardena 2021-2029 Housing Element 29
6. Homeless Persons
A homeless individual or family is defined by federal regulations as those that lack a fixed, regular, and adequate nighttime residence. Homeless individuals and families have differing housing needs. Both groups are in crisis and need food, cloth ing and shelter. Long -term transitional shelter s, however, have different emphases for individuals and families. An individual would do well in transitional housing such as cooperative or single-room occupancy facilities. Families require more housing amen ities to accommodate their size and diverse age-related needs; thus, lower income reentry housing such as single or multi-family units are more appropriate. Both groups require supportive housing and social services. The needs of homeless families are more complicated than those of homeless individuals . Childcare, pediatric care, and education are additional to basic health, mental health, employment, and other supportive social and housing needs.
The Los Angeles Homeless Services Authority (LAHSA) enumerated 79 homeless persons in the City of Gardena in 2020 and an estimated 4,560 homeless persons in the South Bay Service Planning Area (SPA). 8 Approximately 81 percent of the homeless were individuals and 19 percent were families. LAHSA estimated that 29 percent of the homeless were survivors of domestic violence and 35 percent suffered from substance abuse. An additional 20 percent were estimat ed to be mentally disabled and nearly 24 percent suffered from physical disability.
Resources Available
The Gardena Human Services Division responds to homeless individuals and families, as well as lower income persons threatened with homelessness, throug h the Emergency Services Program. This program gives referrals and transportation vouchers to shelters and provides food vouchers and clothing. The Human Services Division assists approximately 32 persons identified as homeless annually through the Emergency Services Program.
The Emergency Services Program refers homeless families and individuals to the following facilities for assistance and daytime shelter:
▪ Los Angeles Homeless Services Authority (LAHSA)
▪ Los Angeles County Department of Mental Health
▪ Harbor Interfaith Services (670 W. 9th Street, San Pedro) ▪ Rainbow Services (453 W. 7th Street, San Pedro)
▪ Los Angeles County Department of Children and Family Services (3530 Wilshire Boulevard Suite 400, Los Angeles)
Additionally, the Human Services Division refers homeless families, women, children, and abused persons to an appropriate location for overnight shelter:
▪ 1736 Family Crisis Center (21707 Hawthorne Boulevard, Torrance) ▪ House of Yahweh Social Services (4046 Marine Avenue, Lawndale)
8 2020 Greater Los Angeles Homeless Count ( https://www.lahsa.org/news?article=726-2020-greater- los-angeles-homeless-count-results&ref=hc)
City of Gardena 2021-2029 Housing Element 30
▪ Harbor Interfaith Services (670 West Ninth Street, San Pedro) Single homeless men are referred to the Beacon Light Mission located at 525 Broad Avenue in Wilmington. Mentally disabled persons, both homeless and other mentally disabled persons in need of emergency assistance, are referred to Harbor View House located at 921 South Beacon Street, San Pedro.
In addition to the Emergency Services Program, the City operates the following programs to address the supportive s ervice needs of the homeless and those threatened with homelessness: employment and training programs; child care program s; senior meals; case management and counseling for youth and families; socialization centers for the mentally ill; recreation opportun ities for the developmentally disabled; and low cost bus services for elderly, disabled, and other residents.
Government Code section 65583(a) includes a requirement that the analysis of special housing needs include an analysis of families and persons in need of emergency shelter based on annual and seasonal need, as well as an identification of zones(s) where emergency shelters are allowed as a permitted use. The City amended the Gardena Municipal Code in 2012 to allow emergency shelters in the Industrial (M-1) and General Industrial (M-2) zones and will provide additional amendments to meet the new requirements relating to employee parking requirements.
7. Extremely Low Income Households
Extremely low-income households earn up to 30 perce nt of the Area Median Income. This group is considered a special needs groups because of the limited housing options available to them. Extremely low-income households also tend to include a higher proportion of seniors or disabled persons. In Gardena, 4,2 60 households were considered extremely low -income according to the 2013 -2017 Comprehensive Housing Affordability Strategy (CHAS) data by HUD, which represents about 21 percent of the overall households. Approximately 64 percent of the extremely low income households were renters. Furthermore, 81 percent of the extremely low -income households were experiencing at least one housing problem (overcrowding, cost burden, or inadequate housing). Specifically, 84 percent of the extremely low-income renters and 75 percent of the extremely low-income owners were experiencing at least one housing problem.
Resources Available
Housing Choice Vouchers (HCV) represent a si gnificant resource for extremely low -income households as HUD policy requires that at least 70 percent of all new HCV be available to this income group. Furthermore, the City has four publicly assisted rental developments for seniors.
8. Farmworkers
Farmworkers are identified as persons whose primary source of income is seasonal agricultural labor. Their housing needs stem from their relatively low income and job instability.
Permanent and seasonal farmworker data is available only at the county level . According to the 2017 Census of Agriculture, there were 3,266 farmworkers in Los Angeles County. Of the farmworkers countywide, 1,749 (54 percent) were employed 150 days or more and 1,517 (46
City of Gardena 2021-2029 Housing Element 31
percent) were employed for less than 150 days. While there is a substantial farmworker population in the County, very few reside in Gardena. According to the 2014 -2018 ACS, 24 residents in the City were employed in the farming, fishing, and forestry category, comprising less than 0.1 percent of the total employed population. Gardena is located in a highly urbanized area of Los Angeles County and any major agricultural uses in the immediate vicinity ceased decades ago. There is no evidence of a sizeable community o f migrant farm workers residing within City limits, as the great distance between the City and agricultural areas makes the commuting cost prohibitive. Given that so few residents are employed in this industry, the housing needs of farm workers can be addr essed by the overall programs for affordable housing, such as rent subsidies, and affordable new incentives for construction.
G. Publicly Assisted Housing
1. Los Angeles County Development Authority
The Los Angeles County Development Authority (LACDA) administer s the Housing Choice Voucher Program (HCV) for Gardena residents. Approximately 630 Gardena households were receiving HCVs as of 2019. Appendix E, Affirmatively Furthering Fair Housing, includes a map showing the concentration of HCVs by census tract. LACDA has been allocated 25,696 HCVs according to the 2021-2022 FY Annual Plan . LACDA’s Section 8 program has a wait list of 37,388 applicants, 29 percent of which are elderly and 30 percent disabled. According to LACDA, as of August 2021, there are 439 registrants currently residing in the City of Gardena on the Section 8 Waiting List , 16 percent of which are elderl y and 25 percent disabled.
2. Units at Risk of Converting to Market-Rate Housing
According to California Government Code Section 65583(a)(8) and (c)(6), jurisdictions must evaluate the potential for currently rent restricted low-income housing units to convert to non- low-income housing in ten years and propose programs to preserve or replace these units.
For this Housing Element, this ten-year analysis period covers from October 15, 2021, through October 15, 2031. This section identifies the City’s assisted u nits at -risk of conversion to market rate housing.
3. Assisted Housing Inventory
Currently four assisted rental housing projects are located in the City; these are:
▪ Gardena Valley Towers: Gardena Valley Towers, located at 1715 West 158th Street, Gardena, is an 80 -unit project built for seniors. The project was finance d under the HUD Section 202 program, which provides capital advances to non -profit sponsors to finance the development of rental housing with support services for the elderly. The advance is in terest free and does not have to be repaid as long as the units remain affordable for at least 40 years. The affordability controls under Section 202 extend until 2038 but are contingent upon the continued availability of Section 8 funding. ▪ South Park Manor: South Park Manor, located at 17100 South Park Lane, Gardena, is a126 unit senior housing project. This project was also financed under the HUD
City of Gardena 2021-2029 Housing Element 32
Section 202 program. The affordability controls extend until 2026 but are contingent upon the continued renewal of Section 8 funding.
▪ Meadowlark Manor: Meadowlark Manor, located at 17150 South Park Lane, Gardena, is a 73-unit project restricted to seniors. Similar to the other two projects, Meadowlark Manor was financed under the HUD Section 202 program. The affor dability controls extend until 2031 but are contingent upon the continued renewal of Section 8 funding. ▪ Spring Park Senior Villa: In 2015, the Spring Park Senior Villas, a 37-unit affordable housing project, was completed in Gardena. The project was awarded HOME funds, with an affordability covenant of 50 years.
Table II-25 details the assisted housing project s in the City. According to the inventor y, the four projects contain 314 assisted rental units. Three were financed under the HUD Section 202 funds and maintain Section 8 contracts. One recent project was funded with HOME funds.
These projects are housing for the elderly and are owned and operated by non -profit corporations. The long -term affordability of the projects is fairly secure based on their non - profit status and, therefore, the risk levels are considered low. However, two of the assisted housing projects located in Gardena may expire in less than ten years. The newly constructed Spring Park Senior Villa is not considered at risk during the ten-year analysis period.
In addition, a three-bedroom unit located at Casimir Avenue offers affordable housing to three persons in a group ho me situation. This type of affordable accommodation is not covered under the at-risk analysis.
Table II-25: Assisted Rental Housing Projects
Assisted Housing
Projects Address Assisted
Units
Total
Units
Overall
Exp. Date Owner Risk
Level
Gardena Valley
Towers 1715 W 158th St 79 80 3/29/2038 Non-
Profit Low
Meadowlark Manor 17150 S Park Ln 73 74 2/1/2031 Non-
Profit Low
South Park Manor 17100 S Park Ln 126 126 3/1/2026 Non-
Profit Low
Spring Park Senior
Villa
2010 W El
Segundo Blvd 36 37 2065 Non-
Profit Low
Total 314 317
Source: City of Gardena, December 2020.
4. Preservation and Replacement Options
Preservation or replacement of at -risk projects can be achieved in several ways: 1) transfer of ownership to non-profit organizations; 2) provision of rental assistance other than through the Section 8 program; 3) replacement or development of new assisted multi-family housing units; 4) purchase of affordability covenants; and/or 5) refinance of mortgage revenue bonds on bond funded units. These options are described below, along with a general cost estimate for each.
Transfer of Ownership
Non-profit corporations currently own all of the assisted -housing projects in Gardena.
Therefore, transfer of ownership is not needed. However, the following entities serving Los
City of Gardena 2021-2029 Housing Element 33
Angeles County may have the potential capacity to acquire and preserve t he at-risk units identified:
• Los Angeles County Development Authority (LACDA)
• Innovative Housing Opportunities, Inc.
• Jamboree Housing
• Mercy Housing
• Meta Housing
• National CORE
Rental Assistance
The future availability of Section 8 funding is uncertain. In the event that Section 8 funding is no longer available, rent subsidies can be used to maintain affordability by using local, state or other funding sources. The subsidies can be structured to mirror the Section 8 program, whereby tenants receive the difference between the Fair Market Rent (determined by HUD and the local housing authority) and the maximum affordable rent of the tenant (30 percent of household income).
The feasibility of this alternative depends on the property owners’ willingness to accept rental vouchers. In this case, the owners are likely to accept vouchers given that non -profit corporations own all three projects, and the projects currently maintain rental subsidies.
Given the bedroom mix of the 278 Section 8 assisted rental units, the total cost of subsidizing the rent for the units is $17 3,486 per month, as shown in Table II-26. This translates into approximately $2.1 million annually or $41.6 million over a 20-year period.
Table II-26: Required Rental Subsidies
Unit
Size
Total
Units
Fair
Market
Rents
HH
Size
Very Low
Income
Limits
Affordable
Cost Utility Per Unit
Subsidy
Monthly
Subsidy
Studio 52 $1,369 1 $39,450 $986 $151 $533 $27,716
1-Bdrm 226 $1,605 2 $45,050 $1,126 $166 $645 $145,770
Total 278 $173,486
Source: HUD Fair Market Rent Documentation, 2021.
City of Gardena 2021-2029 Housing Element 34
Construction of Replacement Units
The construction of new low -income housing units is a means of replacing at -risk units that are converted to market rate. The cost of developing housing depends upon a variety of factors, including density, the size of the units, location, land costs, and the type of construction. In 2015, the Spring Park Senior Villas, a 37-unit affordable housing project, was completed in Gardena. Of the 37 units, 36 are assisted units affordable to lower income households, and one is a manager’s unit. The project was awarded HOME funds. Total development cost of the project was approximately $9.3 million. The City owns the land and leases it for one dollar per year, up until the year 2088. The project totals 40,800 square feet of internal building space, which includes the residential units, subterranean parking garage, communal space and accessory space. Each tenant unit is 540 square feet and includes one bedroom. The one manager's unit is 800 square feet and includes two bedrooms. Based on the project costs, the average development cost per unit is approximately $250,000 . This represents approximately $250 per square foot of building space. This includes the residential units, common space areas, subterranean parking and other amenities.
Assuming the average size of a studio apartment is 450 square feet, and the average size of a one-bedroom apartment is 600 square feet, construction to replace the 278 at risk-units would cost approximately $39,750,000.
Purchase of Affordability Covenants
Another option that will preserve the affordability of at -risk projects is providing an incentive package to owners to induce them to maintain the units as low -income housing. Incentives could include an interest rate write-down on the remaining loan balance or supplementing the Section 8 subsidy to achieve market rents. The feasibility of this option depends on both the physical and financial condition of the complex. If the complex requires rehabilitation or is too highly leveraged, the cost of affordability covenants goes up.
Cost Comparisons
Rental assistance provides the most feasible alternative for preserving Gardena’s three assisted-housing projects with affordable contracts expiring within the next ten years , given the willingness of the no n-profit owners to accept alternate subsidies if Section 8 contracts are not renewed, compared to the high cost of constructing new affordable units. Transfer of ownership is unnecessary since non -profit corporations own all three assisted projects. The purchase of affordability covenants would also be a viable option, and could be used in conjunction with rent subsidies, lump sum financial assistance or mortgage interest rate subsidies.
City of Gardena 2021-2029 Housing Element 35
H. Housing Needs
This section provides an overview of existing housing ne eds in Gardena. It focuses on four categories:
▪ Housing need resulting from housing cost burden;
▪ Housing need resulting from overcrowding;
▪ Housing need resulting from population growth and demolition of the existing housing stock; and,
▪ Housing needs of special needs groups such as elderly persons, large households, persons with disabilities, female -headed households, homeless persons, farmworkers, and college students.
1. Housing Cost Burden
Housing cost burden is generally defined as households paying more than 30 percent of their gross income on housing related expenses, including rent or mortgage payments and utilities.
For renters, housing costs include rent paid by the tenant plus utilities. For owners, housing costs include mortgage payment, taxes, insurance, and utilities. High housing costs can cause households to spend a disproportionate percentage of their income on housing. This may result in payment problems, deferred maintenance or overcrowding.
Based on the 2014-2018 ACS presented in Table II-27, 9,527 households or 47.8 percent of the total household were overpaying (over 30 percent of household income) and 5,401 or 22.7 percent were severely overpaying (over 50 percent of household income). Of those severely overpaying households, almost two-thirds (63.7 percent) were renters and just over one-third (36.3 percent) were homeowners.
Table II-27: Household Cost Burden by Tenure
Cost Burden Renters Owners Total HHs
<10% 290 2,172 2,462
10% to 14.9% 515 1,053 1,568
15% to 19.9% 1,146 1,127 2,273
20% to 24.9% 899 1,211 2,110
25% to 29.9% 1,141 866 2,007
30% to 34.9% 914 573 1,487
35% to 39.9% 835 508 1,343
40% to 49.9% 1,357 806 2,163
>50% 2,890 1,644 4,534
Total Households 9,987 9,960 19,947
Note: Cost burden was not computed for 542 renter and 130 owner households.
Source: ACS 2014-2018 (5-Year Estimates), Table B25009.
Table II-28 presents rates of cost burden for lower income households in Gardena. Extremely low and very low income renters have the highest rate of cost burden of 83.3 percent and 83.5 percent, respectively. For all income levels, cost burden is more common amongst renter
City of Gardena 2021-2029 Housing Element 36
households. Of all lower income households (extremely low, very low, and low), 67.2 percent are cost burdened including 75 percent of lower income renters and 54 percent of lower income owners. Cost burden amongst lower income households is significantly more common than cost burden amongst moderate and above moderate income households. Only 9.7 percent of renter households and 19.3 percent of owner households earning mor e than 80 percent of the AMI are cost burdened.
Table II-28: Lower Income Household Cost Burden by Tenure Income Category Renters Owners Total HHs
Extremely Low Income
<=30% AMI 83.3% 68.4% 78.0%
Very Low Income
30-50% AMI 83.5% 43.8% 70.4%
Low Income
50-80% AMI 56.4% 50.0% 53.8%
Source: HUD CHAS Data (based on 2014-2018 ACS), 2021.
2. Overcrowding
A persistent problem affecting housing conditions is overcrowding. The U.S. Census defines overcrowding as 1.01 persons per room or more excluding kitchen, bathrooms, and hallways.
Severe overcrowding is defined as more than 1.5 persons per room. Overcrowding is often an indicator of households that may be financially unable to obtain adequate s pace for their needs, or households that are required to house extended family members. It is not necessarily a reflection of inadequate physical conditions of the housing units themselves.
As presented in Table II-28, households with 1.01 or more persons per room totaled 2,000 or
9.7 percent of the total households in Gardena. Additionally, 824 households or 4.0 percent lived in severely overcrowded conditions (at least 1.51 persons per room).
Renters were much more likely to experience overcrowding than homeowners. While approximately half (51.1 percent) of Gardena households rent their units, the number of overcrowded renter households was about two times as large as the number of overcrowded homeowners. Renters represented over two -thirds (69.2 percent) of all overcrowded households in the City ― indicating a need for more three -bedroom rental units to accommodate larger renter household s. Households that own homes generally are able to take advantage of the ample stock of single -family houses in Gardena, most of which have three or more bedrooms; thus, severe overcrowding is not as much of a problem for owners as it is for renters, and the latter group would benefit more than the former from large units.
City of Gardena 2021-2029 Housing Element 37
Table II-29: Household Crowding by Tenure
Persons per Room Renters Owners Total
Households
0.5 or Less 4,651 6,308 10,959
0.51 to 1 4,491 3,169 7,660
1.01 to 1.5 761 415 1,176
1.51 to 2 482 130 612
2.01 or More 144 68 212
Total Households 10,529 10,090 20,619
Source: ACS 2014-2018 (5-Year Estimates), Table B24014.
3. Future Housing Need
For this Housing Element period, the City of Gardena was allocated a RHNA of 5,7 35 units, as shown in Table II-29. Approximately 39.2 percent of these units should accommodate lower income households.
The 2014-2021 Housing Element demonstrated that based on the adequate sites inventory of vacant land, un derutilized land and prime opportunity sites, the City could accommodate 1,358 units, more than the 2014 -2021 RHNA of 397 units . However, Gardena’s 2021 -2029 RHNA is significantly higher than the previous Housing Element cycle. The 2021 -2029 Housing Element proposes housing programs and zone amendments, including a residential overlay, to increase the potential for housing units. Implementation of these programs would adequately accommodate the potential shortfall in the need for affordable units in the Cit y.
Chapter IV of this Housing Element demonstrates the City strategies for meeting this RHNA.
Table II-30: Regional Housing Needs Allocation for Gardena (2021-2029) Income Category Dwelling Units
Number Percent
Extremely Low/Very Low-Income 1,485 25.9%
Low-Income 761 13.3%
Moderate-Income 894 15.6%
Above Moderate-Income 2,595 45.2%
Total 5,735 100.0%
Note: 50% (742 units) of the very low income units are designated as extremely low income units.
Source: SCAG RHNA – Planning Period 2021-2029
City of Gardena 2021-2029 Housing Element 38
III. Housing Constraints
There are many factors that contribute to the cost, supply, and distribution of housing. A review of these factors provides an understanding of the private market forces impacting the sales price and rent distribution of both existing and new housing supply in Gardena. Gardena’s proximity to major employment cente rs in southern Los Angeles County, as well as to Los Angeles International Airport (LAX) and downtown Los Angeles, its accessibility to major transportation corridors such as I -110, I-405, I-105, and SR 91, and its mild climate and air quality are positive factors contributing to the desire to live in the City. However, various market, governmental, environmental and infrastructure factors may serve as a potential constraints to housing development and improvements.
A. Market Constraints
Construction costs, l and costs, and the availability of financing all contribute to the cost of housing production, which can hinder the development of affordable housing. To a large degree, the City has little control over these constraints, as the market dictates the costs.
Through programs such as home ownership assistance, and the use of flexible design standards, the City can take steps to lessen these constraints.
1. Construction Costs
Construction costs can be a major impediment to the ability of a community to augment its housing stock, and influence rents and sale prices when new units are placed on the market.
According to the National Association of Home Builders (NAHB), construction costs (i.e., permit and impact fees, excavation, materials, etc.) for a single -family ma rket-rate home increased from $184,125 in 2011 to $296,625 in 2019. 9 The NAHB construction cost survey indicated the average size of single -family homes has decreased from 2,802 square feet in 2015 to 2,594 square feet in 2019. In 2019, total construction cost of a home accounted for
61.1 percent of the total sales price.
2. Land Costs
Expenses related to land include the cost of the raw land, site improvements, and all other costs associated with obtaining government approvals for development. Land costs var y significantly in Gardena dependent primarily on location, size, zoning , and difficulty of development. It is estimated that these costs contribute about 20 percent to the final sales price of a dwelling unit. Left alone, the escalating market price of la nd will tend to encourage mainly higher priced development. Higher density zoning could reduce the per unit cost of land, but land zoned for higher densities commands a higher market price.
Undeveloped land in Gardena is limited. A survey of lots for sale in Gardena was conducted on December 7, 2021 on Realtor.com (Table III-1). The survey found three lots listed, two
9 National Association of Home Builders (NAHB), Cost of Constructing a Home (Special Studies), 2020.
City of Gardena 2021-2029 Housing Element 39
vacant and one developed with an older sin gle-family home and duplex. Cost per unit if built at maximum capacity ranged from $120,000 to $233,000.
Table III-1: Land Costs
Address Lot Size
(acres) Density Allowed (Max.) Listing
Price
Per Unit Land
Cost
16705 S. Berendo Ave. 0.16 R-3 (17 du/ac) – 3 units $699,000 $233,000 1452 W. Artesia Blvd. 0.23 MUO (20 du/ac) – 5 units $600,000 $120,000 15617 & 15701 S.
Normandie Ave.* 0.37 R-4 (25 du/ac) – 9 units $1,900,000 $211,111 Note:
* Contingent lots already developed with older single-family home and duplex.
Source: Survey of Realtor.com, assessed December 7, 2021.
3. Availability of Mortgage and Rehabilitation Financing Financial constraints affect the decisions of consumers and developers alike. Nearly all homebuyers must obtain a loan to purchase property, and loan variables such as interest rates and insurance costs play an important role in the decisions of homebuyers .
Homeowners also consider the initial costs of improvements following the purchase of a home. These costs could be related to making necessary repairs or tailoring a home to meet individual tastes. While the City does not control these costs directly, Cit y activities, such as code enforcement, are related to the maintenance of the housing stock.
Mortgage rates have a strong influence over the affordability of housin g. The availability of financing affects a person’s ability to purchase or make improvements on a home. Increases in interest rates decrease the number of persons able to afford a home purchase , and decreases in interest rates result in more potential homebuyers introduced into the market.
According to the Federal Home Loan Mortgage Corporation’s (Freddie Mac) monthly interest rate survey from 2016 to 2020, as shown in Table III-1, annual average mortgage interest rates have declined significantly, from 3.65 percent in 2016 to 3.11 percent in 2020.
Rates are initially lower for graduated payment mortgages, adjustable mortgages and buy - down mortgages. However, the risks to which both buyers and lenders are exposed when taking on adjustable-rate loans are well documented. As a result, some of the more affordable mortgage options will be less accessible to prospective Gardena homebuyers as financial institutions exercise greater caution in their lending practices.
The City has limited fi nancial resources. Housing and community development resources currently available to the City include: CDBG; State HOME funds; CalHOME funds ; General funds; HUD Section 8 Rental Assistance Program through the County ; and State Transportation funds.
City of Gardena 2021-2029 Housing Element 40
Table III-2: National Annual Average Mortgage Interest Rates Year Average Interest Rate
2016 3.65%
2017 3.99
2018 4.54
2019 3.94
2020 3.11
Source: Federal Home Loan Mortgage Corporation, Primary Mortgage Market Survey.
4. Density and Timing
With limited vacant land available for residential development, the City has been accommodating new housing construction through the recycling of lower -density residential uses and underutilized nonresidential uses into higher intensity multi-family developments.
Developers in the R -3 zone have been able to ach ieve maximum densities. Developers in the R-4 and MUO zones have not achieved the maximum density allowed by the zones not because of constraints imposed by the City, but because of the choice of housing that is being developed. With the exception of the 265-unit apartment building on Crenshaw Boulevard approved in 2021, and the proposed Specific Plan apartment project on Crenshaw Avenue, developers are choosing to build two- to three-story townhome style condominiums. In 2019 the City hosted a workshop with developers and architects to discuss impediments to development. The workshop identified development constraints related to parking. Parking requirements and other constraints discussions related to this workshop are further described in Section 4, Residential Development Standards, below.
Residential development has been active in Gardena, with limited delays between entitlement and building permit issuance. Typically, the time bet ween receiving entitlements and the issuance of building permits is approximately six months based on review of projects over the past five years, depending on how quickly corrections are made by the developer.
B. Governmental Constraints
Actions by the City can have an impact on the price and availability of housing in the city.
Land use controls, building codes, fees, and other local programs intended to improve the overall quality of housing may also serve as a constraint to housing development.
1. Transparency in Development Regulations
The City of Gardena complies the requirement to demonstrate transparency in development regulations by providing information online and at public counters:
▪ General Plan - https://cityofgardena.org/general-plan/ ▪ Zoning Information - https://cityofgardena.org/zoning-information/ ▪ Permits and Fees - https://cityofgardena.org/community-development-permits-and- fees/
City of Gardena 2021-2029 Housing Element 41
2. Land Use Controls
The Land Use Plan of the Gardena General Plan's Community Development Element sets forth the policies for guiding local development. These policies, together with existing zoning regulations, establish the amount and distribution of land to be allocated fo r different uses within the city. Housing supply and costs are affected by the amount of land designated for residential use and the density at which development is permitted. Approximately 50 percent of the total acreage in Gardena is designated for residential use or mixed-use (Low-, Medium- , High-Density Residential, Mixed-Use, Specific Plan or Mixed-Use Overlay).
The Zoning Code allows for a wide range of residential uses, with densities ranging from a maximum of 9 units per acre in lower density residential zones (R-1), up to 30 units per acre in the higher density multi -family and mixed-use overlay zones (R-4 and MUO) and as hi gh as 34 units per acre in the mixed -use C-R zone. Table III-2 summarizes the residential land use categories and their corresponding zone designations and previous Figure I-2 shows the General Plan Land Use Map.
Table III-3: Residential Land Use Categories
General Plan
Land Use
Category
Zoning
Designations
Max. Density
(DUs/Acre) Residential Types
Low-Density
Residential R-1 9, limited to 1 per lot Single Family Residences Medium-Density
Residential R-2, R-3 17 Multiple-Family Residential
High-Density
Residential R-4
25 if <.5 acre
27 if .5 – 1.0 acre
30 if > 1.0 acre
Multiple-Family Residential
Mixed-Use C-R
H-B
34 9, limited to 1 per lot Commercial/residential mixed use Specific Plan SP At Least 20 Any
Mixed Use
Overlay MUO
20 if <.5 acre
25 if .5 – 1.0 acre
30 if > 1.0 acre
Commercial/residential mixed use
Source: Land Use Element, Gardena General Plan 2013
Each residential designation is defined as follows:
Low Density Residential - The single-family areas within Gardena are recognized as the backbone of the community and serve as one of its most important assets. The Low- Density Residential designation is implemented by the Single -Family Residential (R -1) zone, which provides for the development of conventional single-family detached houses.
Medium Density Residential - The Medium-Density Residential designation is intended to provide a quality multiple-family living environment. This category is implemented by the Low- Density Multiple -Family Residential (R -2) and Medium -Density Multiple -Family Residential (R-3) zones. It typically includes lower density multi -unit residential development and higher density single-family residential development such as those in the specific plan areas.
City of Gardena 2021-2029 Housing Element 42
High Density Residential - The High-Density Residential designation provides for a high quality, compact, multiple -family living environment. This category is implemented by the High-Density Multiple-Family Residential (R-4) zone and consists of two to three story multi - unit buildings.
Mixed Use - The Mixed -Use designation is intended to provide for the co -existence of residential and commercial, office or industrial uses in the same building or on the same lot.
It is implemented by the Commercial-Residential (C-R) and Home Business (H-B) zones. This land use designation can be found in two areas of the City – southern Gardena between 178th Street and 182nd Street and the down town area along Gardena Boulevard between Normandie Avenue and Vermont Avenue. If development is all residential, there is a minimum density of 24 units per acre. The maximum density of the H-B zone is 9 units per acre.
Mixed Use Overlay - The Mixed-Use Overlay permits mixed use development and solely residential development pursuant to a site plan review. A conditional use permit (CUP) is required for live-work units that are developed in conjunction with a restaurant or any use that may result in noise levels that exceed the City residential noise standards. The site plan review and CUP requirements are the same for all zones in the City and are detailed in this section's discussion of permit and processing procedures. The purpose of this land use designation is to allow greater flexibility of development alternatives. The m inimum permitted residential density for any mixed use project approved after August 1, 2012 is 20 units per acre.
3. Specific Plans
Specific plans are either advisory or regulatory documents that provide more focused guidance and regulation for particular areas. Specific plans are a useful tool to implement planning and development goals w ithin selected areas by adopting unique standar ds and requirements. Generally, specific plans include land use, circulation and infrastructure plans, development standards, design guidelines, as well as phasing, financing, and implementation plans.
As presented in Table III-3, there are 12 specific plans within the City. The land use for 11 of the specific plans is residential and the Artesia Corridor Spec ific Plan includes mixed - residential and commercial uses. Each specific plan is summarized in the following table and illustrated on the General Plan Land Use Plan map.
Section 18.39.025 (Residential Density) of the Municipal Code states that any specific plan adopted by the City after March 2012 shall provide a minimum residential density of at least 20 units per acre on portions of the specific plan where residential units are allowed.
City of Gardena 2021-2029 Housing Element 43
Table III-4: Specific Plans
Specific
Plans
Adoption
Year Location Land Use Plan Description Status
Emerald
Square 1999
177th St. between
Budlong Ave. and
Vermont Ave.
159 single-family homes within a
21.5-acre gated community.
Built out
Redondo
Village 1999 Redondo Beach Blvd.
west of Van Ness Ave.
Two gated residential
communities consisting of 65
detached condominium units
within a 5-acre gated community.
Built out
Gardena
Village 1999
North side of Artesia
Blvd. between Denker
St. and Western Ave.
59 detached condominium units
within a 5.7-acre gated
community.
Built out
Cottage
Place 2003 Budlong Ave. between
144th St. and 146th St.
35 detached condominium units
within a 2.9-acre gated
community.
Built out
Carnellian 2004 Vermont Ave. between
141st St. and 135th St.
101 single-family detached
homes within an 11.4-acre gated
community.
Built out
Artesia
Corridor 2006
South side of Artesia
Blvd. between Western
Ave. and Normandie
Ave.
375,000 square feet of General
Commercial, 40,000 square feet
of restaurant and up to 300
residential units on 44-acre area.
Built out*
Normandie
Place 2008 14532 – 14602
Normandie Ave.
12 single-family homes within a
38,280 square foot area.
Built out
Ascot Village 2011 1249 W. 139th St. 14 single-family homes with.in a 43,000 square foot area
Built out
Platinum Row 2015 14504 S. Normandie
Ave.
96 townhome development on a
4.69-acre property
Built out
Western
Avenue 2017 16958 Western
Avenue
46 attached condominium units
within a 2.31-acre property.
Built out
Normandie
Estates
/Normandie
Courtyard
2004/
2019
Southeast corner of
Normandie Ave. and
168th St., and property
to the east
30 detached condominium units
within a 2.21-acre area
Phase I,
21 units
built out
Gardena
Transit
Orientated
Development
2021 12850-12900
Crenshaw Blvd.
265 residential units within a
1.33-acre property.
Approved
2021, in
plan check
Source: City of Gardena, 2021.
*158 residential units were built; the remaining area is required to be commercial.
City of Gardena 2021-2029 Housing Element 44
4. Residential Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the Zoning Code. Zoning regulations are designed to protect and promote the health, safety, and welfare of the public, as well as implement the policies of the General Plan. The Zoning Code also serves to preserve the character and integrity of existing neighborhoods.
Table III -4 summarizes the City zoning requirements relating to residential development standards, including density, lot area, lot coverage, and parking.
Parking and Site Requirements
In a workshop hosted by the City in 2019, developers and architects identified parking requirements as a po ssible development constraint . As a result of this workshop, the City revised its parking standards for high -density developments. The City implemented the following revisions in the R-4 and MUO zones:
• Tandem parking allowed;
• Parking for studio units reduced to one space per unit; • Of the two spaces per unit for units larger than a studio , only one must be in an enclosed garage (the other requires covering only);
• 25 percent of guest parking may be compact;
• Stall length reduced for parking spaces; and
• Garage spaces reduced from 20’ x 20’ to 19’ x 19’.
These changes allowed developers to increase the density of their projects and reduce costs.
Residential parking in the multi -family zones requires 0.5 guest spaces per unit. In accordance with State law, parking is reduced for density bonus projects.
Parking for SRO facilities are required at the rate of one space per unit. The City has approved two SRO projects in its manufacturing zones . A third project is currently under review and expected to be approved. Two of these projects are providing parking through puzzle parking systems (mechanical structures that can shuffle around multiple platforms) , saving valuable space.
Parking requirements are show in Table III-5. The site development requirements are summarized in Table III-4 and Table III-5.
City of Gardena 2021-2029 Housing Element 45
Table III-5: Parking Requirements
Spaces/Unit Dimensions
(in ft)
Guest
Parking
Required?
Guest
Parking
Rate
R-1 zone 2 20 x 201 no
Multi-family residential, <20 units 2 20 x 20 yes 0.5
Multi-family residential, >20 units 2 20 x 202 yes 0.5
R-4 zone, MUO 2 19 x 193 yes 0.5
Studio units in all zones 1
Senior and income restricted units in R-4 zone 1
C-R zone studio or 1 bedroom 1 yes 0.25
C-R zone larger than 1 bedroom 2
1. Municipal Code Section 18.40.020(E) was amended in 2012 to provide a waiver of this requirement for the expansion of existing residences if it was not physically possible to provide such a garage.
2. At least one space must be in a garage or in an enclosed parking facility and the other space can be in a covered parking area.
3. R-4 and MUO zones allow tandem parking.
Unit Sizes
The Zoning Code generally requires a single -family unit to be at least 800 square feet. For multi-family units, the minimum sizes are 400 square feet for a studio, 600 square feet for a one-bedroom unit, 800 square feet for a two-bedroom unit, and 1,000 square feet for a three- bedroom unit. There is no minimum unit size for multi-family units with an affordable housing agreement.
Cumulative Impact of Development Standards
Gardena’s multi-family zones (R-2, R-3, R-4, C-R, and MUO) contain development standards relating to density, height, setbacks, parking and usable open space. In the R -2 and R -3 zones, these standards generally allow the construction to achieve the higher end of the density range for these zone s. However, in the R -4 zones development standards can interfere with reaching the maximum density for the types of units that are currently being developed, i.e., three-story condominiums. There are no floor area ratio requirements in these zones.
In the R-2 and R-3 zones, the minimum lot size is 5,000 square feet, while the minimum lot width is 50 feet. Assuming a hypothetical lot of the minimum size meets these standards, the depth of this lot would be 100 feet. At 17 units per acre (the density for these zones), the lot should accommodate two dwelling units. The front, side and rear yard setbacks create a building envelope of 60 by 70 feet, or 4,200 square feet. Subtracting 1,400 square feet for four parking spaces (350 square feet per space) leaves an envelope of 2,800 square feet.
The two units will require a total of 1,200 square feet of usable open space (600 square feet per unit). The rear yard, at 10 feet by 50 feet, can provide 500 square feet of this requirement.
Subtracting the remaining 700 square feet from the building envelope leaves 2,100 square
City of Gardena 2021-2029 Housing Element 46
feet for the two dwelling units, or 1,050 square feet per unit. Open space can include balconies and roof-top decks.
This is m ore than enough room to accommodate two, two -bedroom units (minimum of 800 square feet each) in a single -story building. Three-bedroom units, however, require at least 1,000 square feet. A developer wishing to construct these larger units may have to build them in two stories, perhaps with garages tucked under the upper floor . The major constraint on the supply of housing in these two zones is the R-2 zone’s maximum of two units on any single lot; however, this impediment could be avoided by subdividing larger R-2 parcels or obtaining a specific plan designation. On larger R -3 parcels, this density would be even easier to achieve, as the setbacks would account for a smaller percentage of the lot and thus allow for a larger building envelope in which the structure and parking facilities could be configured more flexibly.
The R-4 zone has a stepped maximum density standard, ranging from 25 du/ac on sites of less than 0.5 acre, 27 du/ac on sites 0.5 to 1.0 acre, and 30 du/ac on sites of 1.0 acre or greater. In general, the smallest sites in each density category can accommod ate the maximum number of units permitted under the code in a two -story configuration with either at-grade, tuck-under garages or a subterranean garage.
In the case of the R-4 zone, the open space requirement was reduced to 300 square feet to support additional density on sites over one acre). On sites smaller than one acre but larger than half acre, the density remained the same as before the zone amendment. Many small R-4 sites in the City are already developed at close to 27 du/ac under the previous development standards, so these small lots presumably will have minimal issues achieving the new maximum densities in the future.
In the Mixed -Use Overlay zone, the development standards were s imilarly reviewed and revised to accommodate higher densities. The open space requirement for residential uses was reduced to 150 square feet and reduced further to 100 square feet for live/work uses. As a result, most mixed -use projects will likely be able to build the maximum number of units allowed if they include at-grade podium or subterranean parking.
The development standards of the C -R zone have also b een reviewed and revised to accommodate higher densities by increasing the densities from 20 to 34 units per acre and providing for a minimum density of 24 units per acre if the development is solely residential.
Development standards were reduced for minimum lot size, unit size, parking, setbacks, and open space. Additionally, the FAR requirement was eliminated.
City of Gardena 2021-2029 Housing Element 47
Table III-6: Development Standards in Residential Zones R-1
(Single-Family)
R-2
(Low Density)
R-3
(Medium Density)
R-4
(High Density)
Min. Lot Size 5,000 sf 5,000 sf 5,000 sf 5,000 sf
Min. Lot Width 50 ft, corner lot = 55 ft 50 ft, corner lot = 55 ft 50 ft, corner lot = 55 ft 50 ft, corner lot = 55 ft Min. Lot Depth 80 ft 80 ft 80 ft 80 ft
Max. Density 9 du/acre
1 du/lot except ADUs
17 du/acre
2 du/lot 17 du/acre
25 du/ac if <½ acre
27 du/ac if ½ to 1 acre
30 du/ac if >1 acre
Min. Density N/A N/A N/A 20 du/ac
Max. Height 25 ft 30 ft 35 ft 40 ft
Min. Front Yard 20 ft 20 ft 20 ft 15 ft
Min. Side Yard 5 ft, 10 ft street side
corner lot
5 ft, 10 ft street side
corner lot, 10 ft if bldg
fronts side yard, 10 ft
semi-sub parking
5 ft. for 1 or 2 stories,
7½ ft. for 2 stories with
semi-sub parking or 3
stories, 10 ft. if bldg
abuts R-1 or R-2, 10 ft
street side corner lots,
10 ft if bldg fronts side
yard
5 ft, 10 ft street side
corner lots, 10 ft if bldg
height ≤35 ft or bldg abuts
R-1 or R-2, 15 ft if bldg
height >35 ft and abuts R-
1 or R-2
Min. Rear Yard 10 ft. for new
5 ft for existing 1 story 10 ft
5 ft for 1 or 2 stories,
7½ ft. for 2 stories with
semi-sub. parking or 3
stories, 10 ft if bldg
abuts R-1 or R-2, 10 ft.
if bldg fronts rear yard
5 ft, 10 ft. street side
corner lots, 10 ft. if bldg
height ≤35 ft or bldg.
abuts R-1 or R-2, 15 ft if
bldg height is >35 ft and
abuts R-1 or R-2
Min. Open Space Not applicable 600 sf per unit 600 sf per unit 300 sf per unit Min. Landscaping 50% front yard 50% front yard 50% front yard 50% front yard
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Table III-7: Residential Development Standards in Mixed-Use Zones MUO
(Mixed Use Overlay)
C-R
(Commercial Residential)
H-B
(Home Business)
Min. Lot Size 1 acre (with some exceptions) 5,000 sf 5,000 sf Min. Lot Width 80 ft w/curb cuts, 50 ft w/o 50 ft 50 ft Min. Lot Depth N/A N/A. N/A
Max. Density
20 du/ac if <½ acre
25 du/ac if ½ to 1 acre
30 du/ac if >1 acre
34 du/acre 9 du/acre
(1 unit per lot
Min. Density 20 du/acre 24 du/acre if all residential N/A Max. Building Height
40 ft if adj to R-1 or R-2 or adj
collector/major or collector street 55 ft
if adj to any zone other than R-1 or R-
2, or adj to arterial street
45 ft if <0.5 acres
55 ft if ≥0.5 acres
4 story limit for residential
25 ft
Min. Front Yard
5 ft public ROW to bldgs w/o front
doors facing street
20 ft public ROW to bldgs w/ front
doors facing street
12 ft from face of curb for all else
Mixed use
0 ft on 1-2nd, 5 ft on 3-4th floors
Residential only
5 ft on 1-2nd, 10 ft on 3-4th floors
20 ft
Min. Side Yard
10 ft if bldg ≤35 ft & abuts R-1 or R-2
15 ft if bldg >35 ft & abuts R-1 or R-2
5 ft if bldg does not abut R-1 or R-2
10 ft if street side corner lot
Mixed use
5 ft for 1 or 2 story bldg
10ft if bldg 2+ stories
10 ft if street side corner lot
10 ft if fronts side yard of multi-family
Residential Only
5 ft if bldg ≤2 stories, 10 ft for others
5 ft if on front half of lot
Min. Rear Yard
10 ft. if bldg ≤35 ft & abuts R-1 or R-2
15 ft. if bldg >35 ft & abuts R-1 or R-2
5 ft. if bldg does not abut R-1 or R-2
10 ft if street side corner lot
5 ft if adj to commercial
10 ft on 1-2nd if adj to multi-family
15 ft on 3-4th if adj to multi-family
Residential Only
20 ft on 3-4th if adj to MFR & >45 ft
N/A
Min. Open Space 150 sf per unit, 100 sf if live/work 150 SF per unit N/A Min. Landscaping N/A 50% of setback if all residential N/A
City of Gardena 2021-2029 Housing Element 49
5. Planning and Development Fees
The City assesses various development fees to cover the costs of permit processing, as well as the costs of providing public services to the developments. Table III-6 presents a summary of total development fees for a residential development.
The City exacts from all new-construction residential development projects a multi-family development impact fee at the rate of $1,000 per unit. The rationale of the City in charging the fee, as articulated in the Municipal Code, is that additional multi -family development creates a burden on public service provision, and that additi onal revenue is needed to offset the cost of these increased services [Gardena Municipal Code Section 15.48.010].
Revenue collected from the fee is placed in a development impact fund, to be applied to the increased public service costs. Overall, planning and development fees total to about $7,000 per unit . However, this varies, as permit fees are based off of valuation of the work.
The multi-family development impact fee imposes an additional cost on the construction of each individual unit, and may have an impact on the financial feasibility of larger-scale development. For this reason, the fee could be considered a constraint on af fordable housing production. Non-profit multi-family developments for seniors are exempted from the fee. Additionally, the City, as part of a recent Municipal Code update, adopted Section
15.48.090 to waive the fee fo r affordable units in multi -family projects that will be kept affordable to lower-income households (i.e., those whose income is less than or equal to 80 percent of AMI). Resolution No. 6433, adopted May 12, 2020, waives Quimby fees for lower income units with 30-year restrictions and reduces Quimby fees by 50 percent for moderate income units with 30-year restrictions.
Table III-8: Typical Planning and Zoning Fees
Service Department Fee
Site Plan Review (Admin.
Approval) Multi-department $2,181.00
Environmental Impact Report
(EIR) Community Development $600.00 + actual cost
Public Noticing Community Development $350.00
Building Permit Issuance Community Development $66.00
Building/Demolition Community Development $34.00 to $7,679 + $5.50 / $1000 valuation*
Building Plan Check Community Development 100% of Building Permit Building Plan Check (Title 24,
Part 6, Part 11 & Energy)SMIP Community Development Valuation x 0.00013% Job Fee Community Development $1 per $1,000 of the
total of building contract
Appeal of Planning Commission
Decisions to City Council Multi-department $2,097.00
Appeal of CD Director Decisions
to Planning Commission Community Development $1,265.00
Appeal of City Manager
Decisions/Staff Determination to
City Council
Multi-department $1,257.00
Conditional Use Permits Multi-department $4,352.00
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Table III-8: Typical Planning and Zoning Fees
Service Department Fee
General Plan Amendment Multi-department $5,351.00
Land Division – Parcel Map/Tract
Map$4,352.00 Lot-Line
Adjustment/Parcel Map Merger
Multi-department $1,349.00
Specific Plan Multi-department $4,352.00
Variance Multi-department $4,352.00
Zone Change Multi-department $5,351.00
Residential Unit Fee Community Development $1,000
Quimby (park in-lieu) Fee Community Development
$10,000 per unit; no fee
for lower income units
with 30-year agreement.
School District Fee (LAUSD) LAUSD $4.08 per sf
* For residential building; cost depends on building valuation.
Source: Gardena Community Development Department, City Fees FY 2020-2021.
6. On/Off Site Improvements
According to service providers and utility companies, the City’s present infrastructure is adequate to accommodate planned growth levels, and since the City is fully developed, streets, sidewalks and curbs are already in place. If the City determines that a street dedication or improvement is required, the street shall be in accordance with the width, standards and right of way lines of the General Plan Circulation Element which are presented in Table III-7.
Table III-9: Right-of-Way Standards
Street Classification Right-of-Way
Width (Feet)
Roadway Width
(Feet)
Arterial 6 Lane 100 84
Arterial 4 Lane 100 80
Major Collector 80 72
Commercial-Industrial
Collector 60 42
Residential Collector 60 40
Local 54 36
Source: Gardena General Plan Circulation Element.
7. Permit and Processing Procedures
Development processing time is relatively short and expeditious due to a one -stop counter, streamlined procedures, and concurrent processing. Single-family units are ministerially approved. Any development of four or more units located on Western, Redondo Beach Boulevard, and Rosecrans, and any development that needs any other discretionary permit (i.e., map, General Plan amendment, zone change) requires a site plan review. Administrative p rojects generally require only one hearing before the Planning Commission. However, the City Council has requested review of many
City of Gardena 2021-2029 Housing Element 51
residential projects , requiring an additional public hearing s. The City has recently amended its call for review procedures to require two councilmembers to call a project for review. Housing projects that do not require legislative actions and meet development standards have not been rejected.
The City’s development approval process and time frame for both single-family and multi- family developments are very similar; development of less than four homes outside of the MUO or CR zone and not located on Western Avenue, Redondo Beach Boulevard, or Rosecrans Avenue, does not require site plan review. Of course, l arger developments may require additional time. Table III-8 presents the general processing time by level of approval required for a typical residential development project:
Table III-10: Residential Project Approval Processing Time Process Required Time
Period Review and Approval
Site Plan Review* 3-4 months Community Development Dept. (CDD), Planning Commission (PC)
Plan
Check/Building
Permit
3-11 months CDD, Public Works, Building and Safety,
Fire Department
Conditional Use
Permit 3-6 months CDD, PC
Variance 3-6 months CDD, PC
Subdivision 1-12 months CDD, PC, LA County
Zone Change w/
EIR and Public
Hearing
11-18 months CDD, PC, City Council
* Not required for single-family homes
Source: Gardena Community Development Department.
Expedited Review
In 2012, the City adopted Ordinance No. 1737, which facilitates priority processing of projects involving affordable housing, senior housing, mixed -use housing and housing meeting LEED standards. Through this ordinance, the environmental review process may be started prior to the submission of complete application and materials, and an accelerated plan review process may occur if the applicant pays the cost of the City hiring an outside consultant.
Site Plan Review
In addition to other entitlements that may be required, site plan review is required for any of the following types of residential development:
▪ Development that requires a zone change, general plan amendment, conditional use permit, variance, tract map, or other discretionary permit; ▪ Development on Western Avenue;
▪ Development on Redondo Beach Boulevard;
▪ Development on Rosecrans Avenue;
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▪ Multi-family developments of four units or more;
▪ Any multi-family development, transitional housing, and supportive housing in the C-R zone;
▪ Any use allowed by right or by conditional use permit pursuant to the mixed use overlay zone, but not including any use allowed by itself in the underlying zone; and
▪ Any development in the R -1 or R-2 zone where the proposed development is out of character with the surrounding residentia l properties as determine d by the community development director, based on floor area ratio.
Each of these reviews requires approval by the Planning Commission at a noticed, public hearing. Notice requires newspaper publication and t he mailing of notice to owners and occupants within a 300-foot radius of the site. Each applicant must fill out a form, submit copies of the site plan and pay a filing fee.
A site plan will be approved if the proposed development, is consistent with the intent and general purpos e of the general plan and the Gardena Municipal Code and will not adversely affect the general welfare. Factors the Planning Commission may consider include: dimensions, shape and orientation of the parcel; placement of buildings and structures; height, se tbacks, bulk and building materials; distance between buildings or structures; off -street parking; landscaping; lighting; signs; and the screening. The Planning Commission may impose conditions. The Planning Commission’s decision may be appealed to the City Council or it may be called for review by a council member.
Once approved, the site plan must be utilized within 12 months, meaning that a building permit must be issued by that time or the approval becomes null and void. However, the developer may reque st an extension of up to six months from the Community Development Director prior to the expiration of the 12 -month period. The Director may grant up to two extensions of up to six months each upon a showing of good cause.
The process is more fully spelled out in Chapter 18.44 of the Gardena Municipal Code.
Conditional Use Permit
A residential mixed -use development in the Mixed -Use Overlay zone would require a CUP only if it included a live -work use in conjunction with a restaurant or any use that would result in exterior o r interior noise levels in excess of the City’s residential noise standards. The CUP process involves a public hearing before the Planning Commission, which also requires noticing in a newspaper and mailing to owner and occupants wi thin a 300-foot radius of the site. The Planning Commission’s decision may be appealed to the City Council or it may be called for review by a council member. The CUP process is governed by Municipal Code Chapter 18.46 which lays out the Commission’s crite ria for approval or denial as follows:
In determining whether to issue or deny a CUP, the Commission shall consider the following factors:
▪ The nature of the proposed use;
▪ The compatibility of the use with surrounding area and uses;
City of Gardena 2021-2029 Housing Element 53
▪ The distance between the proposed use and residential areas, schools, houses of worship, and parks;
▪ The number of similar uses in the surrounding area and the distances between such uses;
▪ The input of person residing in the community regarding the proposed use and community support or opposition;
▪ The cumulative effect of the proposed use in the community; and ▪ Whether, under the circumstances of the particular application, the establishment and maintenance or operation of the use will be detrimental to the health, sa fety, or general welfare of persons residing or working in the neighborhood of such proposed use or be detrimental in injurious to property and improvements in the neighborhood or the city.
As with Site Plan Review, once the CUP is approved, it must be utilized within 12 months.
After that time, the CUP becomes null and void. However, the developer may request an extension of up to six months from the Commission prior to the expiration of the 12-month period. The Commission, after due consideration, may deny or approve the extension. Upon showing good cause, the Commission may grant up to two extensions of up to six months each.
8. Building Codes and Enforcement
In addition to land use controls, the local building codes also affect the cost of housing.
The Cit y has adopted the California Building Standards Code (CBC) with minor amendments as allowed by State law. The CBC establishes the minimum standards for new construction. The City amended the Building Code for Gardena-based mostly on local climatic and geological conditions relating to winds, fire, and earthquake. Options in the Building Code that would not be allowed in Gardena based on seismic and climatic conditions were removed for clarification. These changes are insignificant as they relate to construction costs.
The City also adopted the State Housing Law Regulations, various provisions of the Uniform Housing Code and the Uniform Code for the Abatement of Dangerous Buildings which, in conjunction with provisions of the California Health and Safety Code, provide standards for the maintenance of existing residential structures.
The City’s code enforcement is administered on a complaint basis. Code enforcement focuses on health-and-safety and public nuisance violations that negatively affect quality of life in the community. For example, violations include:
▪ A building or structure that constitutes a health or fire hazard or a danger to human life
▪ A property that causes erosion or water runoff that may be harmful to people or adjacent property
▪ Abandonment of property in a way that leaves it vulnerable to unauthorized occupation
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Code enforcement based on “deferred maintenance or deterioration that harms property values in the area or interferes with the peaceful use of nearby land use and structures” would also qualify for code enforcement under other objective standards listed above and in Section 8.64.020 of the Gardena Municipal Code. For example, past code enforcement actions have been administered to “pack-rat” houses where both the interior and exterior were filled with trash and debris. These houses not only diminish the aesthetic appeal of neighborhoods, but also create health and fire hazards due to lack of plumbing facilities, accumulation of material, and rats and vermin living among the debris. Other examples include homes with boarded windows, damage to exterior walls and windows, visible roof damage, and illegal wiring.
The code enforcement program places high priority on voluntary compliance and neighborhood empowerment, but includes citation, prosecution, and abatement activities when necessary to achieve its goals.
9. Constraints to Housing for Persons with Disabilities Housing that accommodates individuals with disabilities can require the incorporation of special features, such as front door ramps, special bath facilities, grab bars, and lower cabinets and light switches. The uncommon nature of these features makes them potentially expensive and difficult to implement, especially if they ha ve to be retrofitted into an existing structure. Additionally, some people with disabilities may require residential care in a facility where they receive assistance in performing routine tasks. As stated previously in Chapter II, it is estimated that over 6,600 Gardena residents have a disability.
The City of Gardena adopted and currently enforces the 2019 California Building Standards Code. Gardena has not added any standards or restrictions that substantially differ from those used throughout the State. All regulations specified in Title 24 regarding the accessibility and adaptability of housing units for persons with disabilities currently are applied to all residential development in the city.
A Group Facility is any type of residential facility, which, by State law, is required to be treated as a residential use of property when serving six or fewer persons. The Gardena Municipal Code, in compliance the State law, explicitly permits care facilities of this size as a by-right single-family use. Licensed care facilities for the disabled with more than six residents are allowed by CUP in the R -2, R -3 and R -4 zones, a requirement that is consistent with State law.
The City offers reasonable accommodation with respect to zoning, permit processing and building code standards if they feel that they qualify for such an accommodation under Fair Housing Laws, and that their requests will be reviewed by City staff. The request will be approved or denied once determinations have been made as to the following:
▪ Qualifying status of the individual;
▪ Necessity of the accommodation; and
▪ Financial or administrative burden on the City.
The City’s Handy Worker Program, operated by the Public Works Department, provides free repairs to low-moderate income qualified applicants for improvements related to ADA
City of Gardena 2021-2029 Housing Element 55
accessibility. Eligible items include health and safety conditions, disability modifications, grip bars, wheelchair ramps, etc. The City will also adopt a reasonable accommodation ordinance during the 2021-2029 Housing Element planning period.
C. Environmental and Infrastructure Constraints
1. Environmental Constraints
Seismic Conditions
Southern California is a region of high seismic activity. The City, which is in the southwestern portion of the region, is subject to risks and hazards associated with potentially destructive earthquakes. Faults that could affect the City include the regional San Andreas and San Jacinto faults and the local Newport -Inglewood, Charnock, Whittier-Elsinore, Sierra Madre -Cucamonga, San Fernando and Raymond Hill fault systems. These regional and local fault systems have the potential to generate the highest site acceleration when considering the maximum expected earthquake for each fault. According to the California Department of Conservation, an Alquist -Priolo Earthquake Fault Zone is located at the northeast portion of the City in the vicinity of El Segundo Boulevard and Vermont Avenue. This is a known active fault zone de lineated by the State Geologist and is considered part of the Newport-Inglewood fault system. The potential impacts related to fault rupture within the City are significant.
Figure III-1 illustrates the location of the local and regional fault zones in the vicinity of the city. Each of these faults is capable of an earthquake large enough to cause significant damage in the City and its vicinity. The probability of an earthquake affecting Gardena is dependent on the distance to the fault and the type and intensity of seismic activity.
Liquefaction
The area located along Artesia Boulevard and the Dominguez Flood Control Channel in the southern portion of the City is within a liquefaction zone identified in the Seismic Hazard Zones Map prepared by the California Department of Conservation, Division of Mines and Geology (Inglewood Quadrangle 1999 and Torrance Quadrangle 1999).
Figure III-1 illustrates the area subject to potential liquefaction. Liquefaction zones are defined as areas where historic occurrence of liquefaction, or loca l geological, geotechnical and groundwater conditions indicate a potential for permanent ground displacements such that mitigation as defined in Public Resources Code Section 2693(c) would be required.
Liquefaction is caused by a shock or strain from an earthquake and involves the sudden loss of soil strength and cohesion and the temporary transformation of soil into a fluid mass. Therefore, older structures within the liquefaction area are vulnerable to loss if they have not been constructed or reinforced to meet seismic standards.
The properties on the south side of Artesia Boulevard which are identified for the O6 zone lie partially within a liquefaction zone. Like the other residential development in this area along Artesia Boulevard, this would not con strain the development of housing.
Development would be required to comply with the recommendations in geotechnical
City of Gardena 2021-2029 Housing Element 56
reports. Sites identified to meet the 2021-2029 RHNA are further described in Chapter IV, Housing Resources.
Hazardous Sites
The following sites are listed on the Environmental Protection Agency’s (EPA) Superfund Enterprise Management System (SEMS) database as sites of hazardous substances as of July 2021:
▪ Electronic Planting Services, Inc. – 13021 S. Budlong Avenue ▪ Gardena Sum ps – Southwest corner of Artesia Boulevard and Normandie Avenue
▪ Hawthorne Printing – 2140 ½ W. 139th Street
▪ Sonic Planting Co. – 1930 W. Rosecrans Avenue
All sites listed on SEMS are active. Though none of the sites are included on the National Priority List (NPL), Gardena Sumps is part of the ongoing State cleanup program categorized as a site needing long -term attention. Atlantic Richfield has completed a Remedial Investigation/Feasibility Study and prepared a Remedial Action Plan based on a remedy that this study indicates would, if implemented, effectively protect the health of Gardena residents and the environment from unreasonable risks due to this sit e’s environmental conditions. The California Department of Toxic Substances Control is reviewing this Plan which, when this agency approves it, Atlantic Richfield will be required to undertake.
There are 1 20 properties identified by the State Water Resour ces Control Board’s Leaking Underground Storage Tank (LUST) database (GeoTracker) as potential contaminated sites. The contamination of the sites could affect not only the soil but also underlying groundwater resources. Three LUST cases in Gardena are open for remediation, two are open but eligible for closure, two are open for site assessment, and one is open for assessment and interim remedial action. All other LUST cases are completed and closed.
The Brownfield Program is the result of a grant from the Federal Environmental Protection Agency (EPA) to conduct environmental site assessments of existing industrial and commercial facilities that cannot redevelop or expand as a result of real or perceiv ed environmental contamination. In 2021, there were 40 Brownfield sites within the City.
Many areas of Gardena have contamination and Phase I environmental reports are required by the City for all development in industrial areas. However, Phase I reports are routinely done by developers as part of their due diligence in purchasing property. A Phase I report generally costs between $3,000 and $5,000. Many residential projects in Gardena develop on contaminated sites. By way of example, a 113 -unit residen tial development was built on a site listed on DTSC’s Voluntary Cleanup Program database and subject to a Response Plan that included excavating contaminated soil for disposal and installation of a vapor intrusion mitigation system. Similarly, a 265-unit project on Crenshaw Boulevard required an impermeable vapor membrane , and a 114-unit development on 178th Street was also subject to a Remedial Action Plan.
City of Gardena 2021-2029 Housing Element 57
Figure III-1: Seismic Hazard Zones
Source: City of Gardena General Plan Community Safety Element, 2006.
City of Gardena 2021-2029 Housing Element 58
Stormwater Quality/Quantity
The Los Angeles County Municipal National Pollutant Discharge Elimination System permit (NPDES), to which the City of Gardena is a party, requires the inclusio n of stormwater quality and quantity considerations in the conservation, housing, land use, and open space elements of the General Plan.
The NPDES program requires specific controls for housing developments that involve the construction of 10 or more unit s or has a project area over one acre . For housing developments in already built -out areas such as Gardena, the most cost effective and efficient way to mitigate runoff pollution is to create as much landscaped area as possible and to direct runoff from roo f tops and other hardscaped areas to landscaped areas. If this is not possible because of space limitations, sub -surface infiltration systems should be required (e.g., storm water chambers, dry wells, French drains).
The NPDES program also requires such controls for any project that discharges adjacent to or discharges directly to an environmentally sensitive area (ESA) where the development will:
▪ Discharge storm water and urban runoff that is likely to impact a sensitive biological species or habitat; and
▪ Create 2,500 square feet or more of impervious surface area.
The City has one ESA: the Gardena Willows Wetlands Prese rve. Runoff from adjacent projects have the potential to adversely impact biota and wildlife that exist in the wetlands.
Any such project will be subject to a rigorous CEQA evaluation, to determine if pollution reduction controls are required as mitigation measures during and following construction.
2. Infrastructure Constraints
As an entirely urbanized community, Gardena already has in place all the necessary infrastructure to support future development. All sites included in the Residential Sites Inventory are adequately served by water, wastewater, stormwater, and dry utilities for energy and communications, although such systems may need to be upgraded . There should be no significant problems with connecting potential developments on these sites to the City’s utility grid.
City of Gardena 2021-2029 Housing Element 59
IV. Housing Resources
This s ection describes and analyzes the resources available for development, rehabilitation, and preservation of housing in Gardena. This includes the availability of land resources and the ability to satisfy the City’s share of the regional housing need, and financial resources available to support the provision of affordable housing. Energy conservation techniques are also discussed as ways to reduce utility costs.
A. Regional Housing Needs Assessment (RHNA)
California General Plan law requires each city and count y to have land zoned to accommodate its fair share of the regional housing need. HCD allocates a numeric regional housing goal to the Southern California Asso ciation of Governments (SCAG).
SCAG is then mandated to distribute the housing goal among the cities and counties in the region. This share for the SCAG region is known as the Regional Housing Needs Assessment, or RHNA. The SCAG region encompasses six coun ties (Imperial, Los Angeles, Orange, Riverside, San Bernardino , and Ventura) and 191 cities in an area covering more than 38,000 square miles. The major goal of the RHNA is to assure a distribution of housing among cities and counties within the SCAG regio n so that every community provides for a mix of housing for all economic segments. The housing allocation targets are not building requirements; rather, they are planning goals for each community to accommodate through appropriate planning policies and lan d use regulations. Allocation targets are intended to assure that adequate sites and zoning are made available to address anticipated housing demand during the planning period.
The current RHNA for the SCAG region covers an eight -year planning period (2021 to 2029) and is divided into four income categories: very low, low, moderate, and above moderate. As determined by SCAG, the City of Gardena’s allocation is 5,735 new housing units during this planning cycle, with the units divided among the four income c ategories as shown in Table IV-1.
City of Gardena 2021-2029 Housing Element 60
Table IV-1 : Regional Housing Needs Assessment (RHNA)
Income Level Units Percent
Very Low Income 1,485 25.9%
Low Income 761 13.3%
Moderate Income 894 15.6%
Above Moderate Income 2,595 45.2%
Total 5,735 100.0%
Source: Southern California Association of Governments (SCAG), 2021.
Note: The City has a RHNA allocation of 1,485 very low -income units (inclusive of extremely low-income units. Pursuant to State law (AB 2634), the City must project the number of extremely low -income housing needs based on Census income distribution or assume 50 percent of the very low income units as extremel y low. Assuming an even split, the City’s RHNA allocation of 1,485 very low-income units may be divided into 743 very low and 742 extremely low -income units. However, for purposes of identifying adequate sites for the RHNA allocation, State law does not ma ndate the separate accounting for the extremely low-income category B. Development Credit
1. Accessory Dwelling Units (ADUs)
Since 2017, State laws have been passed that substantially relax development standards and procedures for the construction of ADUs. Gardena has seen a steady growth of ADUs in the community with 12 units permitted in 2018, 18 units in 2019, 23 units in 2020, and 26 units in 2021 (as of December 28, 2021) for an average of approximately 19.75 ADUs per year. Gardena anticipates permitting at least 20 ADUs per year for a total of 1 60 in the eight-year planning period based on the annual 2018 -2020 average in conjunction with additional incentives to be provided by the City to facilitate ADU development . The City will monitor the number of permitted ADUs and affordability every year and continue to evaluate if these ADU trends and assumptions are consistent. The monitoring of ADUs in the City has been added to the Housing Element Accessory Dwelling Unit program.
Table IV-2: ADU Projections and Affordability
Income Category Units SCAG ADU
Affordability
Extremely Low 24 15.0%
Very Low 4 2.0%
Low 68 43.0%
Moderate 10 6.0%
Above Moderate 54 34.0%
Total 160 100.0%
Source: Southern California Association of Governments (SCAG) Regional Accessory Dwelling Unit Affordability Analysis – LA County I, 2020.
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2. Entitled or Pending Units
There are currently several residential development projects with completed entitlements and one pending project in Gardena, totaling 648 units, including six lower income units.
The following approved projects have established affordable housing agreements with the City, ensuring lower income units will be developed:
• 1348 W. 168th Street – one very low income unit
• Melia Moneta (13615 S. Vermont Avenue) – two low income units • Normandie Place (15717 & 15725 S. Normandie Avenue) – two low income units The approved and pending projects are shown in Table IV-3. All these projects can be completed within the timeframe of this Housing Element.
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Table IV-3: Approved or Pending Residential Development Address Project Name APN/s Existing Use General
Plan Zone Total
Acres
Density
(du/ac)
Very Low
Income
Units
Low
Income
Units
Above Mod.
Income
Units
Total
Units Approval
1515 W. 178th
Street
Melia Homes
178th (Ph II)
6106-013-040,
6106-013-041 Industrial Building HDR R-4 5.64 20 -- -- 35 35 2019 1348 W. 168th
Street 6111-012-003 SFD/Vacant Land SP NESP 0.71 13 1 -- 7 8 2019 13615 S. Vermont
Avenue Melia Moneta
6115-019-042,
6115-019-043,
6115-019-044,
6115-019-045
Nursery, Motel HDR R-4 4.15 20.24 -- 2 82 84 2020
1335 W. 141st
Street Olson - 141st
6115-013-007,
6115-013-008,
6115-013-009,
6115-013-010,
6115-013-011
Nursery HDR R-4 2.02 25 -- -- 48 48 2020
2500 W.
Rosecrans Avenue Walnut Place 4064-003-028,
4064-003-040
Vacant Restaurant
Building, Vacant Lot MUO MUO 2.36 22 -- -- 52 52 2021
12850 Crenshaw
Boulevard GTODSP 4060-004-039 Vacant Warehouse SP GTOD
SP 1.33 199 -- -- 265 265 2021
15717 & 15725 S.
Normandie Avenue
Normandie
Place
6105-009-008,
6105-009-009
Storefront,
Warehouse, Parking
Lot
HDR R-4 0.91 33 -- 3 27 30 2021
1031 Magnolia
Avenue
Gardena
Havens 6113-035-015 Residential Duplex MDR R-3 0.34 18 -- -- 6 6 Pending Total 1 5 522 528
HDR = High Density Residential
MUO = Mixed Use Overlay/Mixed Use Overlay Zone
NESP = Normandie Estates Specific Plan
MDR = Medium Density Residential
R-3 = Medium Density Multiple-Family Residential Zone
GTODSP = Gardena Transit-Oriented Development Specific Plan SP = Specific Plan
R-4 = High Density Multiple-Family Residential Zone
City of Gardena 2021-2029 Housing Element 63
3. Remaining RHNA
Based on the pipeline projects described in Table IV-3 and the anticipated ADUs shown in Table IV-2, the City has a remaining RHNA of 5,047 units. The remaining RHNA is presented by income category in Table IV -4 below. The City is required to provide adequate sites for the remaining RHNA of 2,144 lower income units, 88 4 moderate income units, and 1,899 above moderate income units. A healthy buffer of 15-30 percent is also recommended by the State to address the No Net Loss (SB 166) requirements.
Table IV-4: Credits and Remaining RHNA
Income Category ADUs Pipeline
Projects RHNA Remaining
RHNA
Extremely Low/ Very Low 28 1 1,485 1,456
Low 68 5 761 688
Moderate 10 -- 894 884
Above Moderate 54 522 2,595 2,019
Total 160 528 5,735 5,047
C. Residential Sites Inventory
The RHNA period extends from June 30, 2021, to October 15, 2029. A jurisdiction may meet the RHNA requirement using potential development on suitable vacant and/or nonvacant sites within the community. A jurisdiction must document how zoning and development standards on the sites facilitate housing to accomm odate the rem aining RHNA identified in Table IV-4.
1. Housing Overlay
The City has limited vacant or underutilized properties within the existing residential and mixed-use zones to accommodate the significant RHNA number without changes to its land use policy and zoning regulations. Sites are considered suitable for residential development if zoned appropriately and available for residential use during the planning period. To accommodate the RHNA number for each income category, the City is introducing a housing overlay in this Housing Element to be created within the next two years. The City identified 123 sites (477 parcels consolidated) that will receive the overlay designation and are included considered viable for housing development. The actual overlays will be larger that these sites to allow for exploitation of residential development opportunities should they arise . Detailed parce l data for sites receiving the overlay designation is included in Appendix C, Sites Inventory. Of the 477 parcels, 75 were previously included in the 2014 -2021 Housing Element, the rest were identified during this 6th Cycle planning period. The overlay provides for four density categories, shown below:
▪ O3 – 12-20 units/acre
▪ O4 – 21-30 units/acre
▪ O5 – 31-50 units/acre
City of Gardena 2021-2029 Housing Element 64
▪ O6 – 51-70 units/acre
The City’s 477 candidate parcels for rezoning to Housing Overlay can accommodate an estimated 6,711 units with application of the new overlay. Most of these sites also have the potential for lot consolidation and were selected based on the following criteria:
▪ Presence of vacant lots within the site
▪ Presence of low -intensity or low -value uses, such as small structures surrounded by large parking lots
▪ High or long-term business vacancies, indicating that the value of the existing use is impaired
▪ Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use, such as structural problems; dilapidation/deterioration caused by long-term neglect; and obsolete design or construction ▪ Presence of multiple lots that are already under single o r City ownership, potentially easing the process of site acquisition
▪ Presence of development opportunities on adjoining land Gardena has had robust housing development since 2015. Table IV-5, below, presents recently completed and approved projects in the R-3 zone. The City’s R-3 zone allows 0- 17 du/acre. The last few projects that have been developed in the City in the R -3 zone have been developed at 17 du/acre. The City originally proposed an overlay zone of O3 for 0-17 du/acre. This has been amended to include a density range of 12 -20 du/acre.
The estimate of 17 du/acre for the O3 zone remains, but is now in the middle of the range rather than at the high end. Most recent development in the R -3 zone was built to full capacity at 17 units per acre, with the exception of 1715 E. 149th Street (15 units per acre) and 1333 168th Street (13 units per acre). The City assumes the O3 Overlay sites will be built to 17 units per acre based on the achieved densities of similarly sized R-3 projects.
Table IV-5: Recently Completed and Approved Residential Development in R-3 Zone
Address APN Year
Approved
Lot Size/ Project
Description
Max.
Allowed
Units
Units
Achieved
Density
Achieved
15808 Dalton Ave. 6105013014 2015 0.17 acres; 1,012 sf
single-story dwelling 2.9 3 17 du/ac
15927 Brighton
Ave. 6105014022 2017
0.17 acres; 1,992 sf 2-
unit 2-story apartment
building
2.9 3 17 du/ac
1715 W. 149th
Street* 6103022091 2018 0.34 acres; five
townhome units 5.5 5 15 du/ac
15309 S.
Normandie Ave. 6103007036 2018 0.19 acres; 1,309 sf 2-
story SFD 3.1 3 17 du/ac
1333 168th Street* 6111010041 2019 0.24 acres; three
townhome units 4.07 3 13 du/ac
1938 W. 146th
Street 4062007025 2020 0.33 acres; six
townhome units 5.6 6 17 du/ac
1621 W. 147th
Street 6103031075 2021 0.33 acres; six
townhome units 5.5 6 17 du/ac
*Original project called for maximum allowed density.
City of Gardena 2021-2029 Housing Element 65
The O4 zone will be changed to 21-30 units/acre. As this is similar to the R-4 and MUO zones which have averaged 23 units/acre, the estimate for the O4 zone is similarly 23 units/acre. The O5 zone is 31 -50 units per acre and the O6 zone is 51 -70 units/acre.
Both of these zones have been estimated at the minimum densities that can be built.
Three project-based Specific Plans have been developed since the 2014 -2021 Housing Element. The densities were 20.47 du/acre, 19.91 du/acre, and 200 du/acre.
Additionally, another 5.26 industrial site is being proposed for a residential specific plan for 351 units or 66.7 units/acre.
Under Provision of Adequate Sites under Housing Programs, the City has included amendments to the R-4 and MUO zone to eliminate the middle step so that anything 0.5 acre and over will be allowed to develop at 30 du/acre. This amendment would encourage lot consolidation of smaller parcels to facilitate development.
Gardena reached out to three of the major housing developers (Olson, Melia Homes, G3) in Gardena who are responsible for more than 500 housing units in 8 developments since 2015 regarding looking at sites in commercial/industrial properties. All three developers indicated that one of the important factors in considering commercial/industrial sites was proximity to residential areas. Almost all of the sites listed in the Housing Overlay Sites Inventory are adjacent or very close to residential areas. Size and infrastructure were other considerations. As the City is fully built out, infrastructure is available throughout the City. And while some sites are smaller than 0.5 acre , by themselves, the inventory sites can be assembled to create larger parcels.
As shown in Table IV-6, industrial and commercial development has not been an impediment to developing residential properties in Gardena. Many sites identified in the inventory have not undergone any major improvements in decades and are near the end of the useful li fe of a building . The lack of significant building improvements is also an indication of the oversupply of Class B or Class C commercial/industrial spaces in the City. According to the 2021 Kidder Mathews report on Industrial Market Trends, Gardena has 28.7 million square feet of industrial space, second only to Carson among the South Bay communities. Vacancy rate is 1. 6 percent, higher than the South Bay subregional average of 1.5 percent, and also commanding lower than average rent.
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Table IV-6: Residential Development in Commercial, MUO, and Industrial Zones Address GP/Zone Description Previous Uses Units Acres Density (du/ac) Approval
16958 S. Western Ave [Specific Plan] Western Avenue
Specific Plan Residential Townhomes Vacant, recreational vehicle storage 46 2.31 20 2017
14031 S. Vermont, 1017- 1101 W.
141Street Medium Density Residential/R-3 Residential Townhomes Vacant, surface parking 63 3.9 16 2019
1515 W 178th Street High Density Residential/R-4 Residential Townhomes Industrial trucking
and distribution
facility
114 4.49 25 2019
13615 S. Vermont Ave High Density Residential/R4 Residential Townhomes Plant Nursery 84 1.37 61 2020 12850 Crenshaw Blvd [Specific Plan] GTODSP Apartment rental units Warehouse use 265 1.33 199 2021 16831-16911 S. Normandie Ave [Specific Plan] Apartment rental units/Residential Townhomes Warehouse use 349 5.3 66 Pending 14504 S Normandie Ave [Specific Plan] Platinum Row
Specific Plan Residential Townhomes Plant Nursery 96 4.69 20 2015 1335 W. 141st Street High Density Residential/R4 Residential Townhomes Plant Nursery 50 2.02 25 2020 14321 S. Van Ness Ave General Commercial-Mixed
Use/C-3 - MUO
35 Residential Townhomes; 5
Live/Work Units
Vacant lot, previous
auto dealership 40 2.04 20 2018
13919 S. Normandie Ave Industrial/M-1 100% Residential (SROs) Vacant lot 20 0.35 57 2018 16819 S. Normandie Ave Industrial/M-1 100% Residential (SROs) Plant Nursery 63 0.69 91 2018 2101/2129 Rosecrans Ave General Commercial-Mixed
Use/C-3 - MUO 100% Residential Warehouse use 113 5.47 21 2020 2500 Rosecrans Ave General Commercial-Mixed
Use/C-3 - MUO
49 Residential Townhomes;
3Live/Work Units
Vacant stand alone
restaurant 52 2.35 22 2020
15717 S. Normandie Ave High Density Residential/R-4 100% Residential & Density Bonus
Industrial uses,
recreational vehicle
storage
30 0.91 33 2021
13126 S. Western Ave Industrial/M-1 100% Residential & Density Bonus (SROs)
Auto repair, stand
alone repair store 121 1.01 120 Pending
City of Gardena 2021-2029 Housing Element 67
Table IV-7 illustrates how the candidate sites are being assigned an income/affordability level for RHNA purposes. Potential units have been calculated using a density of 17 units per acre for O3 sites, 23 units per acre for O4 sites, 31 units per acre for O5 sites, and 51 units per acre for O6 sites as a conservative estimate. Recent and pipeline projects in Table IV -3 demonstrate that projects on R -3 (0 -17 du/ac) sites can max out at the allowable density. R -4 (20-30 du/ac) projects average to about 25 du/ac. For the new density ranges offered by O5 and O 6, this sites capacity analysis uses the minimum density.
Candidate sites with the O5 and O6 Overlay are distributed into 50 percent lower income, 15 percent moderate income, and 35 percent above moderate income. It should be noted that based on the allowable density in the O5 Overlay (31-50 units/acre) and O6 Overlay (51-70 units/acre), all O5 and O6 Overlay sites are considered suitable for lower income units.
Table IV-7: Income/Affordability Assumptions
Housing
Overlay
Density
Assumption
Parcel
Size Lower Moderate Above
Moderate
O3
(12-20 du/ac) 17 du/ac --- ✓
O4
(21-30 du/ac) 23 du/ac --- ✓
O5
(31-50 du/ac) 31 du/ac
<0.5 acre ✓
≥0.5 acre ✓
(50%)
✓
(15%)
✓
(35%)
O6
(51-70 du/ac) 51 du/ac
<0.5 acre ✓
≥0.5 acre ✓
(50%)
✓
(15%)
✓
(35%)
O3 Overlay Sites
The O3 Overlay sites can accommodate 300 above moderate -income units. The 66 O3 Overlay sites are currently zoned for General Commercial (C-3), Industrial (M-1), or Home Business (H -B). Existing uses include vacant lots, vacant buildings, parking lots, and other uses such as office buildings, manufacturing buildings, and strip malls containing aging structures or vacancies. None of the candidate rezone sites using the O3 Overlay have been used in previous Housing Element cycles.
O4 Overlay Sites
The O4 Overlay sites can accommodate 940 moderate income units. The City selected 81 candidate O4 Overlay sites. All sites are currently zoned either General Commercial (C-3) or Industrial (M -1 or M -2). Existing uses include vacant lots, vacant buildings, warehouses, auto services and other manufacturing/commercial businesses. A majority of these sites contain aging structures, low floor-area-ratios (FAR), or vacancies. None of the candidate rezone sites using the O4 overlay were used in previous Housing Element cycles.
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O5 Overlay Sites
The O5 Overlay sites can accommodate a total of 1, 029 lower-income units, 310 moderate income units, and 727 above moderate-income units. Of the 204 candidate O5 sites, 2 6 were used in the previous 2014 -2021 Housing Element. Most O5 sites are currently zoned for General Commercial (C-3), Industrial (M-1 or M-2), or Home Business (H-B). Many of the candidate sites in the C -3 zone are also in the Mixed -Use Overlay (MUO). Four sites are zoned Official (O) and one Parking (P). Existing uses includ e vacant lots or buildings, parking lots, offices, small restaurants, strip malls, and other commercial/industrial uses. A majority of the selected sites have old or deteriorating buildings, low FARs, vacancies, or large unused spaces (i.e., unused parking lots or open space).
O6 Overlay Sites
The O6 Overlay sites can accommodate a total of 1, 702 lower-income units, 510 moderate-income units, and 1,193 above moderate-income units. Of the 126 O6 Overlay sites, most are currently zoned for either General Commercial (C-3) or Industrial (M-1 or M-2). Two sites are in the Artesia Corridor Specific Plan. The Artesia Corridor Specific Plan sites are to be rezoned to a density matching the O6 zone to eliminate the ability to redevelop the sites with commercial or industrial uses. Existing uses include vacant buildings, parking lots, auto services, industrial parks, warehouses, and other commercial/industrial uses. Most of the sites selected for the O6 Overlay have low FARs, contain aging or dilapidated buildings, or have vacancies or permanent closures. A total of 49 candidate O6 Overlay sites were used in the previous 2014-2021 Housing Element.
Summary
A detailed list of the candidate sites for the housing overlay are included in Appendix C.
Table IV-5 below shows the potential rezone sites by Housing Overlay and affordability.
The Housing Overlay rezone sites can accommodate a total of 6, 711 units, including 2,731 lower income units (very low and low income) and 3,980 market-rate units (moderate and above moderate income) units.
City of Gardena 2021-2029 Housing Element 69
Table IV-8: Summary of Candidate Housing Overlay Sites
Housing
Overlay
Density
Assumption
# of
Sites
Total
Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
O3
(12-20 du/ac) 17 du/ac 66 17.8 -- -- 300 300
O4
(21-30 du/ac) 23 du/ac 81 40.9 -- 940 -- 940
O5
(31-50 du/ac) 31 du/ac 204 69.0 1,029 310 727 2,066
O6
(51-70 du/ac) 51 du/ac 126 68.1 1,702 510 1,193 3,405
Total 477 195.9 2,731 1,760 2,220 6,711
2. Density Bonus
Another way in which density may be increased in the City is through the Density Bonus Ordinance, which was originally adopted as Ordinance 1739 in June 2012 and added as Chapter 18.43 of the Municipal Code. The purpose of the Ordinance is to satisfy the requirements of State law which requires cities to provide a density bonus and concessions or incentives to applicants proposing to develop affordable housing, donate land, or provide childcare facilities within the City. The State Density Bonus law has been amended numerous times in recent years to enhance the density incentives for affordable housing and the City’s Density Bonus provisions have been amended accordingly . This Housing Element includes a program to continue updating the City’s Density Bonus Ordinance to be consistent with State law if other changes are made.
3. Lot Consolidation
The most promising opportunities for adding to Gardena's housing stock through lo t consolidation of Housing Overlay sites lie along underutilized stretches of the City's commercial and industrial corridors that are zoned for General Commercial (C -3) or Industrial (M-1 and M-2). These sites are candidates for consolidation and redevelopment using the Housing Overlay described above. Additional opportunities lie on underutilized sites in the H-B, O and P zones, as well as two sites in the Artesia Corridor Specific Plan (ACSP). Of the 477 Housing Overlay parcels identified, 442 are suitable for consolidation.
The 442 lot consolidation parcels occupy 178.7 acres and could yield a net gain of 6,287 units.
Lots are suitable for consolidation due to the contiguous location and similar existing conditions. In most cases, these sites consist of multiple parcels that are either developed with small or obsolete buildings exhibiting signs of blight or are vacant but cannot be developed individually due to regulatory obstacles. The City will continue to help consolidate these parcels through a variety of means, including making use of the specific plan process and potentially using federal CDBG and State HOME funds to help assemble properties. All sites with existing structures will require such buildings to be demolished before the sites can be developed to their full potential. Appendix C lists the
City of Gardena 2021-2029 Housing Element 70
potential lot consolidation sites under existing zoning and presents the net increase in housing units.
All parcels suitable for lot consolidation are candidate sites for the Housing Overlay. The 442 parcels can be consolidated into a total of 88 sites. As shown in Table IV-3, most current and pipeline projects involve lot consolidation.
D. Summary of RHNA Strategies
As previously discussed, entitled or pending development projects, ADUs, and the proposed Housing Overlay, including lot consolidation strategies, can increase the city’s housing stock. Table IV-6 reflects Gardena’s total potential increase in housing units. It assumes housing densities of 17 units per acre on O3 sites, 23 units per acre on O4 sites, 30 units per acre on O5 sites, and 50 units per acre on O6 sites.
Table IV-9: Potential Housing Growth
Source
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income
Units
Total Units
RHNA 2,246 894 2,595 5,735
Credits 102 10 576 688
Entitled/Pending 6 0 522 528
ADUs 96 10 54 160
Sites Inventory 2,731 1,760 2,220 6,711
O3 0 0 300 300
O4 0 940 0 940
O5 1,029 310 727 2,066
O6 1,702 510 1,193 3,405
Surplus1 +587 +876 +201 +1,664
+26% +98% +8% +29%
1. HCD recommends buffer in the housing element inventory of at least 15 to 30 percent capacity more than required, especially to accommodate the lower income RHNA.
The 528 units from entitled or pending development projects, 160 ADUs, and the potential 6,711 units resulting from implementation of the Housing Overlay could result in 7, 399 units, exceeding the total RHNA allocation for Gardena by 1,664 units or 29 percent. This buffer is necessary to address the No Net Loss (SB 166) requirement of maintaining an inventory of sites adequate to accommodate the City’s remaining RHNA throughout the planning period as development occurs on the selected sites that may result in fewer units than assumed in this inventory.
Only one site (Site 60) has an existing residential unit. This unit is accounted for and is not included in the housing growth estimate. A detailed description of the sites identified for the Housing Overlay, including lot consolidation potential, is provided in Appendix C.
City of Gardena 2021-2029 Housing Element 71
E. Provision for a Variety of Housing Types
Housing element law specifies that jurisdictions must identify adequate sites through appropriate zoning and development standards, to encourage the development of various types of housing. This includes, single family housing, multifamily housing, mobile homes, emergency shelters, and transitional housing, among others. The various housing types permitted in Gardena are summarized in Table IV-7 and described below.
Table IV-10: Housing Types by Zone Category
Housing Types
Permitted
Zone Category
R-1 R-2 R-3 R-4 H-B C-R C-P C-2 C-3 C-4 MUO M-1/M-2
Residential Uses
Single-Family P P P --- P --- --- --- --- --- --- ---
Two-Family --- P P P --- P --- --- --- --- P** ---
Multiple-Family --- --- P* P* --- P** --- --- --- --- P** --- Mobile Home P P P P P C** --- --- --- --- --- ---
Mobile Home Park --- --- C C --- --- --- --- --- --- --- ---
ADU P P P P P P --- --- --- --- P ---
Other Residential Uses
Lodging house --- C C C --- --- --- --- --- --- --- --- Residential Group P P P P --- --- --- --- --- --- --- --- Community Care
(7 or more) --- --- --- --- --- --- C C C C --- ---
Group Care --- C C C --- --- C C C C --- ---
Transitional
Housing P P P* P* --- P** --- --- --- --- P ---
Supportive
Housing P P P* P* --- P** --- --- --- --- P ---
Emergency
Shelters --- --- --- --- --- --- --- --- --- --- --- P
SRO --- --- --- --- --- --- --- --- --- --- --- C
Low Barrier
Navigation Centers --- --- --- --- --- P --- --- --- --- P --- Note: P = Permitted
C = Conditionally Permitted
*Site Plan Review for all projects with 4 or more units **Site Plan Review for all projects
Source: Gardena Municipal Zoning Code.
City of Gardena 2021-2029 Housing Element 72
1. Multi-Family Housing
Multi-family developments are permitted in the R -2, R-3, R-4, MUO and C-R zones and in any zone that has been designated as a Housing Overlay site once the appropriate changes are made to the General Plan and Zoning Ordinance . The maximum densities are 17 dwelling units per acre in the R-2 and R-3 zones, 30 dwelling units per acre in R- 4 and MUO zones, and 34 dwelling units per acre in the C-R zone.
In 2019 , in an effort to increase housing production, the City held a workshop with developers, architects, and others to understand impediments to producing multi -family housing in the city. As a result, the City amended the Zoning Code in 2019 through Ordinance 1804, and again in 2020 through Ordinance No. 1820 to allow developers more flexibility in residential development design. Ordinance N o. 1804 made the requirements for open space more flexible, allowed an increase in building height in the R-4 zones, reduced side and rear yard setbacks in the MOU zone, and allowed tandem parking for 50 percent of residential and live/work units in the MOU zone. The Ordinance also gave the Community Development Director some flexibility to make administrative adjustments. Ordinance No. 1820 updated develo pment standards and removed the minimum dwelling size for affordable units in the R-2, R-3, R-4, and MUO zones , and altered standards related to parking, garage spaces, lighting, and Site Plan Review time limits.
The Housing Overlay will allow up to 20 units per acre in the O3 zone, 30 units per acre in the O4 zone, 50 per acre in the O5 zone, and 70 per acre in the O6 zone. The City will amend the Zoning Code within two years of the Housing Element statutory deadline to establish the Housing Overlay.
2. Accessory Dwelling Units and Junior ADUs
Section 18.13.030 (Accessory Dwelling Units and Junior Accessory Dwelling Units ) of Title 18 (Zoning) of the Gardena Municipal Code permits ADUs in any residential zone, including mixed-use zoned l ots where a single -family dwelling exists or is proposed or where a multi-family dwelling exists in accordance with State law. The purpose of the ADU law is to facilitate the production of housing, especially for special needs groups such as students, the elderly, disabled persons, below the market-rate cost. The Gardena Municipal Code was amended in 2020 to comply with recent changes to State ADU laws, related to impact fee exemptions, revi ew time, and other barriers preventing ADU production. Program 4.5, Accessory Dwelling Units, includes the City’s plan to incentivize ADU production per AB 671 (see Chapter V, Housing Plan).
As defined in Section 18.04.163 of the Municipal Code, an accessory dwelling unit is an independent residential unit providing living, sleeping, eating, cooking, and sanitation facilities on the same parcel of land as a single-family dwelling or multifamily dwelling. A junior ADU is defined as a unit that is no more than 500 square feet and contained entirely within a single -family dwelling , not including an attached garage or other attached accessory structure.
ADUs include efficiency units and manufacturing homes as defined in Sections 17958.1 and 18007 of the Health and Safety Code, provided that such units shall be subject to all
City of Gardena 2021-2029 Housing Element 73
development standards applicable to ADUs. ADUs are subject to the following key standards:
1. Maximum floor area of 850 square feet for a studio or one bedroom or 1,000 square feet for a unit that contains more than one bedroom;
2. Minimum size is 150 square feet;
3. Must be located behind the front yard setback unless the ADU is being constructed in the exact location and to the same dimensions as a previously existing approved accessory structure, including an attached or detached garage;
4. No higher than the primary residence or exceeding 25 feet;
5. One parking space required per ADU but none for an ADU created in an existing living space (no parking is required if within ½ a mile walking distance of a public transit stop);
6. Setbacks must comply with respective zone , but side and rear setbacks are not required to be greater than 4 feet;
7. Utility installations should be place underground;
8. Design should be c onsistent in architectural style, materials, colors, and appearances with the existing or proposed dwelling and the quality of the materials shall be the same or exceed that of the primary residence
9. Requires a separate entrance from the primary residence;
10. Windows will maintain privacy between the ADU, primary residence, and neighbors;
11. If new or separate utility connection between the accessory dwelling unit and the utility , a connection charge that is proportionate to the burden of the proposed ADU based on the size or number of plumbing fixtures.
The facilitate ADU devel opment, the City will explore increasing the maximum unit size to 1,200 square feet for units with more than one bedroom.
3. Mobile Homes/Manufactured Housing
According to the 2015-2019 ACS, there are 971 mobile homes in the City , representing
4.5 percent of the housing stock. Individual mobile homes and manufactured housing are permitted in all residential zones and conditionally permitted in the C -R zone. Mobile home parks are conditionally permitted in the R-3 and R-4 zones. Individual mobile homes and manufactured housing are subject to all of the property development standards required by the Zoning Ordinance.
4. Transitional and Supportive Housing
Gardena Municipal Code Section 18.04.472 defines transitional housing as “buildings configured as rental housing developments, bu t operated under program requirements that call for the termination of assistance and recirculation of the assisted unit to another eligible program recipient at some predetermined future point in time, which shall be no less than six months.” Per Municipa l Code Section 18.04.454, supportive housing is
City of Gardena 2021-2029 Housing Element 74
“housing with no limit on length of stay that is occupied by the target population as defined in Health and Safety Code Section 50675.14 and that is linked to on -site or off -site services that assist the supp ortive housing resident in retaining the housing, improving his or her health status, and maximizing his or her ability to live and, when possible, work in the community.” Transitional and supportive housing is permitted in all residential zones and pursuant to a site plan review approval in the C-R zone. The Municipal Code was amended during the 5th cycle Housing Element planning period to permit transitional and supportive housing in the MUO zone.
In processing development applications, transitional and supportive housing are subject to the same development standards as any permitted residential use under these zones.
The City will continue to comply with State law and allow transitional and supportive housing as a normal residential use with no added restrictions.
Additionally, the Municipal Code also includes lodging houses as an additional housing option that could potentially serve the needs of persons in need of transitional or supportive housing. A “lodging house” is defined as “a building with at least three guest rooms where, for compensation, lodging is provided with or without meals.” The definition of lodging house includes “recovery houses or other similar facilities providing group living arrangements for persons recovering from alcoholism or drug addiction where the facility provides no care or supervision, unless such persons are functioning as a family.” Lodging houses are permitted only in the R-2, R-3, and R-4 zones, subject to a CUP.
However, additional amendments to the City’s Zoning Code are required to address AB 2162, which streamlines affordable housing developments that include 100 percent affordable developments that include a percentage of supportive housing units, either 25 percent or 12 units whichever is greater, on sites that are zoned for residential use. Such supportive housing, if located within ½ mile from transit, is not subject to minimum parking requirements.
5. Residential Group Facilities
A Residential Group Facility is any type of residential facility, which, by State law, is required to be treated as a residential use of property when serving six or fewer persons.
These facilities are allowed by right in the R-1, R-2, R-3, and R-4 zones.
6. Community Care Facilities
Community Care Facilities are defined in Section 18.04.125 of the Gardena Municipal Code as a “nonmedical residential care, day treatment, adult day care, of foster family agency services for children, adults or children and adults, including but not limited to, the physically handicapped, men tally disordered, or incompetent person s, and abused or neglected children and includes those facilities and programs described in Health & Safety Code section 1502 et seq. as the same may be amended from time to time”. These facilities are permitted with a CUP in the C -2, C-3, C-4 and C-P zones, p rovided they serve at least seven persons.
City of Gardena 2021-2029 Housing Element 75
7. Group Care Facilities
Group care facilities are 24-hour residential facilities authorized, certified, or licensed by the State to provide medical or nonmedical care for s even or more individuals such as children, the elderly, mentally disordered person, developmentally disabled person s, or others handicapped persons. Group care facilities are allowed in the R -2, R-3, R-4, C-2, C-3, C-4, and C-P zones with a CUP.
In determining the issuance or denial for a CUP, the City must consider factors such as land use compatibility, distance from uses such as schools and parks, concentration of similar uses, and input from surrounding residents. This Housing E lement includes a program to review the various provisions for Lodging Houses, Residential Group Facilities, Community Care Facilities, and Group Care Facilities in order to clarify definitions and to establish objective standards in order to ensure certainty in outcomes.
8. Single Room Occupancy (SRO)
Typically, SRO units typically consist of a single room housing of one or two people, with minimal amenities and shared kitchen facilities and are often created by converting former hotels. The Municipal Code permits SROs in the M-1 and M-2 zones with a CUP.
9. Emergency Shelters
Emergency shelters are permitted in the M -1 and M -2 zones without a CUP or other discretionary permit. As required by State law, the identified zone s (M-1 and M-2) must have sufficient capacity to accommodate the emergency shelter, and at a minimum provide capacity for at least one year -round shelter. Emergency shelters are subject to the following design requirements according to Section 18.36.020 of the Municipal Code:
▪ The maximum number of beds or clients permitted to be served nightly shall not exceed one per 125 square feet of floor area;
▪ Parking is required at the rate of one space for every two rooms, plus one space per six rooms for employee parking with a minimum of three employee spaces.
AB 139 requires that parking for emergency shelters be based on staffing level only. Therefore, the City intends to amend its Zoning Code to comply with State law requirements;
▪ The waiting and client intake area shall be a minimum of one hundred square feet of gross floor area, plus an additional ten square feet for every person which the shelter can serve over ten;
▪ Emergency shelters shall not be located within three hundred feet of each other.
According to LAHSA, there wer e 79 people experiencing homelessness in Gardena in 2020 (see Chapter II, Section F.6) . Although the M -1 and M -2 zones are extensively developed with commercial and industrial uses, there are sufficient vacant, underutilized, and blighted properties within these zones to facilitate the development of a new structure or conversion of an existing structure to accommodate 79 homeless individuals . The City’s General Plan Land Use Map in Figure IV-1 shows the industrial areas in Gardena.
Sample sites appropriate for emergency shelters are included in Figure IV-2.
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The M-1 and M-2 zones offer the benefit of enhanced access to transit bus service, as Metro lines 124, 125 and 209, Gardena Municipal Bus lines 2 and 4, and Torrance Transit line 2 all pass through or near the zones. Additionally, the M -1 and M-2 zones afford a greater degree of com patibility with surrounding uses compared to the residential and commercial zones. The City could, depending on the level of funds available, acquire and assemble property or assist in gap -financing for non -profit organizations in the rehabilitation of existing structures for an emergency shelter.
10. Low Barrier Navigation Centers
Ordinance No. 1821 was adopted in 2021 and amended the Zoning Code to include Low Barrier Navigation Centers as allowed in the MUO and C-R zones. Low Barrier Navigation Centers are defined as a Housing First, low -barrier, service-enriched shelter focused on moving people into permanent housing that provides temporary living facilities while case managers connect individual s experiencing homelessness to income, public benefits, health services, shelter, and housing.
11. Farmworker and Employee Housing
The City does not have any active farming activities and does not have an agricultural zoning district or district that allows co mmercial far ming. The City is not requir ed to address farmworker housing in its Zoning Code.
The Employee Housing Act (Health and Safety Code Section 17021.5) specifies that any employee housing providing accommodations for six or fewer employees shall be deemed a single -family structure with a residential land use designation. The City will amend the Zoning Code to address employee housing.
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Figure IV-1: 2021 General Plan Land Use Policy Map
Source: Gardena General Plan Land Use Plan, revised April 2021.
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Figure IV-2: Potential Emergency Shelter Sites in M-1
Site A: Blighted residential parcel on 130th Street between Western Avenue and Halldale Avenue (0.9 acres).
Site B: Vacant parcels on130th Street between Western Avenue and Halldale Avenue (0.9 acres).
Site C: Vacant parcel on the southwest corner of 139th Street and Normandie Avenue (0.3 acres).
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F. Financial Resources
There are a variety of potential funding sources available for housing activities in the City.
In many cases, a variety of funding sources must be used to complete a project, due to the high costs of development and limitations on the uses of the funds. Gardena previously utilized State HOME funds and CalHome funds to undertake housing rehabilitation programs; however, the City’s HOME and CalHome agreements expired at the end of FY 2016 -2017 and the City will have to apply for these competitive grants in the future. The City’s primary funding source is the Community Development Block Grant Program, described below.
1. Community Development Block Grant (CDBG) Funds
Through the CDBG program, HUD provides funds to local governments to fund a wide range of community development activities for low-income persons. The CDBG program provides formula funding to larger cities and counties, while cities with less than 50,000 population generally compete for funds that are allocated by the County. Gardena’s population size enables the City to receive its own allocation of CDBG funds directly from HUD, and in Fiscal Year 2021, the City of Gardena received $637,637.
The CDBG program is flexible in that the funds can be used for a range of activities. The City use s approximately 78 percent of its allocation for fair housing services, public services for low income residents, affordable housing preservatio n, and homeless ness prevention.
2. Low Income Housing Tax Credits (LIHTC)
Created by the 1986 Tax Reform Act, the LIHTC program has been used to encourage the construction and rehabilitation of rental housing for lower -income households. The program allows investors an annual tax credit over a ten -year period, provided that the housing meets the low-income occupancy requirements: a minimum of 20 percent of the units must be affordable to households at 50 percent of area median income (AMI), or 40 percent affordable to those at 60 percent of AMI. The tax credit is typically sold t o large investors at a syndication value.
3. SB2, LEAP, and PLHA Grant Funds
In 2017, Governor Brown signed a $15 billion housing package aimed at addressing the State’s housing shortage and high housing costs. Specifically, it included the Building Homes and Jobs Act (SB 2, 2017), which establishes a $75 recording fee on real estate documents to be used towards increasing the supply of affordable homes in California.
Because the number of real estate transactions recorded in each county vary from year to year, the revenues collected fluctuate. The first year the State administered Planning Grants knowns as SB2 Grants, and the following year a second planning grant program, Local Early Action Planning, or LEAP grants, was made available to cities. Gardena applied for and obtained founding for both of these grant opportunities.
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SB 2 Grant
The City of Gardena applied for $310,000 in SB2 grant funding for the following:
▪ Update the Housing Element
▪ Update the Zoning Ordinance
▪ General Plan consistency between Housing Element and other elements ▪ Local process improvements that eliminate the need for project-specific discretionary review
LEAP Grant
The City of Gardena applied for $300,000 in LEAP grant funding for the following:
▪ Rezoning by updating planning documents and zoning ordinance ▪ Eliminate the need for project-specific environmental review ▪ Revamping planning review process to expedite housing production ▪ Improve ADU ordinance and review process
▪ Upzoning to intensify land use patterns in strategic locations ▪ Preparing and adopting Housing Element
▪ Other improvements that accelerate housing production Permanent Local Housing Allocation (PLHA)
SB2 also created a block grant for affordable housing programs and activities. The City of Gardena is eligible to receive $329,877 from the FY 2019 allocation and $512,732 from the FY 2020 allocation.
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G. Opportunities for Energy Conservation
1. Title 24 of the California Code of Regulations
State law requires all new construction to comply with “energy budget” standards that establish maximum allowable energy use from non -renewable sources (Title 24 of the California Code of Regulations). These requirements apply to such design components as structural insulation, air infiltration and leakage control, setback features on thermostats, water heating system insulation (tanks and pipes) and swimming pool covers if a pool is equipped with a fossil fuel or electric heater. State law also requires that a tentative map provide for future passive or natural heating or cooling opportunities in the subdivision, including designing the lot sizes and configurations so that structures are oriented to take advantage of a southern exposure, shade or prevailing breezes. The City amended the Municipal Code in 2020 in compliance with the 201 9 California Building Standards Code, including the California Energy Code.
2. Title 24 – California Green Building Standards Code (“Cal Green”)
The State requires all local agencies to adopt the California Green Building Standards Code (CALGreen). CALGreen sets efficiency and sustainability standards for residential and non-residential buildings. The mandatory measures are minimum baselines that must be met in order for a building to be approved. These measures include, among other things, water efficiency, indoor air quality, and sustainable building materials. CALGreen also has two tiers of voluntary standards that local jurisdictions can adopt as they deem appropriate. Gardena amended the Municipal Code in June 2020 in compliance with the 2019 CALGreen standards. The City also amended the Municipal Code to increase the electric vehicle parking space requirements for new multi-family housing from 10 percent to 25 percent.
Currently the City’s Building Division, through its review process, ensures that energy conservation features of Title 24 are incorporated into the design of residential developments. The City will incorporate already established programs and projects that encourage green development and energy conservation. The City will also continue to promote the Owner -Occupied Housing Rehabilitation Loan Program, which currently incorporates energy efficient (“Energy STAR”) appliances, water heaters and heating and air systems in its housing rehabilitation standards.
3. Brownfield Program
The City of Gardena, in partnership with the U.S. Environmental Protection Agency (EPA), has participated in the Brownfield Program since 2000. The Brownfield Program promotes cleaning up environmentally contaminated sites and spurs site developments ranging from housing to commercial and retail developments. As part of the Brownfield Program, all projects are encouraged to incorporate energy conservation design measures.
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V. Housing Plan
Sections II through IV established the housing needs, opportunities, and constraints present within the City. The Housing Plan presented in this section sets forth the quantified housing goals, policies, and programs to address the identified housing needs.
A. Goals and Policies
The goals and policies set forth in this Housing Element address five major issue areas:
1) maintain and preserve the housing stock and the neighborhoods; 2) provide a variety of housing types; 3) minimize the impact of governmental constraints on housing construction; 4) provide adequate sites for the development of new hosing; and 5) affirmatively further fair housing for all residents. Each issue area is discussed in greater detail below.
1. Maintenance and Preservation
GOAL 1.0: Maintain and enhance the stability of the City’s housing stock and residential neighborhoods.
Policy 1.1: Encourage the upkeep, maintenance, and rehabilitation of existing housing units.
Policy 1.2: Continue to explore programs and f unding sources designed to maintain and improve the existing housing stock.
Policy 1.3: Preserve the affordability of assisted rental projects located in the City.
Policy 1.4: Encourage room additions in the existing housing stock to alleviate overcrowding.
2. Provide for a Variety of Housing Options
GOAL 2.0: Provide opportunity for increasing the supply of affordable housing within the City with special emphasis on housing for special needs groups.
Policy 2.1: Pursue funding to support the development of housing for lower- and moderate-income households (including extremely low -income) and households with special needs, such as seniors, persons with disabilities (including persons with developmental disabilities), and large households.
Policy 2.2: Provide incentives for new housing construction, to encourage the production of affordable units. Encourage provision of units of various sizes to accommodate the diver se needs of the community, including seniors, students and young workers, and large households.
Policy 2.3: Pursue strategies that expand homeownership opportunities for lower income and moderate income households.
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Policy 2.4: Participate in or p rovide ren tal assistance programs to lower income households.
Policy 2.5: Discourage the conversion of affordable rental units to condominium ownership.
Policy 2.6: Cooperate with neighboring cities to identify resources for sheltering homeless persons.
3. Removal of Constraints
GOAL 3.0: Minimize the impact of governmental constraints on housing construction and cost.
Policy 3.1: Periodically review development standards and project review/ approval procedures to remove or mitigate constraints to residential development.
Policy 3.2: Encourage the utilization of innovative construction and design techniques to reduce housing costs.
Policy 3.3: Encourage the use of specific plans, overlays, and other mechanisms to allow flexibility in housing developments.
4. Provide Adequate Sites for Residential Development
GOAL 4.0: Provide adequate residential sites through appropriate land use and zoning to accommodate the City’s share of regional housing needs.
Policy 4.1: Implement land use policies that allow for a range of residential densities.
Policy 4.2: Maintain an inventory of sites and assist residential developers in identifying land suitable for housing development.
Policy 4.3: Encourage residential development within the new Housing Overlay.
Policy 4.4: Encourage development at maximum attainable densities and encourage use of density bonuses for inclusion of affordable units.
Policy 4.5: Ensure the production of affordable units throughout the community to avoid over concentration in specific neighborhoods.
Policy 4.6: Facilitate the development of mixed income projects.
5. Affirmatively Further Fair Housing
GOAL 5.0: Promote equal opportunity for all residents to reside in the housing of their choice.
Policy 5.1: Enforce the fair housing laws prohibiting arbitrary discrimination in the building, financing, selling , or renting of housing on the basis of classes protected by State and Federal fair housing laws.
Policy 5.2: Provide a range of housing options, locational choices, and price points to accommodate the diverse needs in Gardena and to allow for housing mobility.
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Policy 5.3: Target and prioritize resources to implement neighborhood improvements to bridge disparities in access to opportunities among the city’s various neighborhoods.
Policy 5.4: Pursue actions to reduce or mitigate the displacement of existing tenants.
B. Housing Programs
The goals and policies contained in the Housing Element address the identified needs from the Needs Assessment and are implemented by a series of programs offered through City departments. The housing programs define the specific actions the City will undertake to achieve specific goals and policies. The housing plan for addressing unmet needs, removing constraints, and achieving quantitative objectives described in this section are organized around the same five issue areas described in the previous section.
The housing programs discussed here include existing programs as well as new programs added to address unmet housing needs.
1. Maintenance and Preservation of the Housing Stock
Preserving the existing housing stock, including maintaining the affordability of assisted rental units, is an impor tant goal for the City. Through neighborhood and home improvement programs, the City maintains the condition of existing housing units.
1.1 Housing Rehabilitation Programs
With limited funding, the City offers two housing rehabilitation programs for lower income homeowners:
▪ Handy-Worker Fix Up: Through the CDBG -funded Handy -Worker Fix Up program, the City provides a free labor crew with up to $600 in materials for activities including health and safety compliance, energy conservation, handicapped access, door and window replacement, smoke alarms, plumbing, heating and electrical.
▪ Residential Rebate Program: Through the CDBG funded Light Housing Rehabilitation program, the City provides rebates of 50 percent to a maximum of $3,000 for repairs such as plumbing, and heating.
Responsible Agencies: City Manager’s Office
Funding Sources: CDBG
Program Objectives:
▪ Handy-Worker Fix Up – 25 households annually for a total of 200 households over eight years.
▪ Residential Rebate – 3 households annually for a total of 24 households over eight years.
▪ Annually pursue funding available at the State HCD to reinstate residential rehabilitation programs.
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1.2 Preservation of At-Risk Units
Gardena currently has four assisted rental projects (Gardena Valley Towers, Gardena South Park Manor, Meadowlark Manor, and Spring Park Senior Villa) that are owned and operated by non-profit corporations. The long-term affordability of these projects is fairly secure because of their non-profit status and the risk of conversion is low. However, three of these projects (278 units) with Section 8 project -based assistance are subject to contract renewal and may be considered as at low risk of losing the Section 8 assistance.
Responsible Agencies: City Manager’s Office
Funding Sources: HUD Section 8 funds
Program Objectives:
▪ Annually monitor the status of Gardena Valley Towers, Gardena South Park Manor, and Meadowlark Manor in their Section 8 contract renewal status. ▪ Should a notice of intent be filed by any project owner to opt out of affordable housing, the City will ensure the project owner follow State noticing requirements (three-year, one-year, and six-month) prior to conversion. ▪ In the unlikely event that the Section 8 contracts are not renewed by HUD, work with LACDA to assist the tenants in accessing other rental assistance such as the HCVs.
▪ Contact interested nonprofit housing providers with the capacity to acquire and manage the at-risk units.
▪ Support applications of current or potential project owners for state and federal funds to improve housing conditions or to enhance affordability.
2. Provision of a Variety of Housing Options
The City is committed to providing a variety of housing types to meet the needs of all residents. Through the development of senior housing units, the City has shown a commitment to meeting the needs of the lower income elderly population. In addition, through the use of homeownership programs, the City can increase homeownership opportunities for residents.
2.1 Senior Housing Development
The City places special emphasis on meeting the housing needs of the elderly. With the 2012 adoption of Ordinance 1737, the City facilitates priority processing of projects involving senior housing projects. Through this ordinance, the environmental review process may be started prior to the submission of complete application and materials, and an accelerated plan review process can occur if the applicant pays the cost of the City hiring an outside consultant. The ordinance also reduced the parking requirements for senior and low income housing projects in the R-4 zone.
Responsible Agencies: Community Development
Funding Sources: None required
Program Objectives:
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▪ By 2022, provide information about Ordinance 1737 on City website. ▪ Annually convene a developers workshop to explore affordable housing opportunities in the City, including housing for seniors, persons with disabilities, and large households.
▪ Support applications for federal and state funding for quality senior developments by providing the information on the City’s website and making it available at the City’s Community Development Department counter.
2.2 Affordable Housing Development
With limited funding, the City will rely on the following actions to encourage affordable housing production during the planning period:
▪ Collaborate with Affordable Housing Developers : Affordable housing developers work to develop, conserve and promote re ntal and ownership affordable housing. The City will convene a housing developers workshop to explore opportunities for affordable housing development. ▪ Provide Financial Assistance: The City will waive Quimby fee and the Residential Impact Fee of $1,000 per unit for affordable housing. ▪ Provide Letters of Support for Funding Applications: The City will support developers’ application of funding (such as Low Income Housing Tax Credit or State HOME funds) for affordable housing.
Responsible Agencies: City Manager’s Office; Community Development Funding Sources: General Funds
Program Objectives:
▪ Conduct annual developers outreach and consultation.
▪ Annually pursue affordable housing funds available at State HCD for new construction and acquisition/rehabilitation of affordable housing. ▪ Achieve the development of 200 affordable housing units over eight years.
2.3 Homeownership Opportunities
The City will pursue affordable ownership housing opportunities for lower and moderate income households. Specifically, the City will provide information on homebuyer assistance programs available to Gardena residents:
▪ Mortgage Credit Certificate (MCC) – Administered by LACDA, the MCC program offers qualified first -time homebuyers a Federal income tax credit.
The credit can reduce potential Federal income tax liability, creating additional net spendable income for qualified first -time homebuyers to possibly use toward their monthly mortgage payment. This MCC Program enables qualified first-time homebuyers to convert a portion of their annual mortgage interest into a direct dollar-for-dollar tax credit on their U.S. individual income tax returns. ▪ California Housing Finance Agency (CalHFA) Loan Programs – Gardena residents can access homebuyer assistance programs available from CalHFA.
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These include first mortgage programs and down payment assistance programs.
Responsible Agencies: City Manager’s Office
Funding Sources: None required
Program Objectives:
▪ By 2022, provide links to LACDA and CalHFA homebuyer assistance programs on City website.
▪ By 2023 and at least every other year, pursue funding available at HCD to provide a local homebuyer assistance program that is tailored for the local housing market.
2.4 Inclusionary Housing
Without redevelopment funding, inclusionary housing may be an effective tool to creating affordable housing opportunities in the community. The City will explore the feasibility of an inclusionary housing program to expand affordable housing opportunities in the City.
Responsible Agencies: Community Development
Funding Sources: General funds/departmental budget
Program Objectives:
▪ By the end of 2022, conduct a feasibility study for inclusionary housing and if feasible and appropriate, adopt an inclusionary housing program within one year.
2.5 Housing Choice Vouchers (HCV)
The Housing Choice Voucher (Section 8 Rental Assistance) program assists extremely low- and very l ow-income households in paying their mo nthly rent. Under the program, the tenant contributes 30 percent of their monthly income toward rent, while the HCV program will pay for the remainder. The LACDA currently administers rental assistance on behalf of the City, and provides assistance to approximately 700 Gardena households.
Responsible Agencies: LACDA; City Manager’s Office
Funding Sources: HUD Section 8 funds
Program Objectives:
▪ By 2022, provide information on the HCV program on City website, and update information semi-annually.
▪ Work with LACDA to promote acceptance of HCVs through outreach and education to renters, and rental property owners , and managers. Specifically, California legislature passed SB 329, which redefines source of income as “lawful, verifiable in come paid directly to a tenant or to a representative of a tenant, or paid to a housing owner or landlord on behalf of a tenant, including federal, state or local public assistance, and federal, state, or local housing subsidies, including, but not limited to, federal housing assistance vouchers
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issues under Section 8 of the United States Housing Act of 1937.” SB 222 passed in 2019 also extends the same protection to VASH (Veterans Affairs Supportive Housing) voucher recipients.
2.6 Homeless Assistance
The City participates in the County’s Continuum of Care to assist homeless persons to transition towards self -sufficiency. Through the Emergency Services Program the City offers emergency and supportive services to individuals and families at risk of becoming homeless.
Responsible Agencies: City Manager’s Office
Funding Sources: CDBG
Program Objectives:
▪ Assist 350 persons at risk of becoming homeless annually.
3. Removal of Constraints
The City is committed to removing governmental constraints that hinder the production and improvement of housing, especially for affordable housing and housing for special needs populations.
3.1 Zoning Code Amendments
Zoning Code amendments are needed to address various recent changes to State law or to facilitate housing production:
▪ Emergency and Transitional Housing (AB 139): Local governments may include parking requirements for emergency shelters specifying that adequate parking must be provided for shelter staff only, but overall parking requirements for shelters may not exceed t he requirements for residential and commercial uses in the same zone.
▪ Supportive Housing (AB 2162): AB 2162 requires supportive housing projects of 50 units or fewer to be permitted by right in zones where multi-family and mixed -use developments are permitted, when the development meets certain conditions. The bill also prohibits minimum parking require ments for supportive housing within ½ mile of a public transit stop. ▪ Employee Housing: State Employee Housin g Act (Health and Safety Code Section 17021.5) specifies that any employee housing providing accommodations for six or fewer employees shall be dee med a single -family structure with a residential land use designation.
▪ Minimum Unit Sizes: Eliminate the minimum unit sizes in the MUO (Mixed Use Overlay) zone.
▪ Group Homes for Seven or More Persons: Currently, the City regulates group housing for seven or more persons under diff erent provisions (lodge houses, group care facilities, and community care facilities). The City will review
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the various provisions and conditions for approval and revise the Zoning Code to ensure objective standards are in place to provide certainty of outcomes.
Responsible Agencies: Community Development
Funding Sources: None required
Program Objectives:
▪ By the end of 2022, amend the Zoning Code to address affordable and special needs housing as outlined in this program.
3.2 Development Review Procedures
To facilitate residential development and to comply with State law, the City will address the following:
▪ Affordable Housing Streamlined Approval (SB 35): Establish a streamlined, ministerial review process for qualifying multi-family residential projects. ▪ Objective Design Standards (SB 330): Develop objective design standards that will provide a preliminary application process for residential development.
Responsible Agencies: Community Development
Funding Sources: Departmental budget
Program Objectives:
▪ By the end of 2022, develop procedures to address the streamlining requirements of SB 35 and objective design requirements of SB 330.
4. Provision of Adequate Sites
Meeting the housing needs of all residents of the community requires the provision of adequate sites for all types of housing.
4.1 Adequate Sites for RHNA with By-Right Approval of Projects with 20 Percent Affordable Units and Replacement Requirement
The City of Gardena has been assigned a RHNA of 5,735 units. Accounting for ADUs and pipeline projects, the City has a remaining RHNA of 5,047 units:
▪ 1,456 very low income units
▪ 688 low income units
▪ 884 moderate income units
▪ 2,019 above moderate income units
The City must identify adequate sites with appropriate density and development standards to accommodate this RHNA. Without adjustments to the City’s land use policy and zoning standards, the City would not be able to fully accommodate the remaining RHNA. As part of this Housing Element update, the City has identified candidate sites to be designated with a Housing Overlay as shown in Table V-1. Detailed information on the candidate sites is provided in Appendix C.
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Table V-1: Summary of Candidate Housing Overlay Sites
Housing Overlay Density
Assumption
# of
Sites
Total
Acres
Total
Units
O3 (0-17 du/ac) 17 du/ac 66 17.8 300
O4 (20-30 du/ac) 23 du/ac 81 40.9 940
O5 (31-50 du/ac) 30 du/ac 204 69.0 2,066
O6 (51-70 du/ac) 50 du/ac 126 68.1 3,405
Total 477 195.9 6,711
To ensure that the City monitors its compliance with SB 166 (No Net Loss), the City will develop and implement a formal ongoing (project -by-project) evaluation procedure pursuant to Government Code Section 65863. Should an approval of development result in a reduction of capacity below the residential capacity needed to accommodate the remaining need for lower income households, the City will identify and if necessary rezone sufficient sites to accommodate the shortfall and ensure “no net loss” in capacity to accommodate the RHNA.
Only one parcel in the sites inventory includes existing residential use (one single -family home). Never theless, the City will establish procedures to comply with the housing requirements pursuant to AB 1397. Residential de velopment on sites with existing housing units deed restricted for or occupied by lower income households are required to provide one-to-one replacement, consistent with the Density Bonus Law.
Responsible Agencies: Community Development
Funding Sources: General funds
Program Objectives:
▪ By October 15, 2023, amend the Zoning Code to establish the Housing Overlay to designate adequate candidate sites with the objective of meeting the City’s remaining RHNA of 5,047 units. For sites to accommodate the remaining lower- income RHNA of 2,144 units, the Housing Overlay must meet the requirements of Government Code 65583.2 . Among other things, the sites must have a density of at least 30 units per acre, be large enough to permit at least 16 units, and be zoned to allow housing by right with at least 20 percent of the units affordable to lower-income households. Furthermore, amend the Zoning Code to require replacement of units that are either deed restricted or occupied by lower income households pursuant to AB 1397.
▪ Provide the inventory of sites on the City’s website and update the inventory at least semi-annually.
▪ Promote lot consolidation (Program 4.3) and housing construction, particularly affordable housing (see also Program 2.2) by facilitating communications between interested property owners and potential developers. ▪ Conduct developer workshops at least every other year to solicit development interests and understand market trends. Adjust development incen tives as necessary.
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4.2 Adequate Sites Monitoring (SB 166 – No Net Loss)
To ensure that the net future housing capacity is maintained to accommodate the City’s RHNA figures, the City will continue to maintain an inventory of adequate housing sites for each inc ome category. This inventory details the amount, type, size and location of vacant land, recyclable properties and parcels that are candidates for consolidation to assist developers in identifying land suitable for residential development. In addition, the City will continuously and at least annually monitor the sites inventory and the number of net units constructed in each income category. If the inventory indicates a shortage of adequate sites to accommodate the remaining regional housing need, the City will identify alternative sites so that there is no net loss of residential capacity pursuant to Government Code Section 65863.
To facilitate annual evaluation, the City will implement a formal ongoing project-by-project procedure pursuant to Government Co de Section 65863 which will evaluate identified capacity in the sites inventory relative to projects or other actions potentially reducing density and identity additional sites as necessary. This procedure and annual evaluation will address non-residentially or mixed use zoned land to determine whether these sites are being developed for uses other than residential. If a shortfall in sites capacity occurs, the City will identify replacement sites within six months.
Responsible Agencies: Community Development
Funding Sources: General funds
Program Objectives:
▪ By the end of 2022, develop a formal ongoing procedure to evaluate identified capacity and identify additional sites as necessary
▪ Continue to perform project-by-project evaluation to determine if adequate capacity remains for the remaining RHNA.
4.3 Lot Consolidation
Consolidation of small lots allows a development to utilize the land more efficiently, achieve economies of scale, and offer opportunity for improved site design and amenities.
The City encourages the consolidation of small lots to facilitate the development of mixed- use and multi-family developments, particularly for affordable housing by:
▪ Maintaining an inventory of sites on the City’s website. ▪ Assisting developers in identification of parcels with lot consolidation potential. ▪ Continuing to utilize a ministerial process for lot consolidation unless other discretionary reviews are required as part of the project. ▪ Considering incentives to facilitate lot consolid ation, which may include reduced or waived fees, expedited process es, graduated density based on consolidated lot size, flexibility in parking standards and requirements, or other feasible options.
Responsible Agencies: Community Development
Funding Sources: None required
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Program Objectives:
▪ Develop incentives for lot consolidation by October 15, 2023, along with the establishment of the Housing Overlay.
▪ Beginning in 2024, market lot consolidation incentives to property owners , interested developers, and real estate brokers.
4.4 Religious Facility and Institutional Use Housing Overlay State law encourages the development of affordable housing in partnership with religious facilities by providing parking relief and density bonus for affordabl e housing on sites occupied by religious facilities. This development trend gained popularity in recent years and many communities in the State are exploring expanding this concept to other institutional uses. This is often achieved through an Overlay to permit residential uses on the excess parking areas on site or conversion of surplus building area into residential uses.
Responsible Agencies: Community Development
Funding Sources: General funds
Program Objectives:
▪ By 2023, explore the feasibility of establishing a Housing Overlay on religious and institutional uses.
4.5 Accessory Dwelling Units
ADUs are an important alternative option for affordable housing. To facilitate ADU development, the City will consider the following:
▪ Provide technical and resources guides online and pre-approved plans. ▪ Replace the requirement for architectural consistency with the main residential unit with architectural compatibility.
▪ Allow ADUs up to 1,200 square feet via discretionary review. ▪ Pursue State funding available to assist lower - and moderate -income homeowners in the construction of ADUs.
▪ Conduct increased outreach and education on ADU options and requirements.
However, the City does not rely on ADUs to fulfill its RHNA obligations. The projected 160 ADUs represents less than three percent of the City’s RHNA.
Responsible Agencies: Community Development
Funding Sources: General funds
Program Objectives:
▪ By the end of 2022, update City website to provide resources for ADU construction, including links to the California Housing Finance Agency (CalHFA) program that provides $25,000 grant to homeowners for ADU construction.
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▪ Develop incentives for ADUs by the end of 2023 . Incentives may include preapproved plans, expedited review, reduced/deferred fees, and/or technical assistance.
▪ Achieve 160 ADUs over eight years. By 202 5, assess the City’s progress in ADU construction and if the City is not meeting its construction goal, adjust the incentives as appropriate. If ADU production is lower than anticipated and remaining residential sites capacity is not able to compensate the shortfall, amend the zoning with six months to identify additio nal capacity (see also Program 4.2).
5. Affirmatively Furthering Fair Housing
In order to fully meet the community’s housing needs, the City must assure that housing is accessible to all residents, regardless of their special characteristics (as protected by State and Federal fair housing laws) . The City will implement meaningful actions to affirmatively further fair housing.
5.1 Fair Housing Outreach and Enforcement
The City contracts with the Fair Housing Foundation, a non-profit educational foundation, to provide housing information and assistance to the public. Services include housing discrimination response, landlord-tenant relations, and housing information counseling.
The City provides information on the Fair Housing Program on the City website, as well as informational material in both English and Spanish at the Community Center and City Hall. Section 14.04.280 of the Municipal Code also sets forth penalties for landlords who fail to provide the Rent Mediation and Arbitration Procedures Booklet, which provides information on renter’s rights, to tenants.
Responsible Agencies: City Manager’s Office; Fair Housing Foundation Funding Sources: CDBG
Program Objectives:
▪ Conduct annual fair housing outreach and education workshops targeted for Gardena residents and property owners.
▪ By 2022, make available multi-lingual fair housing materials at various media platforms and at public counters and community locations. Fair housing materials will include the new Source of Income Protection under State law (SB 329 and SB 222), which prohibits landlords from rejecting applicants due to the use of public assistance (such as Section 8 Housing Choice Vouchers) for rent payments (see also Program 2.5).
▪ Conduct fair housing testing at least bi -annually, tailoring testing to emerging trends and changing socioeconomic profile of residents.
5.2 Expand Housing Opportunities
To diversify the City ’s housing choices, the City must expand opportunities for housing throughout the City.
Responsible Agencies: Community Development
City of Gardena 2021-2029 Housing Element 94
Funding Sources: None required
Program Objectives:
▪ By October 2023, e stablish the Housi ng Overlay to increase housing opportunities throughout the City (Program 4.1).
▪ By the end of 202 3, amend Zoning Code to facilitate the development of a variety of housing types (Program 3.1).
5.3 Place-Based Strategy for Neighborhood Improvements
Responsible Agencies: City Manager’s Office; Community Development Funding Sources: General funds
Program Objectives:
▪ By mid-2022, create a marketing brochure to promote northern Gardena and its changing demographics to entice needed services such as supermarkets. ▪ By mid-2022, expand police meetings in each of the City's three police districts to include representatives from other departments to provide better community access to City issues - within 6 months.
▪ Beginning 2022, host an annual job fair at R owley Park, or other appropriate location in the vicinity, with the South Bay Workforce Investment Board. ▪ By end of 2023, provide free wifi in Rowley Park to allow residents to have internet access which would allow students to complete homework assignments and provide ability to search and apply for jobs.
5.4 Rent Mediation Board – Anti-Displacement
The Gardena Rent Mediation Board provides rent mediation and arbitration to assist renters in disputes with landlords. The Rent Mediation Board assures that renters are not subject to excessive and unwarranted rent increases and substandard housing conditions. An annual survey is conducted to determine rental housing conditions. Also contained in the survey is the rental vacancy rate, which the board monitors and uses to restrict the number of apartments converting to condominiums if the vacancy becomes too low.
Responsible Agencies: City Manager’s Office; Fair Housing Foundation Funding Sources: CDBG
Program Objectives:
▪ Continue providing rent mediation and arbitration assistance to renters in disputes with landlords.
▪ Continue conducting the annual survey of rental housing units.
6. Summary of Quantified Objectives
According to Government Code Section 65583(b), local governments’ housing elements are required to establish quantified objectives for the maximum number of housing units
City of Gardena 2021-2029 Housing Element 95
which can be constructed, rehabilitated, and conserved over the planning period. The objective for units to be conserved should include a subtotal for the number of at-risk units developed pursuant to Government Code Section 65583(a)(8)(A). Table V-2 presents the Housing Element’s quantified housing objectives for the 2021-2029 planning period.
Table V-2: Quantified Objectives
Category
Extremely
Low
Income
Very
Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
Total
New Construction 743 742 761 894 2,595 5,735
Preservation 80 72 72 --- --- 224
Conservation
(Units at Risk) 70 70 140 --- --- 280
Conservation
(Code
Enforcement)1
0 50 50 100 50 250
1. Income distribution is general estimate only since code enforcement activities do not track income level of owners.
However, it is generally assumed that higher proportions of homeowners are moderate and above moderate income compared to other programs that are only eligible to lower income households.
City of Gardena 2021-2029 Housing Element A-1
Appendix A: Acronym Index
Acronym Meaning
ACS American Community Survey
ADA Americans with Disabilities Act
AMI Area Median Income
BCRC Brownfield Community Relations Committee
BMP Best Management Practice
CALGreen California Green Building Standards Code
CAPER Consolidated Annual Performance and Evaluation Report CARE California Alternate Rates for Energy
CBC California Building Standards Code
CDBG Community Development Block Grant
CDD Community Development Department
CEQA California Environmental Quality Act
CHAS (HUD) Comprehensive Housing Affordability Strategy CUP Conditional Use Permit
DOF Department of Finance
EDD California Employment Development Department
EMP Energy Management Program
EPA Federal Environmental Protection Agency
ESAP Energy Savings Assistance Program
FERA Family Electric Rate Assistance
FHA Federal Housing Administration
HAMFI HUD Area Median Family Income
HCD State Department of Housing and Community Development HOME Home Investment Partnership Program
HUD U. S. Department of Housing and Urban Development
LACDA Los Angeles County Development Authority
LAHSA Los Angeles Homeless Services Authority
LAUSD Los Angeles Unified School District
LIHTC Low Income Housing Tax Credit
LUST Leaking Underground Storage Tank
City of Gardena 2021-2029 Housing Element A-2
Acronym Meaning
NAHB National Association of Home Builders
PC Planning Commission
RHNA Regional Housing Need Assessment
RTP/SCS Regional Transportation Plan/Sustainable Communities Strategy RWQCB Regional Water Quality Control Board
SBCCOG South Bay Cities Council of Governments
SCAG Southern California Association of Governments
SRO Single Room Occupancy
Zoning
R-1 Single-Family Residential
R-2 Low Density Multiple-Family Residential
R-3 Medium Density Multiple-Family Residential
R-4 High Density Multiple-Family Residential
MUO Mixed Use Overlay
C-R Commercial Residential
P Parking
O Official
C-P Business Professional Office
H-B Home Business
C-2 Commercial
C-3 General Commercial
C-4 Heavy Commercial
M-1 Industrial
M-2 General Industrial
City of Gardena 2021-2029 Housing Element B-1
Appendix B: Community Meetings
TO: Gardena Valley News DATE: January 12, 2021
FROM: City of Gardena
Publication Date: January 14, 2021
VIRTUAL WORKSHOP ON THE CITY OF GARDENA’S HOUSING ELEMENT FEBRUARY 4, 2021 at 6:00 p.m.
To be held via ZOOM
The City of Gardena will hold a virtual workshop on the 6 th Cycle 2021 – 2029
Housing Element. The public workshop will be held via Zoom for those interested in learning more about and participating in the process.
The Housing Element is a required part of the City’s General Plan. State law requires the City to adopt its Housing Element adopted by October 15, 2021.
The Housing Element is part of the City’s General Plan and provides goals, policies, programs, and strategies for addressing local housing needs.
The workshop is designed to:
Present an overview of the Housing Element process and the legal requirements
Provide information regarding the Regional Housing Needs Assessment (RHNA) assigned to the City by the Southern California Association of Governments (SCAG)
Review likely housing sites
Discuss zoning options
Community participation is an important part of the Housing Element Process and the City welcomes our community members to provide input. Public Hearings before the Planning Commission and the City Council will be scheduled later in the year.
Questions regarding the workshop should be directed to Amanda Acuna, Senior Planner, at 310/217-9524 or [email protected]. Information on the workshop will be posted on the City’s website at https://www.cityofgardena.org/community-development/planning-projects/.
ASSISTANCE FOR PEOPLE WITH DISABILITIES. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the workshop, please contact the City Clerk at 310/217-9565 or email [email protected] at least 24 hours prior to the scheduled workshop to ensure assistance is provided.
TO: Gardena Valley News DATE: March 16, 2021
FROM: City of Gardena
Publication Date: March 18, 2021
VIRTUAL WORKSHOP ON THE CITY OF GARDENA’S
HOUSING ELEMENT
MARCH 31, 2021, at 6:00 p.m.
To be held via ZOOM
The City of Gardena will hold the second virtual workshop on the 6th Cycle 2021–2029 Housing Element. This public workshop will be held via Zoom for those interested in participating in or learning more about the process:
Direct URL: https://us02web.zoom.us/j/86322530568
Meeting ID: 863 2253 0568
For only audio: US: 669 900 9128 or 346 248 7799 or 253 215 8782 or 646 558 8656 or 301 715 8592 or 312 626 6799
International numbers available at https://us02web.zoom.us/u/kdDNNSEg0z
The Housing Element is a required part of the City’s General Plan. State law requires the City to adopt its Housing Element adopted by October 15, 2021. The Housing Element provides goals, policies, programs, and strategies for addressing local housing needs.
The second workshop is designed to:
Discuss areas to potentially locate the City’s RHNA allocation. Available to review on the City’s website at https://www.cityofgardena.org/housing-element/ , by March 24, 2021.
Discuss the potential densities of the RHNA allocation areas.
Community participation is an important part of the Housing Element Process and the City welcomes our community members’ input. Public Hearings before the Planning Commission and the City Council will be scheduled later in the year.
Questions regarding the workshop should be directed to Amanda Acuna, Senior Planner, at 310/217-9524 or [email protected]. Information on the workshop will be posted on the City’s website at https://www.cityofgardena.org/housing-element/.
ASSISTANCE FOR PEOPLE WITH DISABILITIES. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the workshop, please contact the City Clerk at 310/217-9565 or email [email protected] at least 24 hours prior to the scheduled workshop to ensure assistance is provided.
TO: Gardena Valley News DATE: April 22, 2021
FROM: City of Gardena
Publication Date: April 20, 2021
CITY OF GARDENA
NOTICE OF PUBLIC HEARING
PUBLIC NOTICE IS HEREBY GIVEN THAT on Tuesday, May 4, 2021, at 7:00 p.m. , the Planning Commission of the City of Gardena will conduct a virtual public hearing to consider the draft 2021-2029 Housing Element Sites Inventory.
The purpose of the housing element’s site inventory is to identify and analyze specific sites that is available and suitable for residential development in order to determine the jurisdiction’s capacity to accommodate residential development and reconcile that capacity with the City’s Regional Housing Need Allocation (RHNA).
This public hearing will be held via Zoom:
Direct URL: https://us02web.zoom.us/j/87336412683
Meeting ID: 873 3641 2683
For only audio: US: 669 900 9128 or 346 248 7799 or 253 215 8782 or 646 558 8656 or 301 715 8592 or 312 626 6799
International numbers available at https://us02web.zoom.us/u/kdDNNSEg0z
All persons interested in participating may appear before the Planning Commission at said public hearing and present any testimony or evidence they may wish to offer or submit written comments prior to this time. Comments may be submitted via email to [email protected] or by mail to 1700 W 162 nd Street, Gardena,
CA 90247.The project materials will be made available for review on the City’s website at https://www.cityofgardena.org/community-development/planning-projects/, by April 30, 2021.
ASSISTANCE FOR PEOPLE WITH DISABILITIES. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the workshop, please contact the Planning Division at 310/217-9524 or email
[email protected] at least 24 hours prior to the scheduled workshop to ensure assistance is provided
Amanda Acuna
Senior Planner
TO: Gardena Valley News DATE: May 18, 2021
FROM: City of Gardena
Publication Date: May 20, 2021
CITY OF GARDENA
NOTICE OF PUBLIC HEARING
PUBLIC NOTICE IS HEREBY GIVEN THAT on Tuesday, June 1, 2021, at 7:00 p.m., the Planning Commission and City Council of the City of Gardena will conduct a virtual public hearing to consider the 2021-2029 Housing Element.
The meeting is designed to discuss the following components of the 2021-2029 Housing Element:
The goals, policies, and programs to further develop, improve and preserve housing.
An inventory of sites to meet the Regional Housing Needs Assessment (RHNA) requirements, including the changes from previous community meetings.
This public hearing will be held via Zoom:
Direct URL:
https://us02web.zoom.us/j/89596970766
Meeting ID: 895 9697 0766
For only audio: US: 669 900 9128 or 346 248 7799 or 253 215 8782 or 646 558 8656 or 301 715 8592 or 312 626 6799
International numbers available at https://us02web.zoom.us/u/kdDNNSEg0z
All persons interested in participating may appear before the Planning Commission and City Council at said public hearing and present any testimony or evidence they may wish to offer or submit written comments prior to this time. Comments may be submitted via email to [email protected] or by mail to 1700 W 162 nd Street, Gardena, CA 90247.
ASSISTANCE FOR PEOPLE WITH DISABILITIES. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the workshop, please contact the Planning Division at 310/217-9524 or email
[email protected] at least 24 hours prior to the scheduled workshop to ensure assistance is provided
Amanda Acuna
Senior Planner
VIRTUAL WORKSHOP ON THE CITY OF GARDENA’S HOUSING
ELEMENT
FEBRUARY 4, 2021 at 6:00 p.m.
To be held via ZOOM
The City of Gardena will hold a virtual workshop on the 6th Cycle 2021 – 2029 Housing Element. The public workshop will be held via Zoom for those interested in learning more about and participating in the process.
The Housing Element is a required part of the City’s General Plan. State law requires the City to adopt its Housing Element adopted by October 15, 2021.
The Housing Element is part of the City’s General Plan and provides goals, policies, programs, and strategies for addressing local housing needs.
The workshop is designed to:
• Present an overview of the Housing Element process and the legal requirements
• Provide information regarding the Regional Housing Needs Assessment (RHNA) assigned to the City by the Southern California Association of Governments (SCAG)
• Review likely housing sites
• Discuss zoning options
Community participation is an important part of the Housing Element Process and the City welcomes our community members to provide input. Public Hearings before the Planning Commission and the City Council will be scheduled later in the year.
Questions regarding the workshop should be directed to Amanda Acuna, Senior Planner, at 310/217-9530 or [email protected]
. Information on the
workshop will be posted on the City’s website at
https://www.cityofgardena.org/community-development/planning-projects/.
ASSISTANCE FOR PEOPLE WITH DISABILITIES. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the workshop, please contact the City Clerk at 310/217-9565 or email [email protected] at least 24 hours prior to the scheduled workshop to ensure assistance is provided.
VIRTUAL WORKSHOP ON THE CITY OF GARDENA’S
HOUSING ELEMENT
MARCH 31, 2021, at 6:00 p.m.
To be held via ZOOM
The City of Gardena will hold the second virtual workshop on the 6th Cycle 2021– 2029 Housing Element. This public workshop will be held via Zoom for those interested in participating in or learning more about the process:
Direct URL: https://us02web.zoom.us/j/86322530568
Meeting ID: 863 2253 0568
For only audio: US: 669 900 9128 or 346 248 7799 or 253 215 8782 or 646 558 8656 or 301 715 8592 or 312 626 6799
International numbers available at
https://us02web.zoom.us/u/kdDNNSEg0z
The Housing Element is a required part of the City’s General Plan. State law requires the City to adopt its Housing Element adopted by October 15, 2021.
The Housing Element provides goals, policies, programs, and strategies for addressing local housing needs.
The second workshop is designed to:
• Discuss areas to potentially locate the City’s RHNA allocation. Available to review on the City’s website at https://www.cityofgardena.org/housing- element/ , by March 26, 2021.
• Discuss the potential densities of the RHNA allocation areas.
Community participation is an important part of the Housing Element Process and the City welcomes our community members’ input. Public Hearings before the Planning Commission and the City Council will be scheduled later in the year.
Questions regarding the workshop should be directed to Amanda Acuna, Senior Planner, at 310/217-9524 or [email protected]. Information on the workshop will be posted on the City’s website at
https://www.cityofgardena.org/housing-element/.
ASSISTANCE FOR PEOPLE WITH DISABILITIES. In compliance with the Americans with Disabilities Act, if you need special assistance to participate in the workshop, please contact the City Clerk at 310/217-9565 or email [email protected] at least 24 hours prior to the scheduled workshop to ensure assistance is provided.
Mailing List
2021-2029
City of Hawthorne
4455 W 126th Street, #2
Hawthorne, CA 90250
City of Torrance
3031 Torrance Blvd.
Torrance, CA 90503
City of Carson
701 E Carson Street
Carson, CA 90749
County of Los Angeles
320 W Temple Street
Los Angeles, CA 90012
City of Los Angeles, Planning
Department
638 S. BEACON AVE., #276
SAN PEDRO, CA 90731
State Housing & Community
Development
2020 W. El Camino Ave
Sacramento, CA 95833
Southern California Association of
Governments (SCAG)
900 Wilshire Blvd., Ste. 1700
Los Angeles, CA 90017
Province Group, LLC / Newport Equities,
LLC
26 Corporate Plaza, Suite 260
Newport Beach, CA 92660
Marcus & Millichap
880Apollo Street, Suite 101
El Segundo, CA 90245
Lee & Associates
5000 East Spring Street, Suite 600
Long Beach, CA 90815
Joe Nuzzolo
2007 W Carson Street
Torrance, CA 90501
CBRE
2221 Rosecrans Avenue, Suite 100
El Segundo, CA 90245
Daum Commercial real Estate
1025 W 190th Street, #100
Gardena, CA 90248
Iglesia Presbyterian Bethesda
14420 Crenshaw Blvd.
Gardena, CA 90249
Living Faith Fellowship Church
15516 Crenshaw Blvd.
Gardena, CA 90249
Argie Taylor's Ministries Inc
2400 W El Segundo Blvd.
Gardena, CA 90249
Gardena Buddhist Church
1517 W 166th Street
Gardena, CA 90247
Korean Presbyterian Church of South
Bay
1444 W Rosecrans Ave
Gardena, CA 90249
Christian Agape Circle
2416 W El Segundo Blvd
Gardena, CA 90249
Liberty Tabernacle Church
1475 Gramercy Place
Gardena, CA 90249
Iglesia Monte de Sion
1221 W 130th Street
Gardena, CA 90247
Seicho-No-Ie Inc.
14527 S Vermont Ave
Gardena, CA 90247
Saint Anthony of Padua Church
1050 W 163rd Street
Gardena, CA 90247
Maria Regina Catholic Church
2150 W 135th Street
Gardena, CA 90249
Faithworks
16401 S Western Ave
Gardena, CA 90247
Kingdom Hall of Jehovah's Witnesses
1337 W Gardena Blvd
Gardena, CA 90247
Berachah Baptist Church
13985 Van Ness Ave
Gardena, CA 90249
Gardena Presbyterian Church
1340 W Gardena Blvd
Gardena, CA 90247
Bethesda Presbyterian Church
14404 Crenshaw Blvd
Gardena, CA 90249
Vietnamese Alliance Church of South
Bay
14521 S Normandie Ave
Gardena, CA 90247
Mailing List
2021-2029
New Direction Community Church
13417 S Budlong Ave
Gardena, CA 90247
First Missionary Baptist
1429 W 182nd Street
Gardena, CA 90248
LA Bethel Church
1204 W 163rd Street
Gardena, CA 90247
Shepherds Church
1901 W 166th Street
Gardena, CA 90247
Community Worship Center
15709 S Normandie
Gardena, CA 90247
Pentecostal Missionary Church of Christ
(4th Watch) South Bay
1019 W 182nd Street
Gardena, CA 90248
Gardena Japanese American Seventh
Day Adventist Church
16115 S Denker Ave
Gardena, CA 90247
Konko Church of Gardena
15722 S Normandie Ave
Gardena, CA 90247
Church of the Holy Communion
1160 W 141st Street
Gardena, CA 90247
Gardena Genesis Community SDA
Church
16113 S Denker Ave
Gardena, CA 90247
Garden of Praise Christian Fellowship
1250 W 155th Street
Gardena, CA 90247
Gardena Torrance Southern Baptist
Church
1457 W 179th Street
Gardena, CA 90248
Garden West Estates
17700 S Western Ave
Gardena, CA 90248
Village Mobile Home Park
17100 Gramercy Place
Gardena, CA 90247
Emerald Gardens Mobile Home Estates
17024 S Western Ave
Gardena, CA 90247
Gardena Villas
16949 S Western Ave
Gardena, CA 90247
Gardena Mobile Home Park
13801 S Vermont Ave
Gardena, CA 90247
Hollyview Mobilehome Park
1349 1/2 W 135th Street
Gardena, CA 90247
El Nor
1414 W El Segundo Blvd
Gardena, CA 90247
EL GARDENA PARKS, LLC
1604 W EL SEGUNDO BLVD
Gardena, CA 90249
GARDENA MHP
13801 S Vermont Ave
Gardena, CA 90247
L\J Mobile Home Park
1425 W 132nd Street
Gardena, CA 90249
Grandview Mobile Home Park
1436 W 130th Street
Gardena, CA 90249
PARADISE TP
14527 S Vermont Ave
Gardena, CA 90247
Del Monte Mobile Home Park
14715 S Vermont Ave
Gardena, CA 90247
Vermont Village
1215 W 134th Street
Gardena, CA 90247
Melia Homes Inc.
8951 Research Drive, #100
Irvine, CA 92618
The Olson Company
3010 Old Ranch Pkwy, #100
Seal Beach, CA 90740
MBK Homes
4 Park Plaza, Suite 1000
Irvine, CA 92614
G3 Urban Inc.
15235 S Western Ave
Gardena, CA 90249
Mailing List
2021-2029
Gilad Ganish
1010 South Coast Highway, Ste. 106
Encinitas, CA 92023
Din/Cal 4, Inc.
1010 South Coast Highway, Ste. 106
Encinitas, CA 92024
Javier Ordonez
13229 Van Ness Ave
Gardena, CA 90249
Julio Vargas
10907 Burin Ave
Inglewood, CA 90304
KB Homes
25152 Springfield Court, Ste.180
Valencia, CA 91355
Steve Stapakis
82 Golden Eagle
Irvine, CA 92603
Doug Maupin
23505 Crenshaw Blvd, #208
Torrance, CA 90505
City Ventures
3121 Michelson Drive, Suite 150
Irvine, CA 92612
Abundant Housing LA
515 S Flower Street, 18th Floor
Los Angeles, CA, 90071
South Bay Association of Realtors
22833 Arlington Ave
Torrance, CA 90501
South Bay Association of Chambers of
Commerce
2300 Crenshaw Blvd
Torrance, CA 90501
VETERANS OF FOREIGN WARS GEN
ROSECRANS POST 3261
1822 W 162nd Street
Gardena, CA 90247
WORLD SPECIAL FEDERATION
1569 W Redondo Beach Blvd, Suite F
Gardena, CA 90247
SOUTH BAY KO-AM SENIOR CENTER
1047 W 164th Street
Gardena, CA 90247
RIGEL INSTITUTE FOR SCIENCE
EDUCATION
2529 W 157th Street
Gardena, CA 90249
PUBLIC HEALTH FOUNDATION
ENTERPRISES WIC
15212 S Western Ave
Gardena, CA 90249
PACE-BRIGHT STARTS
14627 S Western Ave
Gardena, CA 90249
ANGELES COMMUNITY HEALTH CENTER
1030 W Gardena Blvd
Gardena, CA 90247
GARDENA POLICE FOUNDATION
PO Box 3069
Gardena, CA 90247
Gardena Valley Japanese Cultural
Institute
1964 W 162nd Street
Gardena, CA 90247
Asian Community Services Center
14112 Kingsley Drive
Gardena, CA 90249
Senior Citizens Bureau Rent
1670 W. 162nd Street
Gardena, CA 90247
Rent Mediation Board
1700 W 162nd Street
Gardena, CA 90247
Meadowlark Manor
17150 S Park Lane
Gardena, CA, 90247
South Park manor
17100 S Park Lane
Gardena, CA 90247
Gardena Valley Towers
1715 W 158th Street
Gardena, CA, 90247
South Bay One Stop Business and Career
Center
16801 South Western Ave.
Gardena, CA 90247
Gardena Valley Chamber of Commerce
1204 W Gardena Blvd # E
Gardena, CA 90247
Boys & Girls Club of Harbor Gateway
802 Gardena Boulevard
Gardena, CA 90247
Boy Scouts of America – L. A. Area
Council
2333 Scout Way
Los Angeles, CA 90026
Mailing List
2021-2029
CA SOUTH CENTRAL COAST District No.
1080
1735 W 162nd Street
Gardena, CA 90247
Gardena Fifty Lions Club
P.O. Box #3
Gardena, CA 90247
Gardena Valley Lions Club
1128 West Gardena Boulevard
Gardena, CA 90247
Girl Scouts – Los Angeles Council
2525 Ocean Park Blvd
Santa Monica, CA 90405
Kiwanis Club of Gardena Valley
P.O. Box 406
Gardena, CA 90248
South Bay Cities Council of
Governments, a Government Agency
2355 Crenshaw Blvd Suite 125
Torrance, CA 90501
Gardena-Carson Family YMCA
1000 Artesia Blvd
Gardena, CA 90248
The Rotary Club of Carson-Gardena-
Dominguez
3 Civic Center
Carson, CA 90745
The Housing Rights Center
3255 Wilshire Blvd #1150
Los Angeles, CA 90010
Goodwill SOLAC
800 W Pacific Coast Hwy
Long Beach, CA 90806
South Bay Workforce Investment Board
11539 Hawthorne Blvd #500
Hawthorne, CA 90250
Gardena Mayme Dear Library
1731 West Gardena Blvd.
Gardena, CA 90247
City of Gardena 2021-2029 Housing Element C-1
Appendix C: Sites Inventory
The sites inventory, totaling 195.9 acres and 6,711 units, for the Housing Overlay is shown in Table C-1. The sites are also shown geographically in Figure C-1. The Site ID shows the potential for consolidation. The sites are further broken down in Table C-2 to show how units were allocated by income level.
City of Gardena 2021-2029 Housing Element C-2
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
1 4060004040 13430 CRENSHAW
BLVD
0.46 General Commercial C3 O6 50 23 General Store;
Dilapidated
0.46 1954 9232
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
1 4060004021 13226 CRENSHAW
BLVD
0.30 General Commercial C3 O6 50 15 Manufacturing; Old, Dilapidated
0.50 1978 6554 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
1 4060004038 13400 CRENSHAW
BLVD
0.23 General Commercial C3 O6 50 12 Car Wash; Old car
wash, Dilapidated
0.17 1964 1672
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
1 4060004035 13236 CRENSHAW
BLVD
0.19 General Commercial C3 O6 50 10 Manufacturing
0.54 1979 4480 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
1 4060004025 13424 CRENSHAW
BLVD
0.26 General Commercial C3 O6 50 13 Baskin Robins; Small FAR, Old Building
0.08 1958 944
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
1 4060004027 13416 CRENSHAW
BLVD
0.15 General Commercial C3 O6 50 8 Fast Food; Small
FAR
0.15 1961 954
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
1 4060004041 NA 0.15 General Commercial C3 O6 50 8 Parking Lot; Parking Lot to Fast Food
- 0 0
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 1 4060004022 13214 CRENSHAW
BLVD
0.44 General Commercial C3 O6 50 22 Manufacturing; Old
building,
0.52 1956 9900
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 1 4060004037 13310 CRENSHAW
BLVD
0.26 General Commercial C3 O6 50 13 Auto Services
0.27 1961 3060 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
1 4060004013 13100 CRENSHAW
BLVD
0.47 General Commercial C3 O6 50 24 Metal Manufacturing
0.30 1955 6100 Presence of multiple lots that are already under single or City ownership
1 4060004023 13208 CRENSHAW
BLVD
0.17 General Commercial C3 O6 50 8 Auto Services
0.34 1987 2496
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City
City of Gardena 2021-2029 Housing Element C-3
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
ownership
1 4060004011 13120 CRENSHAW
BLVD
0.33 General Commercial C3 O6 50 16 Auto Service
0.05 1956 680
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
1 4060004012 13112 CRENSHAW
BLVD
0.63 General Commercial C3 O6 50 31 Manufacturing
0.41 1954 11209 Presence of multiple lots that are already under single or City ownership
1 4060004010 13204 CRENSHAW
BLVD
0.26 General Commercial C3 O6 50 13 Auto Service
0.68 1956 7700
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
2 4059022015 NA 0.13 General Commercial C3 O6 50 6 Parking Lot to Auto
0.99 1959 5600 Presence of low-intensity or low-value uses 2 4059022014 13610 CRENSHAW
BLVD
0.13 General Commercial C3 O6 50 6 Auto Services
0.28 1962 1608
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
2 4059022024 13500 CRENSHAW
BLVD
0.38 General Commercial C3 O6 50 19
Auto Services;
Vacant building,
fenced
0.44 1978 7268
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
2 4059022018 13514 CRENSHAW
BLVD
0.16 General Commercial C3 O6 50 8 Auto Services
0.43 1958 3000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
2 4059022019 13510 CRENSHAW
BLVD
0.19 General Commercial C3 O6 50 10 Liquor Store
0.32 1957 2647 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
2 4059022016 13600 CRENSHAW
BLVD
0.13 General Commercial C3 O6 50 6 Auto Services
0.37 1959 2080 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
2 4059022017 13520 CRENSHAW
BLVD
0.16 General Commercial C3 O6 50 8 Religious Institution; Dilapidated
0.43 1958 3000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
3 4059021017 13920 CRENSHAW
BLVD
0.14 General Commercial C3 O6 50 7 Auto Services
0.53 1960 3248 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
3 4059021018 13904 CRENSHAW
BLVD
0.15 General Commercial C3 O6 50 7 Manufacturing;
Dilapidated, old
0.37 1959 2400 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
3 4059022026 NA 0.26 General Commercial C3 O6 50 13 Auto Services
0.24 1966 2760
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
4 4059021004 14160 CRENSHAW BL. 0.13 General Commercial C3 O6 50 6 Auto Services
0.66 1968 3722 Presence of development opportunities on adjoining land 4 4059021009 14100 CRENSHAW
BLVD
0.26 General Commercial C3 O6 50 13 Strip Mall; Vacant
store fronts
0.48 1960 5400 High or long-term business vacancies
4 4059021005 14150 CRENSHAW
BLVD
0.13 General Commercial C3 O6 50 6 Auto Services
0.34 1976 1900 Presence of development opportunities on adjoining land
City of Gardena 2021-2029 Housing Element C-4
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
4 4059021013 14008 CRENSHAW
BLVD
0.13 General Commercial C3 O6 50 6 Parking Lot; Parking lot to Restaurant
0.57 1963 3200
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 4 4059021014 NA 0.13 General Commercial C3 O6 50 6 Parking Lot; Parking Lot to Restaurant
0.88 1963 5000
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 4 4059021015 NA 0.13 General Commercial C3 O6 50 6 Restaurant; Old, declining
0.88 1963 5000
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 4 4059021011 NA 0.13 General Commercial C3 O6 50 6 Parking Lot; Parking Lot to Medical
0.99 1964 5600 Presence of low-intensity or low-value uses 4 4059021021 14124 CRENSHAW
BLVD
0.39 General Commercial C3 O6 50 19 Auto Services; Old, Dilapidated
0.46 1979 7800 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
4 4059021010 14044 CRENSHAW
BLVD
0.26 General Commercial C3 O6 50 13 Strip Mall; Vacant
store fronts
0.48 1960 5400 High or long-term business vacancies
4 4059021012 14030 CRENSHAW
BLVD
0.13 General Commercial C3 O6 50 6 Medical Practice
0.41 1961 2318 Presence of low-intensity or low-value uses 4 4059021003 14160 CRENSHAW
BLVD
0.13 General Commercial C3 O6 50 6 Auto Services
- 0 0 Presence of low-intensity or low-value uses
5 4064012009 14516 CRENSHAW
BLVD
0.18 General Commercial C3 O5 30 5 Vacant Store
0.49 1965 3848 High or long-term business vacancies
5 4064012011 14504 CRENSHAW
BLVD
0.18 General Commercial C3 O5 30 5 Strip Mall; Old Strip Mall
0.39 1957 3055
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
5 4064012024 14626 CRENSHAW
BLVD
0.38 General Commercial C3 O5 30 11
Strip Mall and Rest.;
Two story strip mall
with vacancy
0.10 1973 1600
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired
5 4064012027 14600 CRENSHAW
BLVD
0.18 General Commercial C3 O5 30 5 Party Store;
Dilapidated,
0.50 1961 3936 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
5 4064012029 14520 CRENSHAW
BLVD
0.18 General Commercial C3 O5 30 5 Vacant Store;
Dilapidated
0.50 1960 3900
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
5 4064012028 14526 CRENSHAW
BLVD
0.18 General Commercial C3 O5 30 5 Vacant Store; For
Lease, Dilapidated
0.50 1954 3900
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
5 4064012025 14614 CRENSHAW
BLVD
0.18 General Commercial C3 O5 30 5 3 stores; Old,
Dilapidated
0.74 1956 5812 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
City of Gardena 2021-2029 Housing Element C-5
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
5 4064012010 14510 CRENSHAW
BLVD
0.18 General Commercial C3 O5 30 5 Vacant Store
0.50 1958 3900 High or long-term business vacancies
5 4064012026 14604 CRENSHAW
BLVD
0.36 General Commercial C3 O5 30 11
8 Small Businesses;
3 vacancies,
Dilapidated
0.50 1955 7800
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
5 4064012030 14426 CRENSHAW
BLVD
0.36 General Commercial C3 O5 30 11 Strip Mall; Strip Mall has vacancies
0.27 1990 4160
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City Ownership
6 4060001029 2200 W EL SEGUNDO
BLVD 0.65 General Commercial C3 O5 30 20
Strip Mall; Strip Mall
and Vacant
Restaurant
0.35 1980 9956 High or long-term business vacancies
7 4061001029 12816 VAN NESS AVE 0.30 General Commercial C3 O5 30 9 Restaurant
0.40 1959 5250 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
7 4061001012 2150 W EL SEGUNDO
BLVD 0.36 General Commercial C3 O5 30 11 Restaurant; Old
0.12 1984 1923
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
8 4059017031 14007 VAN NESS AVE 0.20 General Commercial C3 O3 17 3 Dentistry businesses; Old
0.48 1959 4200 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
8 4059017027 14115 VAN NESS AVE 0.61 General Commercial C3 O3 17 10 Business strip; Vacancies, old
0.48 1959 12705
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
8 4059017028 14111 VAN NESS AVE 0.20 General Commercial C3 O3 17 3 Medical center
0.59 1959 5162 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
8 4059017029 14017 VAN NESS AVE 0.20 General Commercial C3 O3 17 3 Medical office
0.36 1959 3171 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
8 4059017030 14015 VAN NESS AVE 0.20 General Commercial C3 O3 17 3 Office building; Old
0.74 1960 6404 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
8 4059017033 13971 VAN NESS AVE 0.20 General Commercial C3 O3 17 3 Business strip; Vacancy, old
0.38 1961 3300
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
8 4059017035 13945 VAN NESS AVE 0.40 General Commercial C3 O3 17 7 Business strip; Vacancies
0.38 1959 6600 High or long-term business vacancies
8 4059017034 13961 VAN NESS AVE 0.20 General Commercial C3 O3 17 3 Business strip; old
0.42 1962 3630 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
8 4059017036 13931 VAN NESS AVE 0.20 General Commercial C3 O3 17 3 Office building; Small office building, old
0.55 1987 4780 Presence of low-intensity or low-value uses, Extensive and/or severe physical blighting conditions that may
City of Gardena 2021-2029 Housing Element C-6
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
be impairing the value of the existing use
8 4059017037 13901 VAN NESS AVE 0.42 General Commercial C3 O3 17 7 Bussiness Strip; Vacancy
0.38 1960 6891 High or long-term business vacancies
9 4061013001 13151 S WESTERN
AVE
2.45 Industrial M2 O4 23 56
Vacant Building;
Vacant Building, Old,
For Sale
0.47 1954 50112 High or long-term business vacancies
10 6102006013 13126 S WESTERN
AVE
1.01 Industrial M1 O5 30 30 Liquor Store & Auto;
Low FAR, Old
0.05 1965 2100 Presence of low-intensity or low-value uses 11 6102001023 1735 W 130TH ST 0.46 Industrial M1 O5 30 14 Luber Yard Building
0.30 1962 6000
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
11 6102001022 1727 W 130TH ST 0.46 Industrial M1 O5 30 14 Manufacturing Buildings; Old
0.50 1991 10000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
11 6102001024 1751 W 130TH ST 0.91 Industrial M1 O5 30 27 Lumber Yard
0.06 1979 2400
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
11 6102001005 1748 W EL SEGUNDO BLVD 0.88 Industrial M1 O5 30 26 House with car lot in
back; Small house
and several cars in
back lot
0.04 1939 1530
11 6102001020 1721 W 130TH ST 0.43 Industrial M1 O5 30 13 Manufacturing Buildings; Old
0.52 1974 9776 Presence of low-intensity or low-value uses 11 6102001021 NA 0.03 Industrial M1 O5 30 1 Manufacturing Buildings; Old
- 0 0 Presence of low-intensity or low-value uses
11 6102001025 12918 S WESTERN
AVE
1.00 Industrial M1 O5 30 30 Lumber Yard
0.06 1979 2400
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
11 6102001006 1734 W EL SEGUNDO BLVD 0.44 Industrial M1 O6 50 22 Manufacturing
building; Old building.
Deteriorating
0.20 1957 3796
11 6102001010 1714 W EL SEGUNDO
BLVD 0.44 Industrial M1 O6 50 22
Crane service
business; Large lot
with
vehicles/machines in
back
0.05 0 988 Presence of low-intensity or low-value uses 11 6102001007 1726 W EL SEGUNDO
BLVD 0.44 Industrial M1 O6 50 22
Heavy equipment
business; Large lot
filled with vehicles
and machines
0.99 1961 19000
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
11 6102001026 1720 W EL SEGUNDO 0.44 Industrial M1 O6 50 22 Heavy equipment 1959 900 Presence of low-intensity or low-value uses,
City of Gardena 2021-2029 Housing Element C-7
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
BLVD business; Large lot
filled with vehicles
and machines
0.05 Presence of multiple lots that are already under single or City ownership
12 6102001016 1643 W 130TH ST 0.91 Industrial M1 O5 30 27 Vacant Lot; Available Vacant lot.
- 0 0 Presence of vPresence of vacant lots within the sitec Presence of vacant lots within the sitent lots within the site 12 6102001017 1651 W 130TH ST 0.91 Industrial M1 O5 30 27 Dirt lot with House; Low FAR
0.03 1947 1210 Presence of low-intensity or low-value uses 12 6102002022 1613 W 130TH ST 0.11 Industrial M1 O5 30 3 Old buildings,
industrial business;
Old and deteriorating
buildings
0.17 1964 814
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
12 6102002025 1613 W 130TH ST 0.23 Industrial M1 O5 30 7 Old buildings,
industrial business;
Old and deteriorating
buildings
0.40 1956 3996
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
12 6102002023 NA 0.11 Industrial M1 O5 30 3
Old buildings,
industrial business;
Old and deteriorating
buildings
- 0 0
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
Presence of multiple lots that are already under single or City ownership
12 6102002026 1621 W 130TH ST 0.23 Industrial M1 O5 30 7 Old buildings,
industrial business;
Old and deteriorating
buildings
0.28 1953 2803
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
12 6102001015 1635 W 130TH ST 0.91 Industrial M1 O5 30 27 Rental business; Old
condition house on a
large lot
0.04 1959 1500
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
12 6102002027 1619 W 130TH ST 0.23 Industrial M1 O5 30 7 Old buildings,
industrial business;
Old and deteriorating
buildings
0.31 1956 3150
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
13 6102002020 1563 W 130TH ST 0.46 Industrial M1 O5 30 14 Metal fabrication business
0.45 1969 9080 Presence of multiple lots that are already under single or City ownership
13 6102002019 1559 W 130TH ST 0.46 Industrial M1 O5 30 14 Metal fabrication business
0.45 1980 9080 Presence of multiple lots that are already under single or City ownership
13 6102002005 1564 W EL SEGUNDO BLVD 0.44 Industrial M1 O6 50 22 Lots with cars/vehicles
0.05 0 1048
City of Gardena 2021-2029 Housing Element C-8
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
13 6102002006 1556 W EL SEGUNDO BLVD 0.44 Industrial M1 O6 50 22 Lots with cars/vehicles
- 0 0
14 6102002016 1535 W 130TH ST 0.91 Industrial M1 O5 30 27 Plastic fabrication business
0.23 1957 9134 Presence of low-intensity or low-value uses 14 6102002030 12801 HALLDALE AVE 1.12 Industrial M1 O6 50 56 Manufacturing/truckin
g business; Old brick
building
0.41 1979 20000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
14 6102002028 1530 W EL SEGUNDO BLVD 1.76 Industrial M1 O6 50 88 Manufacturing/industr
ial building; Old brick
building, permanently
closed
0.40 1973 30500
15 6102003004 1434 W EL SEGUNDO BLVD 0.47 Industrial M1 O6 50 23 pipe supply business;
Low FAR, small
building large lot, old
building
1.00 1978 20400
15 6102003005 1428 W EL SEGUNDO BLVD 0.41 Industrial M1 O6 50 21 pipe supply business;
Low FAR, small
building large lot, old
building
0.39 1964 7000
15 6102003024 1440 W EL SEGUNDO BLVD 1.10 Industrial M1 O6 50 55 Business and
industrial supply;
Large old building
0.65 1977 31074
16 6102003017 12919 S NORMANDIE
AVE
0.15 Industrial M1 O5 30 5
Small
manufacturing/bussin
ess;
0.12 1957 800 Presence of low-intensity or low-value uses 16 6102003026 12901 S NORMANDIE
AVE
0.27 Industrial M1 O5 30 8
Party supply store;
Old building,
available for rent.
0.15 1954 1800
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
16 6102003010 12927 S NORMANDIE
AVE
0.20 Industrial M1 O5 30 6 Liquor Store; Old
building
0.19 1954 1680
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
16 6102003007 12829 S NORMANDIE
AVE
0.59 General Commercial C3 O6 50 30
Strip mall; Has
vacancies, old
building, and
underground and
below building
parking
0.04 1967 1064
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired
17 6115001012 12903 S BUDLONG
AVE
0.52 Industrial M1 O4 23 12 Industrial building;
Old brick building
0.26 1968 5900 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
17 6115001011 1200 W EL SEGUNDO BLVD 0.59 Industrial M1 O4 23 14 Industrial building; Old brick building
0.62 1981 15826
City of Gardena 2021-2029 Housing Element C-9
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
17 6115001017 1243 W 130TH ST 0.91 Industrial M1 O5 30 27 Vitamin warehouse business;
0.27 1957 10800 Presence of multiple lots that are already under single or City ownership
17 6115001019 1303 W 130TH ST 0.61 Industrial M1 O5 30 18 Manufacturing; Old building
0.23 1965 6000 Presence of low-intensity or low-value uses 17 6115001026 12902 S NORMANDIE
AVE
0.12 Industrial M1 O5 30 4 Home? Small
business;
0.10 1953 504 Presence of low-intensity or low-value uses 17 6115001015 1239 W 130TH ST 0.46 Industrial M1 O5 30 14 Health technology business;
0.21 1955 4263
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
17 6115001018 1255 W 130TH ST 0.60 Industrial M1 O5 30 18 Manufacturing/industr
ial; Old building and
is there a home?
0.12 1962 3200 Presence of low-intensity or low-value uses 17 6115001016 1239 W 130TH ST 0.46 Industrial M1 O5 30 14 Health technology business;
0.55 1955 10924 Presence of multiple lots that are already under single or City ownership
17 6115001035 1311 W 130TH ST 0.61 Industrial M1 O5 30 18 Manufacturing/Towin
g Business; Old brick
building
0.53 1982 14135 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
17 6115001028 12912 S NORMANDIE
AVE
0.20 Industrial M1 O5 30 6 Manufacturing;
0.59 1952 5160 Presence of development opportunities on adjoining land 17 6115001029 1341 W 130TH ST 0.20 Industrial M1 O5 30 6 Manufacturing;
0.54 1962 4668 Presence of development opportunities on adjoining land 17 6115001027 12908 S NORMANDIE
AVE
0.10 Industrial M1 O5 30 3 Insulation
Manufacturing;
0.38 1955 1645 Presence of development opportunities on adjoining land 17 6115001003 1320 W EL SEGUNDO BLVD 0.88 Industrial M1 O6 50 44 Air conditioner
manufacturing; Old
building, graffiti
0.49 1986 18927
17 6115001004 1308 W EL SEGUNDO BLVD 0.88 Industrial M1 O6 50 44 Construction material supply; Old buildings
0.06 1963 2400
17 6115001005 1254 W EL SEGUNDO BLVD 0.76 Industrial M1 O6 50 38 Parking lot to food business;
- 0 0
17 6115001032 1342 W EL SEGUNDO BLVD 0.25 Industrial M1 O6 50 13 76 Gas Station
0.01 1981 78
17 6115001034 1246 W EL SEGUNDO BLVD 1.42 Industrial M1 O6 50 71 Food supply
business; Old
building
0.36 1956 22392
17 6115001002 1332 W EL SEGUNDO BLVD 0.88 Industrial M1 O6 50 44 Large lot with - 0 0
17 6115001033 12816 S NORMANDIE
AVE
0.36 Industrial M1 O6 50 18
Clothing store
warehouse; Old brick
building
0.57 1976 8898 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
City of Gardena 2021-2029 Housing Element C-10
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
17 6115001800 1218 W EL SEGUNDO BLVD 1.23 Industrial M1 O6 50 61 Industrial yard
0.04 0 1975
17 6115001006 1254 W EL SEGUNDO BLVD 0.12 Industrial M1 O6 50 6 Parking lot to food business
- 0 0
18 6115001031 12923 S BUDLONG
AVE
0.92 Industrial M1 O4 23 21
Manufacturing
building; Old, uneven
paint
0.10 1954 4000 Presence of low-intensity or low-value uses 19 6115002023 1215 W 132ND ST 2.06 Industrial M1 O4 23 47 Water bottle business; Low FAR
0.16 1959 14640 Presence of low-intensity or low-value uses 19 6115002032 13021 S BUDLONG
AVE
1.14 Industrial M1 O4 23 26 Industrial building;
Old building
0.25 1959 12550
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
19 6115002031 1220 W 130TH ST 0.91 Industrial M1 O4 23 21 Electronic
manufacturing; Old
building
0.39 1967 15400
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
20 6115004017 13423 S BUDLONG
AVE
0.32 Industrial M1 O4 23 7
Marble manufacturing
business; Old
building
0.61 1957 8520 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
21 6115004019 13437 S BUDLONG
AVE
0.18 Industrial M1 O4 23 4 Industrial machinery
shop; Old building
0.70 1980 5500
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
21 6115004032 13441 S BUDLONG
AVE
0.17 Industrial M1 O4 23 4 Industrial machinery
shop; Old building
0.27 1958 2034
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
21 6115004020 1203 W 135TH ST 0.41 Industrial M1 O4 23 9 Manufacturing building; Old building
0.64 1961 11440 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
22 4062004041 14401 S WESTERN
AVE YES 0.14 General Commercial C3 O6 50 7 Plumbing business
0.46 1926 2820 Presence of low-intensity or low-value uses 23 6115020008 1124 W 135TH ST 1.21 General Commercial C3 O4 23 28 Plastic manufacturing
supply business; Old
building
0.12 0 6400 Presence of low-intensity or low-value uses 23 6115020012 1144 W 135TH ST 0.75 General Commercial C3 O4 23 17 Industrial business; Old buildings
0.25 1951 8200
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
23 6115020006 1100 W 135TH ST 0.87 General Commercial C3 O4 23 20 Laundromat; Old 1971 10000 Extensive and/or severe physical blighting conditions that may
City of Gardena 2021-2029 Housing Element C-11
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
building 0.26 be impairing the value of the existing use 23 6115020014 1110 W 135TH ST 1.01 General Commercial C3 O4 23 23 Industrial park; Old buildings
0.44 1987 19280 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
23 6115020009 13530 S BUDLONG
AVE
0.42 General Commercial C3 O4 23 10 Manufacturing
business
0.71 1952 12900 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
23 6115020013 1156 W 135TH ST 0.28 General Commercial C3 O4 23 6 Medical supply
business; Old
building
0.49 1987 6015
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
24 6102010008 13429 S NORMANDIE
AVE
0.17 Industrial M1 O4 23 4
Store fronts; Vacant,
severely deteriorated,
graffiti
0.75 1956 5520
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
24 6102010009 1415 W 135TH ST 0.38 Industrial M1 O4 23 9 Fabrication center; Old Building
0.73 1979 12095 Presence of multiple lots that are already under single or City ownership
24 6102010006 1414 W 134TH ST 0.78 Industrial M1 O4 23 18 Manufacturing
business; Old
building
0.22 1961 7480
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
24 6102010017 1435 W 135TH ST 0.75 Industrial M1 O4 23 17 Vehicle yard;
Machinery, cars,
other vehicles
0.07 1949 2400 Presence of low-intensity or low-value uses 24 6102010007 13421 S NORMANDIE
AVE
0.55 Industrial M1 O4 23 13
Manufacturing
business; Old
building
0.15 1961 3600 Presence of low-intensity or low-value uses 24 6102010005 1436 W 134TH ST 0.78 Industrial M1 O4 23 18 Manufacturing business;
0.15 1980 5000
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
24 6102010016 1421 W 135TH ST 0.75 Industrial M1 O4 23 17 Furniture warehouse; Old building
0.37 1979 12095 Presence of multiple lots that are already under single or City ownership
25 6115004031 13428 S NORMANDIE
AVE
0.50 Industrial M1 O4 23 11
2 commercial
buildings; Old
buildings, small
businesses
0.37 1959 8100
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102016013 13615 S NORMANDIE
AVE
0.55 Industrial M2 O4 23 13 Auto services; Old
building, graffiti
0.52 1967 12384 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102016020 13609 S NORMANDIE
AVE
0.29 Industrial M2 O4 23 7 Manufacturing
building; Old building
0.63 1956 8000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102016023 NA 0.07 Industrial M2 O4 23 2
Storage driveway;
Adjacent to printing
business
0.98 1956 3000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
City of Gardena 2021-2029 Housing Element C-12
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
26 6102017030 13725 S NORMANDIE
AVE
0.13 Industrial M1 O4 23 3 Extension of Office
Building; Old building
0.52 1963 2926 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102016025 1580 W 139TH ST 0.07 Industrial M2 O4 23 2 Driveway to printing business;
0.14 0 425 Presence of low-intensity or low-value uses 26 6102017026 NA 0.08 Industrial M1 O4 23 2 Parking lot; Parking lot for motel
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
26 6102016022 13507 S NORMANDIE
AVE
0.37 Industrial M2 O4 23 8 Food manufacturer;
Old building
0.62 1957 10000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102016024 13527 S NORMANDIE
AVE
0.36 Industrial M2 O4 23 8 Printing business; Old
building, new paint
0.83 1957 13000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102017033 13717 S NORMANDIE
AVE
1.03 Industrial M1 O4 23 24 Office building; Old
building
0.27 1963 12000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102017044 13705 S NORMANDIE
AVE
1.03 Industrial M1 O4 23 24
Packaging supply
business; Old
building
0.57 1979 25421 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102017040 1425 W 139TH ST 0.45 Industrial M1 O4 23 10 Home; Surrounded
by many cars. home
business?
0.09 1959 1821
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
26 6102017045 13807 S NORMANDIE
AVE
0.25 Industrial M1 O4 23 6 Auto services
0.15 1962 1584 Presence of low-intensity or low-value uses 26 6102017027 13815 S NORMANDIE
AVE
0.50 Industrial M1 O4 23 12 Motel; Old building
0.89 1960 19360
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
26 6102017039 1433 W 139TH ST 1.87 Industrial M1 O4 23 43 Home with a large lot
in back; Junkyard,
scrap yard, car lot
0.11 1930 8750 Presence of low-intensity or low-value uses 27 6115005045 13606 S NORMANDIE
AVE
0.15 Industrial M1 O4 23 3 Auto Services; Old
building
0.64 1959 4176 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
27 6115005042 13616 S NORMANDIE
AVE
0.46 Industrial M1 O4 23 11 Auto Services; Old
Building
0.60 1962 12000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
27 6115005044 13612 S NORMANDIE
AVE
0.16 Industrial M1 O4 23 4 Auto Services; Old
building
0.65 1965 4524 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
27 6115005036 13602 S NORMANDIE
AVE
0.15 Industrial M1 O4 23 4 Auto services; Old
brick building
0.54 1982 3500 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
27 6115005047 13526 S NORMANDIE
AVE
0.23 Industrial M1 O4 23 5 Auto services; Old
brick building
0.60 1979 6000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
27 6115005037 13518 S NORMANDIE
AVE
0.38 Industrial M1 O4 23 9 Furniture warehouse
business; Old
0.59 1966 9796 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
City of Gardena 2021-2029 Housing Element C-13
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
building
27 6115005038 13506 S NORMANDIE
AVE
0.30 Industrial M1 O4 23 7
Nozzle
manufacturing; Old
building
0.60 1969 7900 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
28 6115009011 13722 S NORMANDIE
AVE
0.32 Industrial M1 O4 23 7
Plastic manufacturing
business; Old
building
0.56 1961 7848 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
28 6115009010 13714 S NORMANDIE
AVE
0.32 Industrial M1 O4 23 7
Powder coating
business; Old
building
0.56 1961 7848 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
28 6115009014 13706 S NORMANDIE
AVE
0.29 Industrial M1 O4 23 7
Two small structures;
Includes a small
garage, old buildings
0.05 1960 632
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
28 6115009078 13850 S NORMANDIE
AVE
0.84 Industrial M1 O4 23 19
Strip mall and
restaurant; Old
buildings
0.06 1992 2025
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
29 6102013011 13618 S WESTERN
AVE
0.51 Industrial M2 O5 30 15 Manufacturing;
Vacancy
0.52 1961 11645
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City Ownership
29 6102013019 1746 W 135TH ST 0.51 Industrial M2 O5 30 15 Vacant Building; Vacant Building
0.48 1961 10696 High or long-term business vacancies
29 6102013017 13610 S WESTERN
AVE
0.42 Industrial M2 O5 30 13 Parking Lot; Parking
Lot for Business
0.04 1961 800
Presence of low-intensity or low-value uses
Presence of multiple lots that are already under single or City ownership
29 6102013020 13528 S WESTERN
AVE
1.01 Industrial M2 O5 30 30 Vacant Building;
Vacant Building
0.23 1963 10251
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired
29 6102013010 13614 S WESTERN
AVE
0.54 Industrial M2 O5 30 16 Manufacturing;
Vacancy
0.42 1957 9900
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City Ownership
29 6102013014 13610 S WESTERN
AVE
0.66 Industrial M2 O5 30 20 Bus Business;
0.17 1959 4850
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
30 4061026005 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot
0.11 1980 1200
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
30 4061026002 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot
0.11 1980 1200 Presence of low-intensity or low-value uses, Presence of multiple lots that are already under single or City
City of Gardena 2021-2029 Housing Element C-14
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
ownership
30 4061026030 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot
0.99 1980 11200
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
30 4061026006 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot
0.11 1980 1200
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
30 4061026036 13511 S WESTERN
AVE
0.52 Industrial M2 O5 30 16 Trailer/Truck Lot
0.05 1950 1236
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
30 4061026007 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot
0.99 1980 11200
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
30 4061026034 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot
0.11 1980 1200
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
31 4061026032 13715 S WESTERN
AVE
1.29 Industrial M2 O5 30 39 Manufacturing
0.27 1964 15280 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
31 4061026023 13801 S WESTERN
AVE
0.26 Industrial M2 O5 30 8 Manufacturing
0.28 1952 3200
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
31 4061026022 13727 S WESTERN
AVE
0.52 Industrial M2 O5 30 15 Manufacturing
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
32 4061027006 14119 S WESTERN
AVE
0.77 General Commercial C3 O6 50 39 Auto Services; Old
Buildings
0.50 1988 16800
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
32 4061027004 14101 S WESTERN
AVE
0.39 General Commercial C3 O6 50 19 Impound Lot
0.03 1954 480
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
32 4061027005 14107 S WESTERN
AVE
0.39 General Commercial C3 O6 50 19 Impound Lot
0.19 1996 3312
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
32 4061027014 1835 W ROSECRANS
AVE
3.60 General Commercial C3 O6 50 180 Building products
business
0.05 1951 8400
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
32 4061027013 1859 W ROSECRANS
AVE
1.02 General Commercial C3 O6 50 51 Building products
business
0.09 1952 3920
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
City of Gardena 2021-2029 Housing Element C-15
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
33 4062003008 1957 W 144TH ST YES 0.22 General Commercial C3 O6 50 11 Vacant Building; Old brick building
1.02 1954 9760
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City Ownership
33 4062003027 1930 W ROSECRANS
AVE YES 0.20 General Commercial C3 O6 50 10 Warehouse; Old
0.37 1948 3263 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
33 4062003028 1922 W ROSECRANS
AVE YES 0.43 General Commercial C3 O6 50 21 Warehouse; Old
0.21 1956 4000 Presence of low-intensity or low-value uses 33 4062003022 1939 W 144TH ST YES 0.46 General Commercial C3 O6 50 23 Vacant building; Old brick building
0.64 1956 12848
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
33 4062003024 1954 W ROSECRANS
AVE YES 0.19 General Commercial C3 O6 50 10 Auto services
0.40 1948 3340 Presence of development opportunities on adjoining land 33 4062003037 1119 W 144TH PL YES 0.22 General Commercial C3 O6 50 11 Parking lot
0.88 1964 8400
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 33 4062003029 1916 W ROSECRANS
AVE YES 0.20 General Commercial C3 O6 50 10 Industrial yard
0.28 1948 2460 Presence of multiple lots that are already under single or City ownership
33 4062003030 1910 W ROSECRANS
AVE YES 0.20 General Commercial C3 O6 50 10 Cake Shop
0.29 1950 2500 Presence of development opportunities on adjoining land 33 4062003021 1919 W 144TH ST YES 0.23 General Commercial C3 O6 50 12 Industrial yard
1.00 1956 10000 Presence of multiple lots that are already under single or City ownership
33 4062003023 NA YES 0.23 General Commercial C3 O6 50 12 Parking lot; Parking lot to vacant building
1.00 1954 10000 High or long-term business vacancies
33 4062003031 1900 W ROSECRANS
AVE YES 0.20 General Commercial C3 O6 50 10 Auto services; Old
0.56 1969 4897
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 33 4062003036 1901 W 144TH ST YES 0.21 General Commercial C3 O6 50 10 Industrial brick
building; Old brick
building
0.71 1979 6494 Presence of multiple lots that are already under single or City ownership
34 4062004008 1839 W 144TH ST YES 0.26 General Commercial C3 O6 50 13 Industrial yard - 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
34 4062004032 1847 W 144TH ST YES 0.13 General Commercial C3 O6 50 6 Industrial building; Old
0.35 1952 1988 Presence of multiple lots that are already under single or City ownership
34 4062004036 1850 W ROSECRANS
AVE YES 0.22 General Commercial C3 O6 50 11 Industrial
building/yard;
0.02 1940 176
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
34 4062004033 NA YES 0.13 General Commercial C3 O6 50 6 Industrial yard 0 0 Presence of low-intensity or low-value uses,
City of Gardena 2021-2029 Housing Element C-16
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
- Presence of multiple lots that are already under single or City ownership
34 4062004082 14314 S ST ANDREWS
PL YES 0.46 General Commercial C3 O6 50 23 Auto services; Old brick building
0.55 1983 11097
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 34 4062004079 1830 W ROSECRANS
AVE YES 1.18 General Commercial C3 O6 50 59 Banquet Hall; Large parking lot included
0.03 1967 1720 Presence of low-intensity or low-value uses 35 6102014040 1617 W ROSECRANS
AVE
2.31 Industrial M2 O6 50 116
Industrial park;
Furniture business,
martial arts, etc
0.60 1973 60000 Presence of development opportunities on adjoining land 35 6102014048 1701 W ROSECRANS
AVE
1.05 Industrial M2 O6 50 53 Industrial Park; Older
building, Fading paint
0.55 1979 25016 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
35 6102014046 1725 W ROSECRANS
AVE
2.38 Industrial M2 O6 50 119 Industrial Park; Older
building, Fading paint
0.49 1979 50400 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
35 6102014041 1639 W ROSECRANS
AVE
4.62 Industrial M2 O6 50 231
Fitness equipment
manufacturing; Large
old building
0.50 1969 100000
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 35 6102014039 1601 W ROSECRANS
AVE
0.22 Industrial M2 O6 50 11
Air control
engineering; Small
old building
0.52 0 5000
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
35 6102014069 1735 W ROSECRANS
AVE
1.19 Industrial M2 O6 50 60 Industrial Park; Older
building, Fading paint
0.48 1979 25016 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
35 6102014038 1611 W ROSECRANS
AVE
2.10 Industrial M2 O6 50 105
Industrial distribution;
Several big trucks
parked
0.50 1960 45350 Presence of development opportunities on adjoining land 36 6103002035 1718 W ROSECRANS
AVE
0.22 General Commercial C3 O6 50 11
Industrial business;
Old building, old
paint, deteriorating
0.41 1964 3904 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
36 6103002033 1732 W ROSECRANS
AVE
0.22 General Commercial C3 O6 50 11 Liquor store
0.33 1969 3204 Presence of development opportunities on adjoining land 36 6103002034 NA 0.12 General Commercial C3 O6 50 6
Industrial business;
Old building, old
paint, deteriorating
- 0 0
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
37 6103004037 1650 W ROSECRANS
AVE
1.36 General Commercial C3 O6 50 68
Home furniture
warehouse; Old
building, vacant,
deteriorating
0.54 1964 32256
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
37 6103004021 1600 W ROSECRANS
AVE
1.03 General Commercial C3 O6 50 52
Metal manufacturing;
Large, old industrial
building.
0.57 1979 25506 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
City of Gardena 2021-2029 Housing Element C-17
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
Deteriorating,
boarded up windows
38 6103005027 NA YES 0.15 General Commercial C3 O6 50 8 Building material lot;
Open lot with building
materials, sparce
small structures
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
38 6103005025 1560 W ROSECRANS
AVE YES 0.35 General Commercial C3 O6 50 18
Auto services; Large
shop with large back
lot
0.55 1960 8400
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 38 6103005028 NA YES 0.06 General Commercial C3 O6 50 3 Building material lot;
Open lot with building
materials, sparce
small structures
- 0 0 Presence of low-intensity or low-value uses,
Presence of development opportunities on adjoining land 38 6103005034 1560 W ROSECRANS
AVE YES 0.42 General Commercial C3 O6 50 21
Auto services; Large
shop with large back
lot
1.04 1960 19000
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 38 6103005058 1536 W ROSECRANS
AVE YES 0.19 General Commercial C3 O6 50 9
Building material lot;
Open lot with building
materials, sparce
small structures
- 1964 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
38 6103005057 NA YES 0.24 General Commercial C3 O6 50 12 Building material lot;
Open lot with building
materials, sparce
small structures
- 0 0
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 38 6103005051 1522 W ROSECRANS
AVE YES 0.34 General Commercial C3 O6 50 17 Work boot warehouse
0.49 1961 7200 Presence of development opportunities on adjoining land 38 6103005029 1510 W ROSECRANS
AVE YES 0.30 General Commercial C3 O6 50 15 Fast food restaurant; Old building
0.16 1977 2116 Presence of low-intensity or low-value uses 38 6103005052 1520 W ROSECRANS
AVE YES 0.34 General Commercial C3 O6 50 17
Auto registration
business; Old
building, vacancy
0.49 1961 7200 High or long-term business vacancies
38 6103005053 1518 W ROSECRANS
AVE YES 0.40 General Commercial C3 O6 50 20 Furniture store
0.56 1962 9800 Presence of development opportunities on adjoining land 38 6103005026 1536 W ROSECRANS
AVE YES 0.29 General Commercial C3 O6 50 14
Building material lot;
Open lot with building
materials, sparce
small structures
0.38 1961 4810
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 38 6103005054 14315 HALLDALE AVE YES 0.34 General Commercial C3 O6 50 17 Cabinet store; Old building
0.53 1965 7840 Presence of development opportunities on adjoining land 39 6103009063 14315 S NORMANDIE 1.20 General Commercial C3 O6 50 60 Building material 1977 25076 Extensive and/or severe physical blighting conditions that may
City of Gardena 2021-2029 Housing Element C-18
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
AVE businesses; Old brick
building
0.48 be impairing the value of the existing use,
Presence of development opportunities on adjoining land 39 6103009057 1408 W ROSECRANS
AVE
0.43 General Commercial C3 O6 50 22 Gas Station
0.05 1982 846 Presence of low-intensity or low-value uses 40 6114019021 1122 W ROSECRANS
AVE
1.14 General Commercial P O5 30 34
Welding supply
business; Old
business, large
parking lot
0.09 1953 4500
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
40 6114019017 1102 W ROSECRANS
AVE
0.27 General Commercial C3 O5 30 8
Welding supply
business; Old
business, large
parking lot
1.02 0 12000
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
41 4062003003 1920 W 144TH ST YES 0.45 General Commercial C3 O6 50 23 Industrial brick
building; Old brick
building
0.63 1960 12260
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 41 4062003001 1900 W 144TH ST YES 0.23 General Commercial C3 O6 50 12 Industrial building; Old
0.37 1961 3724
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 41 4062003005 1940 W 144TH ST YES 0.23 General Commercial C3 O6 50 11 Industrial building; Old
0.52 1954 5178
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 41 4062003006 1946 W 144TH ST YES 0.23 General Commercial C3 O6 50 11 Industrial building; Old building
0.49 1954 4956
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 41 4062003007 14404 GRAMERCY PL YES 0.22 General Commercial C3 O6 50 11 Manufacturing
building; Old brick
building
0.57 1960 5416
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 41 4062003002 1910 W 144TH ST YES 0.22 General Commercial C3 O6 50 11 Industrial brick
building; Old brick
building and includes
parking lot
0.53 1975 5040
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 41 4062003004 1934 W 144TH ST YES 0.23 General Commercial C3 O6 50 11 Industrial building; Old building
0.54 1955 5456
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 42 4062004009 1858 W 144TH ST YES 0.25 General Commercial C3 O6 50 13 Auto services; Permanently closed
0.27 1951 2908
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of development opportunities on adjoining land
City of Gardena 2021-2029 Housing Element C-19
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
42 4062004026 1848 W 144TH ST YES 0.25 General Commercial C3 O6 50 13 Manufacturing building; Old building
0.36 1960 3952
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 42 4062004022 NA YES 0.14 General Commercial C3 O6 50 7 Parking Lot; Parking
Lot for plumbing
business
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
42 4062004021 NA YES 0.15 General Commercial C3 O6 50 7 Parking Lot; Parking
Lot for plumbing
business
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
42 4062004029 1830 W 144TH ST YES 0.13 General Commercial C3 O6 50 6 Manufacturing building; Old
0.48 1980 2730 Presence of development opportunities on adjoining land 42 4062004031 1818 W 144TH ST YES 0.25 General Commercial C3 O6 50 13 Industrial Building; Old
0.28 1972 3000
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 42 4062004023 14415 S WESTERN
AVE YES 0.14 General Commercial C3 O6 50 7 Vacant Building; Old
0.63 1924 3863 High or long-term business vacancies
42 4062004027 1838 W 144TH ST YES 0.25 General Commercial C3 O6 50 13 Industrial building; Old
0.61 1956 6610
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 42 4062004030 1828 W 144TH ST YES 0.25 General Commercial C3 O6 50 13 Industrial building; Leasing
0.38 1940 4100
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 42 4062004081 1834 W 144TH ST YES 0.12 General Commercial C3 O6 50 6 Industrial building; Old
0.46 1974 2425 Presence of development opportunities on adjoining land 42 4062004083 14421 S WESTERN
AVE YES 0.30 General Commercial C3 O6 50 15 Auto services
0.05 1957 700 Presence of low-intensity or low-value uses 43 4062005002 14507 S WESTERN
AVE YES 0.14 General Commercial C3 O5 30 4 Small business
0.21 1936 1288
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
43 4062005003 NA YES 0.14 General Commercial C3 O5 30 4 Parking Lot; Parking Lot to plumbing
- 0 0
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
43 4062005025 14525 S WESTERN
AVE YES 0.14 General Commercial C3 O5 30 4 Construction business;
0.51 1936 3133 Presence of multiple lots that are already under single or City ownership
43 4062005001 14501 S WESTERN
AVE YES 0.16 General Commercial C3 O5 30 5 Parking Lot; Parking Lot to building
- 0 0 Presence of low-intensity or low-value uses
City of Gardena 2021-2029 Housing Element C-20
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
43 4062005024 14519 S WESTERN
AVE YES 0.13 General Commercial C3 O5 30 4 Plumbing business
0.51 1948 2915 Presence of multiple lots that are already under single or City ownership
43 4062005004 NA YES 0.13 General Commercial C3 O5 30 4 Parking Lot; Parking Lot to plumbing
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
44 4062005067 1817 W 146TH ST YES 0.15 General Commercial C3 O5 30 5 Barbershop; Old, low FAR
0.10 1952 641 Presence of low-intensity or low-value uses 45 4062006033 NA YES 0.15 General Commercial C3 O5 30 4 Plumbing Business; Large parking lot
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
45 4062006032 NA YES 0.15 General Commercial C3 O5 30 5 Plumbing Business; Large parking lot
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
45 4062006048 14609 S WESTERN
AVE YES 0.30 General Commercial C3 O5 30 9 Plumbing Business; Large parking lot
0.18 1946 2400
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
46 6103030014 14690 S WESTERN
AVE YES 0.37 General Commercial C3 O5 30 11 Auto services
0.10 1954 1587 Presence of low-intensity or low-value uses 46 6103030015 14632 S WESTERN
AVE YES 0.18 General Commercial C3 O5 30 5 Auto services
0.17 1944 1313 Presence of low-intensity or low-value uses 47 4062016037 14807 S WESTERN
AVE
0.11 General Commercial C3 O5 30 3 Business Strip; Old
0.63 1955 3000
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
47 4062016036 14801 S WESTERN
AVE
0.11 General Commercial C3 O5 30 3 Business Strip; Old
0.63 1953 3000
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
47 4062016038 14817 S WESTERN
AVE
0.09 General Commercial C3 O5 30 3 Business Strip; Old
0.61 1957 2400
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
47 4062016039 14855 S WESTERN
AVE
0.23 General Commercial C3 O5 30 7 Motel; Old
0.38 1956 3832 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
48 4062017013 14921 S WESTERN
AVE
0.15 General Commercial C3 O5 30 4 Electric supply store; Old
0.59 1928 3884
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 48 4062017011 14901 S WESTERN
AVE
0.11 General Commercial C3 O5 30 3 Restaurant; Old
0.51 1960 2450
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land
City of Gardena 2021-2029 Housing Element C-21
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
48 4062017012 NA 0.06 General Commercial C3 O5 30 2 Driveway - 0 0 Presence of low-intensity or low-value uses,
Presence of development opportunities on adjoining land 48 4062017014 14929 S WESTERN
AVE
0.23 General Commercial C3 O5 30 7
Car Wash;
Deteriorating, old,
declining
0.17 1964 1728
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
49 6103021002 14920 S WESTERN
AVE YES 0.20 General Commercial C3 O5 30 6 Parking Lot; Parking Lot for Furniture store
0.06 1922 517 Presence of low-intensity or low-value uses, Presence of development opportunities on adjoining land 49 6103021026 1744 W 149TH ST YES 0.20 General Commercial C3 O5 30 6 Jewelry Store; Old
0.37 1938 3200
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 49 6103021025 14914 S WESTERN
AVE YES 0.37 General Commercial C3 O5 30 11 Motel
0.32 1948 5100
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 49 6103021088 14916 S WESTERN
AVE
0.19 General Commercial C3 O5 30 6 Medical office;
0.31 2012 2538 Presence of development opportunities on adjoining land 50 6103021033 15020 S WESTERN
AVE
0.19 General Commercial C3 O5 30 6 Car Lot
0.98 1985 8098
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 50 6103021053 15014 S WESTERN
AVE
0.20 General Commercial C3 O5 30 6 Car Lot
0.99 1961 8600
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 50 6103021055 15000 S WESTERN
AVE
0.19 General Commercial C3 O5 30 6 Church/Organization; Old
0.61 1946 5050 Presence of low-intensity or low-value uses, Presence of development opportunities on adjoining land 50 6103021054 15014 S WESTERN
AVE
0.20 General Commercial C3 O5 30 6 Car Lot
0.99 1961 8600
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 51 6103021031 15032 S WESTERN
AVE
0.20 General Commercial C3 O5 30 6 Donut Shop; Old
0.09 1950 810 Presence of low-intensity or low-value uses 52 4062017047 15019 S WESTERN
AVE
0.18 General Commercial C3 O5 30 6 Pastor Mobely; Large open space
0.22 1950 1728
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
52 4062017050 15019 S WESTERN
AVE
0.14 General Commercial C3 O5 30 4 Pastor Mobely; Large open space
0.98 1955 6000 Presence of multiple lots that are already under single or City ownership
52 4062017049 15001 S WESTERN
AVE
0.23 General Commercial C3 O5 30 7 Grocery store; Low
FAR
0.24 1952 2400 Presence of low-intensity or low-value uses 53 4062017042 NA 0.14 General Commercial C3 O3 17 2 Vacant Lot; Vacant Lot with cars on it
- 0 0
Presence of vacant lots within the site,
Presence of multiple lots that are already under single or City ownership
53 4062017038 1819 MARINE AVE 0.14 General Commercial C3 O3 17 2 Auto Services
0.29 1953 1776 Presence of multiple lots that are already under single or City ownership
City of Gardena 2021-2029 Housing Element C-22
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
53 4062017040 1829 MARINE AVE 0.14 General Commercial C3 O3 17 2 Vacant building; Vacant building
0.31 1946 1920 High or long-term business vacancies
53 4062017037 1813 MARINE AVE 0.14 General Commercial C3 O3 17 2 Auto Services
0.13 1959 798 Presence of low-intensity or low-value uses 53 4062017039 1823 MARINE AVE 0.14 General Commercial C3 O3 17 2 Auto Services
0.25 1966 1500 Presence of low-intensity or low-value uses 53 4062017041 NA 0.14 General Commercial C3 O3 17 2 Vacant Lot; Vacant Lot with cars on it
- 0 0 Presence of vacant lots within the site
54 4062017044 1845 MARINE AVE 0.14 General Commercial C3 O3 17 2 Vacant Building; Vacant Building
0.25 1954 1500
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired
55 4063005006 1820 MARINE AVE 0.16 General Commercial C3 O3 17 3 Business/Home;
Business in front, unit
it back
0.26 1941 1828
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
55 4063005005 1816 MARINE AVE 0.16 General Commercial C3 O3 17 3 Auto Services
0.29 1972 2000 Presence of multiple lots that are already under single or City ownership
56 4063005047 15103 S WESTERN
AVE
0.20 General Commercial C3 O5 30 6 Valero Gasoline
Station;
0.05 1963 400 Presence of low-intensity or low-value uses 56 4063005050 15109 S WESTERN
AVE
0.42 General Commercial C3 O5 30 13 Business strip;
Vacancies, old
0.14 1972 2536
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired
57 4063006002 15225 S WESTERN
AVE
0.11 General Commercial C3 O5 30 3 Business strip; Old
building
0.99 1961 4760
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 57 4063006004 1808 W 152ND ST 0.25 General Commercial C3 O5 30 8 Chiropractor
Business; Old
building
0.42 1955 4552
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 57 4063006003 15219 S WESTERN
AVE
0.12 General Commercial C3 O5 30 3 Business strip; Old
building
0.92 1961 4800
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 58 6103018025 15112 S WESTERN
AVE YES 2.95 General Commercial C2 O5 30 88 Strip Mall; Vacancies
0.11 1955 13750
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired
59 4063007002 15345 S WESTERN
AVE
0.11 General Commercial C3 O5 30 3
Vacant building;
Vacant building
currently leasing
0.19 1947 891
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
59 4063007003 15325 S WESTERN 0.11 General Commercial C3 O5 30 3 Restaurant; Small 1959 1629 Presence of multiple lots that are already under single or City
City of Gardena 2021-2029 Housing Element C-23
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
AVE business, old 0.34 ownership
59 4063007001 15351 S WESTERN
AVE
0.14 General Commercial C3 O5 30 4 Restaurant; Small
business, old
0.21 1949 1297 Presence of low-intensity or low-value uses 59 4063007004 15325 S WESTERN
AVE
0.06 General Commercial C3 O5 30 2 Drive way; Driveway
to restaurant
- 0 0
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
59 4063007005 15301 S WESTERN
AVE
0.20 General Commercial C3 O5 30 6
Vacant gasoline
station; Deteriorating,
old
0.15 1957 1300
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
60 6103015025 15300 S WESTERN
AVE
0.13 General Commercial C3 O5 30 3 Dentist Office;
0.39 1954 2207
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 60 6103015026 15324 S WESTERN
AVE
0.22 General Commercial C3 O5 30 6 Small strip mall; Old
0.43 1970 4148 Presence of development opportunities on adjoining land 60 6103015027 15340 S WESTERN
AVE
0.34 General Commercial C3 O5 30 10 Motel;
0.40 1945 5927
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 61 4063008001 15417 S WESTERN
AVE
0.11 General Commercial C3 O5 30 3
Business strip;
Vacancy, ld, declining
conditions
0.23 1962 1100 High or long-term business vacancies
61 4063008002 15401 S WESTERN
AVE
0.24 General Commercial C3 O5 30 7
Office and store
fronts; Vacancy, ld,
declining conditions
0.39 1956 4032 High or long-term business vacancies
62 6105008032 1450 W REDONDO
BEACH BLVD YES 4.43 General Commercial C3 O5 30 133 Bank of America;
0.15 1978 29906 Presence of low-intensity or low-value uses, Presence of development opportunities on adjoining land 62 6105008030 NA YES 0.07 General Commercial C3 O5 30 2 Bank of America; - 0 0 Presence of low-intensity or low-value uses,
Presence of development opportunities on adjoining land 62 6105008031 NA YES 0.10 General Commercial C3 O5 30 3 Bank of America; - 0 0 Presence of low-intensity or low-value uses,
Presence of development opportunities on adjoining land 63 4063005017 1914 MARINE AVE 0.16 General Commercial C3 O3 17 3 Vacant Building; Vacant Building
0.13 1948 911
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired
64 4063005025 1958 MARINE AVE 0.18 General Commercial C3 O3 17 3 Building; Not sure what business is here
0.34 1961 2628 Presence of low-intensity or low-value uses 65 4062013018 2003 MARINE AVE 0.25 General Commercial C3 O3 17 4 Auto Services;
0.09 1960 960 Presence of low-intensity or low-value uses 66 4062013020 2021 MARINE AVE 0.34 General Commercial C3 O3 17 6 Business strip; 1947 2240 Presence of low-intensity or low-value uses,
City of Gardena 2021-2029 Housing Element C-24
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
Several vacancies 0.15 High or long-term business vacancies, indicating that the value of the existing use is impaired
67 4064023034 2315 MARINE AVE YES 1.04 General Commercial C3 O5 30 31 Vacant 3 story build;
Vacant 3 story
building
0.49 1966 22278 High or long-term business vacancies
68 4064023019 2421 MARINE AVE YES 0.11 General Commercial C3 O5 30 3 Swim School;
0.15 1960 731 Presence of low-intensity or low-value uses 68 4064023020 2415 MARINE AVE YES 0.26 General Commercial C3 O5 30 8 Strip Mall; Vacancy
0.43 1962 4815 High or long-term business vacancies
68 4064023021 2403 MARINE AVE YES 0.17 General Commercial C3 O5 30 5 Strip Mall; Vacancy
0.28 1953 2086 High or long-term business vacancies
68 4064023035 NA YES 0.31 General Commercial C3 O5 30 9 Vacant Lot; Vacant Lot
0.52 1966 7000 Presence of vacant lots within the site 68 4064023018 2545 MARINE AVE YES 0.72 General Commercial C3 O5 30 21 Vacant; Vacant Lot - 0 0 Presence of vacant lots within the site
69 4069003002 2912 MARINE AVE 0.15 General Commercial C3 O3 17 3 3 businesses;
Vacancies, old
building
0.65 1956 4271 High or long-term business vacancies
69 4069003001 2918 MARINE AVE 0.15 General Commercial C3 O3 17 3 Office Space;
Vacancies, old
building
0.87 1959 5658 High or long-term business vacancies
70 4069004027 2938 MARINE AVE 0.23 General Commercial C3 O5 30 7 Small store;
0.12 1972 1250 Presence of low-intensity or low-value uses 70 4069004026 15115 ATKINSON AVE 0.16 General Commercial C3 O5 30 5 Vacant Building; Vacant Building, old
0.32 1960 2237 High or long-term business vacancies
70 4069004028 2926 MARINE AVE 0.09 General Commercial C3 O5 30 3 Dental Office;
0.77 1953 3035 Presence of development opportunities on adjoining land 71 4069004002 15340 CRENSHAW
BLVD
0.16 General Commercial C3 O5 30 5 Restaurant; Old, low FAR
0.43 1986 2978
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
71 4069004001 15342 CRENSHAW
BLVD
0.16 General Commercial C3 O5 30 5 Restaurant; Old, low FAR
1.15 1985 8014
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
72 4069019002 15406 CRENSHAW
BLVD
0.19 General Commercial C3 O4 23 4 Vacant Store; low
FAR
0.31 1944 2605
Presence of low-intensity or low-value uses,
High or long-term business vacancies, indicating that the value of the existing use is impaired
72 4069019001 15400 CRENSHAW
BLVD
0.20 General Commercial C3 O4 23 5 Dentist; Old,
dilapidated, low FAR
0.20 1973 1781
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
73 4069019024 15416 CRENSHAW 0.37 General Commercial C3 O4 23 8 5 travel and medical; 1994 6318 Presence of development opportunities on adjoining land
City of Gardena 2021-2029 Housing Element C-25
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
BLVD 0.39
74 4069019009 15520 CRENSHAW
BLVD
0.49 General Commercial C3 O4 23 11 6 business; 3
Vacancies
0.56 1946 12031 High or long-term business vacancies
75 4069020002 15622 S CRENSHAW 0.14 General Commercial C3 O4 23 3 3 business strip mal;
0.57 1977 3500 Presence of low-intensity or low-value uses, Presence of development opportunities on adjoining land 76 4069020005 15706 CRENSHAW
BLVD
0.13 General Commercial C3 O4 23 3 School Related;
School Business
0.37 1944 2073 Presence of multiple lots that are already under single or City ownership
76 4069020006 15712 CRENSHAW
BLVD
0.13 General Commercial C3 O4 23 3 Parking Lot; Parking Lot for Business
0.44 1979 2500
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
76 4069020007 15716 CRENSHAW
BLVD
0.12 General Commercial C3 O4 23 3 Psychic;
0.26 1944 1374 Presence of development opportunities on adjoining land 76 4069020008 15722 CRENSHAW
BLVD
0.18 General Commercial C3 O4 23 4 Restaurant; Old
0.10 1970 760 Presence of low-intensity or low-value uses 77 4066012033 15915 S WESTERN
AVE YES 0.47 General Commercial C3 O5 30 14 Strip Mall; Vacancies
0.33 1987 6721 High or long-term business vacancies
78 4066012004 16017 S WESTERN
AVE
0.28 General Commercial C3 O5 30 8 Auto services;
0.12 1957 1500 Presence of low-intensity or low-value uses 79 4066012026 16127 S WESTERN
AVE
0.29 General Commercial C3 O5 30 9 Business strip; Old
0.45 1963 5625
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 79 4066012028 16119 S WESTERN
AVE
0.46 General Commercial C3 O5 30 14 Inn
0.08 1966 1654 Presence of low-intensity or low-value uses, Presence of development opportunities on adjoining land 80 4066013025 16303 S WESTERN
AVE
0.15 General Commercial C3 O5 30 4 Strip mall, office
building; Old
0.46 1991 3000
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
80 4066013014 16229 S WESTERN
AVE
0.19 General Commercial C3 O5 30 6 Strip mall, office
building; Old
0.54 1982 4450
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
80 4066013016 16311 S WESTERN
AVE
0.30 General Commercial C3 O5 30 9 School/academy; Old
0.32 1956 4212
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 80 4066013024 16225 S WESTERN
AVE
0.10 General Commercial C3 O5 30 3 Office building; Old, parking lot
1.47 1985 6415
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
80 4066013023 16219 S WESTERN
AVE
0.15 General Commercial C3 O5 30 4 Office building; Old
0.80 1985 5256 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
City of Gardena 2021-2029 Housing Element C-26
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
Presence of multiple lots that are already under single or City ownership
80 4066013022 16213 S WESTERN
AVE
0.15 General Commercial C3 O5 30 4 Glass store; Old
0.84 1953 5473
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
80 4066013026 16321 S WESTERN
AVE
0.30 General Commercial C3 O5 30 9 Fast food; Old
0.07 1966 872 Presence of low-intensity or low-value uses 81 4066025015 16401 S WESTERN
AVE
0.13 General Commercial C3 O5 30 4 Church Parking Lot;
1.01 1956 5700 Presence of low-intensity or low-value uses 81 4066025017 16417 S WESTERN
AVE
0.14 General Commercial C3 O5 30 4 Church Parking Lot/
Vacant Lot;
- 0 0 Presence of vacant lots within the site
81 4066025020 16501 S WESTERN
AVE
0.14 General Commercial C3 O5 30 4 Bail bond business;
Old
0.72 1921 4399 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
81 4066025019 16445 S WESTERN
AVE
0.14 General Commercial C3 O5 30 4 Inn; Old
- 0 0 Presence of low-intensity or low-value uses
81 4066025016 16411 S WESTERN
AVE
0.14 General Commercial C3 O5 30 4 Church Parking Lot/
Vacant Lot;
1.03 1924 6303 Presence of vacant lots within the site, Presence of low-intensity or low-value uses
81 4066025028 16427 S WESTERN
AVE
0.13 General Commercial C3 O5 30 4 Inn; Old
2.85 1989 16159 Presence of development opportunities on adjoining land 81 4066025021 16505 S WESTERN
AVE
0.13 General Commercial C3 O5 30 4 Business strip; Old, vacancy
0.40 1969 2250 High or long-term business vacancies
82 4066025025 16531 S WESTERN
AVE
0.14 General Commercial C3 O5 30 4 Liquor store and bar; Old
1.07 1930 6500
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
82 4066025024 16523 S WESTERN
AVE
0.14 General Commercial C3 O5 30 4 Restaurant;
0.41 1922 2500
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
83 6105010021 15830 S WESTERN
AVE
0.39 General Commercial C3 O5 30 12 Inn;
0.66 1969 11174
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 83 6105010024 15926 S WESTERN
AVE
0.42 General Commercial C3 O5 30 13 Cafe;
0.16 1968 2865 Presence of low-intensity or low-value uses 83 6105010018 15820 S WESTERN
AVE
0.32 General Commercial C3 O5 30 10 Inn;
0.58 1955 8096 E,
Presence of development opportunities on adjoining land 83 6105010060 15824 S WESTERN
AVE
0.42 General Commercial C3 O5 30 13 Inn;
0.79 1959 14481
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 83 6105010062 15930 S WESTERN
AVE
0.43 General Commercial C3 O5 30 13 Vacant Lot;
- 0 0 Presence of vacant lots within the site
City of Gardena 2021-2029 Housing Element C-27
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
83 6105010026 15934 S WESTERN
AVE
0.42 General Commercial C3 O5 30 13 Bakery;
0.33 1979 6032 Presence of development opportunities on adjoining land 83 6105010068 15902 S WESTERN
AVE
0.46 General Commercial C3 O5 30 14 Inn;
0.92 1985 18482 Presence of development opportunities on adjoining land 84 6105010043 16102 S WESTERN
AVE
0.20 General Commercial C3 O5 30 6 Manufacturing
building;
0.32 1950 2800 Presence of development opportunities on adjoining land 84 6105010044 16108 S WESTERN
AVE
0.20 General Commercial C3 O5 30 6 Restaurant; Old
0.34 1967 2938 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
84 6105010045 16116 S WESTERN
AVE
0.19 General Commercial C3 O5 30 6 Veterinarian Hospital;
0.42 1955 3511 Presence of development opportunities on adjoining land 84 6105010064 16016 S WESTERN
AVE
0.85 General Commercial C3 O5 30 25 Medical Offices;
0.03 1955 1100 Presence of low-intensity or low-value uses 84 6105010048 1735 W 162ND ST 0.90 General Commercial C3 O5 30 27 Elks Lodge Building; Old Brick Building
0.31 1956 12000 Presence of development opportunities on adjoining land 84 6105010047 1743 W 162ND ST 0.28 General Commercial C3 O5 30 9 Parking Lot; Parking Lot to Business Strip
0.09 1962 1131
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
84 6105010063 16012 S WESTERN
AVE
0.36 General Commercial C3 O5 30 11 Office building;
0.70 1988 11024 Presence of development opportunities on adjoining land 84 6105010046 16126 S WESTERN
AVE
0.52 General Commercial C3 O5 30 16 Business Strip;
Vacancies
0.48 1954 10835
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
85 6105004045 16240 S WESTERN
AVE
0.52 Public/Institutional O O5 30 15 Motel;
0.70 1958 15850
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
85 6105004036 16224 S WESTERN
AVE
0.33 Public/Institutional O O5 30 10 Motel;
0.53 1966 7650
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
86 6105004046 1735 W GARDENA
BLVD
0.70 Public/Institutional O O5 30 21 Auto Services;
0.23 1952 7050 Presence of low-intensity or low-value uses 86 6105004043 16320 S WESTERN
AVE
0.34 Public/Institutional O O5 30 10 Strip Mall; Old
0.37 1979 5502 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
87 6105001010 1747 W 166TH ST 0.12 General Commercial C3 O5 30 4 Parking Lot; Parking
Lot to
Org/Community
Center and
Businesses
0.96 1956 5000
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
City of Gardena 2021-2029 Housing Element C-28
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
87 6105001002 16520 S WESTERN
AVE
0.05 General Commercial C3 O5 30 1 Organization/Cultural center;
0.88 1930 1920 Presence of multiple lots that are already under single or City ownership
87 6105001003 16516 S WESTERN
AVE
0.08 General Commercial C3 O5 30 2
Business Strip;
Vacancies, old,
deteriorating
0.92 1948 3200
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
87 6105001001 16522 S WESTERN
AVE
0.08 General Commercial C3 O5 30 2 Organization/Cultural center;
0.70 1921 2450 Presence of multiple lots that are already under single or City ownership
87 6105001030 16510 S WESTERN
AVE
0.27 General Commercial C3 O5 30 8 Office Building
0.86 1985 10065 Presence of multiple lots that are already under single or City ownership
88 6106003003 16816 S WESTERN
AVE
0.15 General Commercial C3 O5 30 4 Auto Services
0.24 1906 1543 Presence of low-intensity or low-value uses 88 6106003004 16820 S WESTERN
AVE
0.15 General Commercial C3 O5 30 4 Auto Services
0.17 1906 1128 Presence of low-intensity or low-value uses 88 6106003034 16910 S WESTERN
AVE
0.56 General Commercial C3 O5 30 17 Auto Services
0.09 1947 2148 Presence of low-intensity or low-value uses 88 6106003028 16822 S WESTERN
AVE
0.12 General Commercial C3 O5 30 4 Plumbing Business;
Old
0.37 1960 1925 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
88 6106003030 16826 S WESTERN
AVE
0.12 General Commercial C3 O5 30 4 Home
0.21 1926 1088 Presence of low-intensity or low-value uses 88 6106003026 16924 S WESTERN
AVE
0.21 General Commercial C3 O5 30 6 Liquor Store
0.23 1959 2094 Presence of low-intensity or low-value uses 89 6106009001 17014 S WESTERN
AVE
0.27 General Commercial C3 O5 30 8 Auto Services
0.04 1949 480 Presence of low-intensity or low-value uses 89 6106009014 17018 S WESTERN
AVE
0.56 General Commercial C3 O5 30 17 Auto Services
0.10 1993 2340 Presence of low-intensity or low-value uses, Presence of development opportunities on adjoining land 89 6106009015 17000 S WESTERN
AVE
2.04 General Commercial C3 O5 30 61 Manufacturing
Offices;
0.34 1957 30000 Presence of development opportunities on adjoining land 90 6106009008 17124 S WESTERN
AVE
0.42 General Commercial C3 O5 30 13
Manufacturing
Building; Vacant,
leasing
0.42 1966 7760 High or long-term business vacancies
90 6106009009 17128 S WESTERN
AVE
0.42 General Commercial C3 O5 30 13
House with car lot;
Large lot with cars in
the back
0.03 1949 600 Presence of low-intensity or low-value uses 91 6106013053 1650 W ARTESIA BLVD 4.18 Specific Plan ACSP O6 50 209 Manufacturing Warehouse; Old
0.43 1986 77568 Presence of development opportunities on adjoining land 91 6106013049 1610 W ARTESIA BLVD 3.43 Specific Plan ACSP O6 50 171 Auto Services
0.13 1979 18900 Presence of low-intensity or low-value uses
City of Gardena 2021-2029 Housing Element C-29
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
92 6106030016 NA 0.30 Industrial M1 O4 23 7 Lot for Manufacturing building; Old building
- 0 0
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
92 6106030015 16835 S NORMANDIE
AVE
0.49 Industrial M1 O4 23 11
Manufacturing
business; Old
building
0.45 1957 9600
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
92 6106030011 16829 S NORMANDIE
AVE
0.57 Industrial M1 O4 23 13
Manufacturing
Business; Old
building
0.04 1963 880
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
93 6106027039 16617 NORMANDIE
AVE
1.01 Industrial M1 O4 23 23 Liquor Store; Large
building
0.48 1976 21200 Presence of low-intensity or low-value uses 94 6106027026 16610 BRIGHTON AVE 0.17 Industrial M1 O4 23 4 Parking lot to business
0.56 1979 4140
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
94 6106027023 16601 S NORMANDIE
AVE
0.15 Industrial M1 O4 23 3 Welding business
0.32 1940 2064 Presence of development opportunities on adjoining land 94 6106027027 16611 S NORMANDIE
AVE
0.11 Industrial M1 O4 23 2 Plumbing Business;
Small business
0.17 1953 800 Presence of low-intensity or low-value uses 94 6106027040 1414 W 166TH ST 0.27 Industrial M1 O4 23 6 Manufacturing
business; Old
building
0.49 1958 5723
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 95 6111007016 NA 0.11 General Commercial C3 O4 23 2 Vacant Lot - 0 0
Presence of vacant lots within the site,
Presence of multiple lots that are already under single or City ownership
95 6111007017 NA 0.21 General Commercial C3 O4 23 5 Vacant Lot - 0 0
Presence of vacant lots within the site,
Presence of multiple lots that are already under single or City ownership
95 6111007032 1345 W 166TH ST 0.50 General Commercial C3 O4 23 11 Engineering
Business; Old
Building
0.42 1979 9196 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
96 6111024009 17901 S VERMONT
AVE
0.22 General Commercial C3 O3 17 4 Strip Mall; Old
Building
0.67 1959 6400
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
96 6111024010 NA 0.24 General Commercial C3 O3 17 4 Strip Mall; Old Building
0.91 1959 9500
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City
City of Gardena 2021-2029 Housing Element C-30
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
ownership
97 6106036015 6106036015 1.33 Industrial M2 O4 23 31 Manufacturing building;
0.76 1970 44235 Presence of development opportunities on adjoining land 97 6106036025 1411 W 178TH ST 0.02 Industrial M2 O4 23 1 Back lot for
manufacturing
building;
90.15 1958 78542 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
97 6106036805 NA 0.35 Industrial M2 O4 23 8
Back lot for
manufacturing
building;
- 0 0 Presence of development opportunities on adjoining land 97 6106036023 1401 W 178TH ST 0.45 Industrial M2 O4 23 10 Back lot for
manufacturing
building;
2.58 1954 50662 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
98 6106038025 1440 W 178TH ST 0.39 Industrial M1 O4 23 9 Realty and
Investment Group;
Old Building
- 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
98 6106038021 1446 W 178TH ST 0.39 Industrial M1 O4 23 9 Studio Building; Old Brick Building
0.47 1979 7906 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
98 6106038023 1406 W 178TH ST 0.39 Industrial M1 O4 23 9 Clothing store
warehouse; Old
building
0.51 1980 8736 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
98 6106038022 1402 W 178TH ST 0.39 Industrial M1 O4 23 9 Food distribution; Old building
0.52 1979 8800 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
98 6106038024 1440 W 178TH ST 0.39 Industrial M1 O4 23 9 Realty and
Investment Group;
Old Building
1.08 1980 18312
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
99 6106038016 1468 W 178TH ST 0.79 Industrial M1 O4 23 18 Logistics Building; Old Brick Building
0.35 1971 12000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
99 6106038017 1480 W 178TH ST 0.73 Industrial M1 O4 23 17 Laboratory; Old Building
0.57 1969 18025 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
100 6106037020 1528 W 178TH ST 0.71 Industrial M1 O3 17 12 Manufacturing/office
building; Old brick
building
0.53 1962 16448 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
100 6106037025 1524 W 178TH ST 0.22 Industrial M1 O3 17 4 Office building; Old Building
0.46 1969 4424
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
100 6106037026 1520 W 178TH ST 0.22 Industrial M1 O3 17 4 Manufacturing; Old Brick Building
0.52 1961 4982
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City
City of Gardena 2021-2029 Housing Element C-31
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
ownership
100 6106037029 NA 0.95 Industrial M1 O3 17 16 Building prefab business;
0.26 1996 10800
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
100 6106037002 17817 EVELYN AVE 0.17 Industrial M1 O3 17 3 Building prebab
business; Old
building
0.81 1947 6000
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
100 6106037024 17833 EVELYN AVE 0.17 Industrial M1 O3 17 3 Manufacturing building; Old building
0.54 1966 4027 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
100 6106037027 1500 W 178TH ST 1.14 Industrial M1 O3 17 19 Manufacturing
building; Old Brick
Building
0.20 1962 10000 Presence of low-intensity or low-value uses 100 6106037030 17853 EVELYN AVE 2.57 Industrial M1 O3 17 44 Car/vehicle yard; Land with cars/ RVs
0.11 1953 12060 Presence of low-intensity or low-value uses 101 6106018050 17805 S DENKER AVE 0.15 Industrial M1 O3 17 3 Auto Services; Old Building
0.13 1966 850 Presence of low-intensity or low-value uses 101 6106018042 17809 S DENKER AVE 0.15 Industrial M1 O3 17 3 Auto Services; Old Building
0.18 1959 1176 Presence of low-intensity or low-value uses 102 6106018049 17908 LA SALLE AVE 0.29 Mixed Use HB O3 17 5 Manufacturing/office building; Old Building
0.63 1966 8004 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
103 6106017020 17803 LA SALLE AVE 0.23 Industrial M1 O3 17 4 Manufacturing
Building; Old building,
deteriorating
1.63 1955 16350 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
104 6106017001 17804 S HARVARD
BLVD
0.22 Industrial M1 O3 17 4 Auto Services; Tune
Up Shop
1.01 0 9700 Presence of development opportunities on adjoining land 104 6106017040 17812 S HARVARD
BLVD
0.15 Industrial M1 O3 17 3 Auto Services; Tune
Up Shop
0.22 1963 1470 Presence of low-intensity or low-value uses 105 6106021018 18011 LA SALLE AVE 0.15 Mixed Use HB O3 17 3 Gymnastics Studio; Old Building
0.39 1957 2520 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
106 6106021024 NA 0.07 Mixed Use HB O3 17 1 Manufacturing Building driveway;
- 0 0 Presence of low-intensity or low-value uses
106 6106021037 18031 LA SALLE AVE 0.15 Mixed Use HB O3 17 3 Manufacturing Building; Old Building
0.54 1960 3520
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 106 6106021047 18105 LA SALLE AVE 0.29 Mixed Use HB O3 17 5 Security Guard
business; Old
business
0.55 1979 6900
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 107 6106021051 1651 W 182ND ST 0.26 Mixed Use HB O5 30 8 Auto Services 1989 3000 Presence of low-intensity or low-value uses
City of Gardena 2021-2029 Housing Element C-32
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
0.26 108 6106020028 18111 S HARVARD
BLVD
0.15 Mixed Use HB O3 17 2 Auto Services
0.15 1924 960 Presence of low-intensity or low-value uses 108 6106020043 NA 0.15 Mixed Use HB O5 30 4 Auto Services - 0 0 Presence of low-intensity or low-value uses
109 6106020018 1700 W 180TH ST 0.29 Mixed Use HB O3 17 5 Auto Services; Garage
0.34 1972 4340
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
110 6106016017 17803 S HARVARD
BLVD
0.45 Industrial M1 O3 17 8 Manufacturing
building; Old building
1.11 1955 21801
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
111 6106016030 17822 S HOBART
BLVD
0.15 Industrial M1 O3 17 2
Metal manufacturing
shop; Old brick
building
0.54 1973 3500
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
111 6106016033 17812 S HOBART
BLVD
0.22 Industrial M1 O3 17 4
Metal manufacturing
shop; Old brick
building
0.59 1990 5624
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
112 6106016032 17832 S HOBART
BLVD
0.15 Mixed Use HB O3 17 2 Auto services; Old
building
0.57 1983 3700
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
113 6106016031 17924 S HOBART
BLVD
0.22 Mixed Use HB O3 17 4
Molding
manufacturer; Old
building
0.67 1964 6450
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
114 6106020041 18116 S HOBART
BLVD
0.15 Mixed Use HB O3 17 2 Manufacturing
building; Old building
0.61 1985 4000
Presence of low-intensity or low-value uses,
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
115 6106020040 1719 W 182ND ST 0.17 Mixed Use HB O5 30 5 Small business;
Appears vacant
building
0.84 1961 6218 High or long-term business vacancies
115 6106020038 1725 W 182ND ST 0.10 Mixed Use HB O5 30 3 Furniture Store; Old Building
0.70 1979 3031 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
116 6106019065 1745 W 182ND ST 0.15 Industrial M1 O5 30 4 Bicycle store
0.73 1982 4785 Presence of development opportunities on adjoining land 117 6106019059 NA 0.07 Industrial M1 O3 17 1 Manufacturing building
1.04 1980 3175
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 117 6106019066 18105 S HOBART
BLVD
0.22 Industrial M1 O3 17 4 Manufacturing
building
0.76 1980 7275
Presence of multiple lots that are already under single or City ownership,
Presence of development opportunities on adjoining land 117 6106019067 18101 S HOBART 0.15 Industrial M1 O3 17 2 Manufacturing 1980 3696 Extensive and/or severe physical blighting conditions that may
City of Gardena 2021-2029 Housing Element C-33
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
BLVD building; Old brick
building
0.57 be impairing the value of the existing use
117 6106019047 18025 S HOBART
BLVD
0.15 Industrial M1 O3 17 2
Manufacturing
building; Old brick
building
0.56 1976 3660 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
118 6106019068 1726 W 180TH ST 0.36 Industrial M1 O3 17 6 Manufacturing
building; Old brick
building
0.16 1957 2480 Presence of low-intensity or low-value uses 119 6106015050 1727 W 180TH ST 0.22 Industrial M1 O3 17 4 Manufacturing business
0.64 1961 6132 Presence of development opportunities on adjoining land 120 6106015044 17913 S HOBART
BLVD
0.15 Industrial M1 O3 17 2 Manufacturing
building; Old building
0.33 1956 2152
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 121 6106015029 NA 0.07 Industrial M1 O3 17 1 Parking Lot - 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
121 6106015030 NA 0.07 Industrial M1 O3 17 1 Parking Lot - 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
121 6106015048 17903 S HOBART
BLVD
0.15 Industrial M1 O3 17 3 Painting business;
0.77 1959 5040
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
121 6106015046 17807 S HOBART
BLVD
0.15 Industrial M1 O3 17 3 Manufacturing/Office
building; Old building
0.60 1960 3932
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of development opportunities on adjoining land 121 6106015045 17831 S HOBART
BLVD
0.15 Industrial M1 O3 17 3 Manufacturing
Building
0.76 1959 4940
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
121 6106015051 17815 S HOBART
BLVD
0.30 Industrial M1 O3 17 5
Manufacturing with
parking lot; Old
Building with lot
0.08 1968 1008 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
122 6106015013 17850 S WESTERN
AVE
0.06 Industrial M1 O5 30 2 Nutrients Business;
Old
0.77 1963 2000 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
122 6106015058 17810 S WESTERN
AVE
0.13 Industrial M1 O5 30 4 Metal Manufacturing
Business;
0.71 1956 4000
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
122 6106015057 NA 0.06 Industrial M1 O5 30 2 Auto Services - 0 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
City of Gardena 2021-2029 Housing Element C-34
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
122 6106015056 17910 S WESTERN
AVE
0.13 Industrial M1 O5 30 4 Auto Services
0.13 1947 720
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
122 6106015055 17804 S WESTERN
AVE
0.19 Industrial M1 O5 30 6 Metal Manufacturing
Business
0.87 1946 7226
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
122 6106015060 17840 S WESTERN
AVE
0.37 Industrial M1 O5 30 11 Manufacturing; Old
0.30 1935 4830 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
122 6106015059 17820 S WESTERN
AVE
0.19 Industrial M1 O5 30 6 Manufacturing; Old
0.29 1956 2420
Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use,
Presence of multiple lots that are already under single or City ownership
122 6106015019 17920 S WESTERN
AVE
0.31 Industrial M1 O5 30 9 Clothing Store; Old
0.39 1953 5277 Extensive and/or severe physical blighting conditions that may be impairing the value of the existing use
123 6106019063 NA 0.06 General Commercial C3 O5 30 2 Nursery - 1980 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
123 6106019048 18016 S WESTERN
AVE
0.06 General Commercial C3 O5 30 2 Strip Mall; Old,
Vacancies
1.02 1982 2667
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
123 6106019049 NA 0.06 General Commercial C3 O5 30 2 Strip Mall; Old, Vacancies
0.85 1982 2225
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
123 6106019050 NA 0.06 General Commercial C3 O5 30 2 Strip Mall; Old, Vacancies
0.37 1982 954
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
123 6106019055 NA 0.06 General Commercial C3 O5 30 2 Strip Mall; Old, Vacancies
0.44 1982 1148
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
123 6106019062 NA 0.06 General Commercial C3 O5 30 2 Nursery - 1980 0
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
123 6106019052 NA 0.06 General Commercial C3 O5 30 2 Strip Mall; Old, Vacancies
0.37 1982 954
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
City of Gardena 2021-2029 Housing Element C-35
ID APN Address Previous
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibility FAR Year of
Building
Building
Square
footage
Criteria
123 6106019064 18110 S WESTERN
AVE
0.19 General Commercial C3 O5 30 6 Nursery
0.07 1980 616
Presence of low-intensity or low-value uses,
Presence of multiple lots that are already under single or City ownership
123 6106019054 NA 0.12 General Commercial C3 O5 30 4 Strip Mall; Old, Vacancies
0.36 1982 1907
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
123 6106019051 NA 0.12 General Commercial C3 O5 30 4 Strip Mall; Old, Vacancies
0.36 1982 1907
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
123 6106019053 NA 0.06 General Commercial C3 O5 30 2 Strip Mall; Old, Vacancies
0.37 1982 954
High or long-term business vacancies, indicating that the value of the existing use is impaired,
Presence of multiple lots that are already under single or City ownership
TOTAL 195.9 6,711
City of Gardena 2021-2029 Housing Element C-36
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
O3 Overlay
8 4059017031 14007 VAN NESS AVE 0.2 3 3
8 4059017027 14115 VAN NESS AVE 0.6 10 10
8 4059017028 14111 VAN NESS AVE 0.2 3 3
8 4059017029 14017 VAN NESS AVE 0.2 3 3
8 4059017030 14015 VAN NESS AVE 0.2 3 3
8 4059017033 13971 VAN NESS AVE 0.2 3 3
8 4059017035 13945 VAN NESS AVE 0.4 7 7
8 4059017034 13961 VAN NESS AVE 0.2 3 3
8 4059017036 13931 VAN NESS AVE 0.2 3 3
8 4059017037 13901 VAN NESS AVE 0.4 7 7
53 4062017042 NA 0.1 2 2
53 4062017038 1819 MARINE AVE 0.1 2 2
53 4062017040 1829 MARINE AVE 0.1 2 2
53 4062017037 1813 MARINE AVE 0.1 2 2
53 4062017039 1823 MARINE AVE 0.1 2 2
53 4062017041 NA 0.1 2 2
54 4062017044 1845 MARINE AVE 0.1 2 2
55 4063005006 1820 MARINE AVE 0.2 3 3
55 4063005005 1816 MARINE AVE 0.2 3 3
63 4063005017 1914 MARINE AVE 0.2 3 3
64 4063005025 1958 MARINE AVE 0.2 3 3
65 4062013018 2003 MARINE AVE 0.3 4 4
66 4062013020 2021 MARINE AVE 0.3 6 6
69 4069003002 2912 MARINE AVE 0.1 3 3
69 4069003001 2918 MARINE AVE 0.2 3 3
96 6111024009 17901 S VERMONT AVE 0.2 4 4
96 6111024010 NA 0.2 4 4
100 6106037020 1528 W 178TH ST 0.7 12 12
100 6106037025 1524 W 178TH ST 0.2 4 4
100 6106037026 1520 W 178TH ST 0.2 4 4
100 6106037029 NA 0.9 16 16
100 6106037002 17817 EVELYN AVE 0.2 3 3
100 6106037024 17833 EVELYN AVE 0.2 3 3
100 6106037027 1500 W 178TH ST 1.1 19 19
100 6106037030 17853 EVELYN AVE 2.6 44 44
101 6106018050 17805 S DENKER AVE 0.2 3 3
City of Gardena 2021-2029 Housing Element C-37
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
101 6106018042 17809 S DENKER AVE 0.1 3 3
102 6106018049 17908 LA SALLE AVE 0.3 5 5
103 6106017020 17803 LA SALLE AVE 0.2 4 4
104 6106017001 17804 S HARVARD BLVD 0.2 4 4
104 6106017040 17812 S HARVARD BLVD 0.1 3 3
105 6106021018 18011 LA SALLE AVE 0.1 3 3
106 6106021024 NA 0.1 1 1
106 6106021037 18031 LA SALLE AVE 0.1 3 3
106 6106021047 18105 LA SALLE AVE 0.3 5 5
108 6106020028 18111 S HARVARD BLVD 0.1 2 2
109 6106020018 1700 W 180TH ST 0.3 5 5
110 6106016017 17803 S HARVARD BLVD 0.5 8 8
111 6106016030 17822 S HOBART BLVD 0.1 2 2
111 6106016033 17812 S HOBART BLVD 0.2 4 4
112 6106016032 17832 S HOBART BLVD 0.1 2 2
113 6106016031 17924 S HOBART BLVD 0.2 4 4
114 6106020041 18116 S HOBART BLVD 0.1 2 2
117 6106019059 NA 0.1 1 1
117 6106019066 18105 S HOBART BLVD 0.2 4 4
117 6106019067 18101 S HOBART BLVD 0.1 2 2
117 6106019047 18025 S HOBART BLVD 0.1 2 2
118 6106019068 1726 W 180TH ST 0.4 6 6
119 6106015050 1727 W 180TH ST 0.2 4 4
120 6106015044 17913 S HOBART BLVD 0.1 2 2
121 6106015029 NA 0.1 1 1
121 6106015030 NA 0.1 1 1
121 6106015048 17903 S HOBART BLVD 0.1 3 3
121 6106015046 17807 S HOBART BLVD 0.1 3 3
121 6106015045 17831 S HOBART BLVD 0.1 3 3
121 6106015051 17815 S HOBART BLVD 0.3 5 5
O3 Total 300 300
O4 Overlay
9 4061013001 13151 S WESTERN AVE 2.5 56 56
17 6115001012 12903 S BUDLONG AVE 0.5 12 12
17 6115001011 1200 W EL SEGUNDO BLVD 0.6 14 14
18 6115001031 12923 S BUDLONG AVE 0.9 21 21
19 6115002023 1215 W 132ND ST 2.1 47 47
19 6115002032 13021 S BUDLONG AVE 1.1 26 26
19 6115002031 1220 W 130TH ST 0.9 21 21
City of Gardena 2021-2029 Housing Element C-38
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
20 6115004017 13423 S BUDLONG AVE 0.3 7 7
21 6115004019 13437 S BUDLONG AVE 0.2 4 4
21 6115004032 13441 S BUDLONG AVE 0.2 4 4
21 6115004020 1203 W 135TH ST 0.4 9 9
23 6115020008 1124 W 135TH ST 1.2 28 28
23 6115020012 1144 W 135TH ST 0.7 17 17
23 6115020006 1100 W 135TH ST 0.9 20 20
23 6115020014 1110 W 135TH ST 1.0 23 23
23 6115020009 13530 S BUDLONG AVE 0.4 10 10
23 6115020013 1156 W 135TH ST 0.3 6 6
24 6102010008 13429 S NORMANDIE AVE 0.2 4 4
24 6102010009 1415 W 135TH ST 0.4 9 9
24 6102010006 1414 W 134TH ST 0.8 18 18
24 6102010017 1435 W 135TH ST 0.8 17 17
24 6102010007 13421 S NORMANDIE AVE 0.5 13 13
24 6102010005 1436 W 134TH ST 0.8 18 18
24 6102010016 1421 W 135TH ST 0.8 17 17
25 6115004031 13428 S NORMANDIE AVE 0.5 11 11
26 6102016013 13615 S NORMANDIE AVE 0.6 13 13
26 6102016020 13609 S NORMANDIE AVE 0.3 7 7
26 6102016023 NA 0.1 2 2
26 6102017030 13725 S NORMANDIE AVE 0.1 3 3
26 6102016025 1580 W 139TH ST 0.1 2 2
26 6102017026 NA 0.1 2 2
26 6102016022 13507 S NORMANDIE AVE 0.4 8 8
26 6102016024 13527 S NORMANDIE AVE 0.4 8 8
26 6102017033 13717 S NORMANDIE AVE 1.0 24 24
26 6102017044 13705 S NORMANDIE AVE 1.0 24 24
26 6102017040 1425 W 139TH ST 0.5 10 10
26 6102017045 13807 S NORMANDIE AVE 0.3 6 6
26 6102017027 13815 S NORMANDIE AVE 0.5 12 12
26 6102017039 1433 W 139TH ST 1.9 43 43
27 6115005045 13606 S NORMANDIE AVE 0.1 3 3
27 6115005042 13616 S NORMANDIE AVE 0.5 11 11
27 6115005044 13612 S NORMANDIE AVE 0.2 4 4
27 6115005036 13602 S NORMANDIE AVE 0.2 4 4
27 6115005047 13526 S NORMANDIE AVE 0.2 5 5
27 6115005037 13518 S NORMANDIE AVE 0.4 9 9
27 6115005038 13506 S NORMANDIE AVE 0.3 7 7
City of Gardena 2021-2029 Housing Element C-39
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
28 6115009011 13722 S NORMANDIE AVE 0.3 7 7
28 6115009010 13714 S NORMANDIE AVE 0.3 7 7
28 6115009014 13706 S NORMANDIE AVE 0.3 7 7
28 6115009078 13850 S NORMANDIE AVE 0.8 19 19
72 4069019002 15406 CRENSHAW BLVD 0.2 4 4
72 4069019001 15400 CRENSHAW BLVD 0.2 5 5
73 4069019024 15416 CRENSHAW BLVD 0.4 8 8
74 4069019009 15520 CRENSHAW BLVD 0.5 11 11
75 4069020002 15622 S CRENSHAW 0.1 3 3
76 4069020005 15706 CRENSHAW BLVD 0.1 3 3
76 4069020006 15712 CRENSHAW BLVD 0.1 3 3
76 4069020007 15716 CRENSHAW BLVD 0.1 3 3
76 4069020008 15722 CRENSHAW BLVD 0.2 4 4
92 6106030016 NA 0.3 7 7
92 6106030015 16835 S NORMANDIE AVE 0.5 11 11
92 6106030011 16829 S NORMANDIE AVE 0.6 13 13
93 6106027039 16617 NORMANDIE AVE 1.0 23 23
94 6106027026 16610 BRIGHTON AVE 0.2 4 4
94 6106027023 16601 S NORMANDIE AVE 0.1 3 3
94 6106027027 16611 S NORMANDIE AVE 0.1 2 2
94 6106027040 1414 W 166TH ST 0.3 6 6
95 6111007016 NA 0.1 2 2
95 6111007017 NA 0.2 5 5
95 6111007032 1345 W 166TH ST 0.5 11 11
97 6106036015 6106036015 1.3 31 31
97 6106036025 1411 W 178TH ST 0.0 1 1
97 6106036805 NA 0.3 8 8
97 6106036023 1401 W 178TH ST 0.5 10 10
98 6106038025 1440 W 178TH ST 0.4 9 9
98 6106038021 1446 W 178TH ST 0.4 9 9
98 6106038023 1406 W 178TH ST 0.4 9 9
98 6106038022 1402 W 178TH ST 0.4 9 9
98 6106038024 1440 W 178TH ST 0.4 9 9
99 6106038016 1468 W 178TH ST 0.8 18 18
99 6106038017 1480 W 178TH ST 0.7 17 17
O4 Total 940 940
O5 Overlay (Consolidated Parcels)
5 4064012009
4064012011
4064012027
14516 CRENSHAW BLVD
14504 CRENSHAW BLVD
14600 CRENSHAW BLVD
2.4 34 10 24 68
City of Gardena 2021-2029 Housing Element C-40
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
4064012029
4064012028
4064012025
4064012010
4064012024
4064012026
4064012030
14520 CRENSHAW BLVD
14526 CRENSHAW BLVD
14614 CRENSHAW BLVD
14510 CRENSHAW BLVD
14626 CRENSHAW BLVD
14604 CRENSHAW BLVD
14426 CRENSHAW BLVD
6 4060001029 2200 W EL SEGUNDO BLVD 0.7 10 3 7 20
7 4061001029
4061001012
12816 VAN NESS AVE
2150 W EL SEGUNDO BLVD 0.7 10 3 7 20
10 6102006013 13126 S WESTERN AVE 1.0 15 4 11 30
11 6102001021
6102001020
6102001023
6102001022
6102001005
6102001024
6102001025
--
1721 W 130TH ST
1735 W 130TH ST
1727 W 130TH ST
1748 W EL SEGUNDO BLVD
1751 W 130TH ST
12918 S WESTERN AVE
4.2 62 19 44 125
12 6102002022
6102002023
6102002025
6102002026
6102002027
6102001016
6102001017
6102001015
1613 W 130TH ST
--
1613 W 130TH ST
1621 W 130TH ST
1619 W 130TH ST
1643 W 130TH ST
1651 W 130TH ST
1635 W 130TH ST
3.6 54 16 38 108
13 6102002020
6102002019
1563 W 130TH ST
1559 W 130TH ST 0.9 14 4 10 28
14 6102002016 1535 W 130TH ST 0.9 14 4 9 27
16 6102003017
6102003010
6102003026
12919 S NORMANDIE AVE
12927 S NORMANDIE AVE
12901 S NORMANDIE AVE
0.6 9 3 7 19
17 6115001027
6115001026
6115001028
6115001029
6115001015
6115001016
6115001019
6115001018
6115001035
6115001017
12908 S NORMANDIE AVE
12902 S NORMANDIE AVE
12912 S NORMANDIE AVE
1341 W 130TH ST
1239 W 130TH ST
1239 W 130TH ST
1303 W 130TH ST
1255 W 130TH ST
1311 W 130TH ST
1243 W 130TH ST
4.3 64 19 45 128
29 6102013017
6102013011
6102013019
6102013010
6102013014
6102013020
13610 S WESTERN AVE
13618 S WESTERN AVE
1746 W 135TH ST
13614 S WESTERN AVE
13610 S WESTERN AVE
13528 S WESTERN AVE
3.6 55 16 38 109
30 4061026005
4061026002
--
-- 2.1 32 10 22 64
City of Gardena 2021-2029 Housing Element C-41
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
4061026030
4061026006
4061026007
4061026034
4061026036
--
--
--
--
13511 S WESTERN AVE
31 4061026023
4061026022
4061026032
13801 S WESTERN AVE
13727 S WESTERN AVE
13715 S WESTERN AVE
2.1 31 9 22 62
40 6114019017
6114019021
1102 W ROSECRANS AVE
1122 W ROSECRANS AVE 1.4 21 6 15 42
43 4062005002
4062005003
4062005025
4062005024
4062005004
4062005001
14507 S WESTERN AVE
--
14525 S WESTERN AVE
14519 S WESTERN AVE
--
14501 S WESTERN AVE
0.8 12 4 9 25
44 4062005067 1817 W 146TH ST 0.2 2 1 2 5
45 4062006033
4062006032
4062006048
--
--
14609 S WESTERN AVE
0.6 9 3 6 18
46 6103030015
6103030014
14632 S WESTERN AVE
14690 S WESTERN AVE 0.5 8 2 6 16
47 4062016037
4062016036
4062016038
4062016039
14807 S WESTERN AVE
14801 S WESTERN AVE
14817 S WESTERN AVE
14855 S WESTERN AVE
0.6 8 2 6 16
48 4062017012
4062017011
4062017013
4062017014
--
14901 S WESTERN AVE
14921 S WESTERN AVE
14929 S WESTERN AVE
0.5 8 2 6 16
49 6103021002
6103021026
6103021088
6103021025
14920 S WESTERN AVE
1744 W 149TH ST
14916 S WESTERN AVE
14914 S WESTERN AVE
1.0 15 4 10 29
50 6103021033
6103021053
6103021055
6103021054
15020 S WESTERN AVE
15014 S WESTERN AVE
15000 S WESTERN AVE
15014 S WESTERN AVE
0.8 12 4 8 24
51 6103021031 15032 S WESTERN AVE 0.2 3 1 2 6
52 4062017050
4062017047
4062017049
15019 S WESTERN AVE
15019 S WESTERN AVE
15001 S WESTERN AVE
0.5 8 3 6 17
56 4063005047
4063005050
15103 S WESTERN AVE
15109 S WESTERN AVE 0.6 9 3 7 19
57 4063006002
4063006003
4063006004
15225 S WESTERN AVE
15219 S WESTERN AVE
1808 W 152ND ST
0.5 7 2 5 14
58 6103018025 15112 S WESTERN AVE 2.9 44 13 31 88
59 4063007004 15325 S WESTERN AVE 0.6 9 3 6 18
City of Gardena 2021-2029 Housing Element C-42
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
4063007002
4063007003
4063007001
4063007005
15345 S WESTERN AVE
15325 S WESTERN AVE
15351 S WESTERN AVE
15301 S WESTERN AVE
60 6103015025
6103015026
6103015027
15300 S WESTERN AVE
15324 S WESTERN AVE
15340 S WESTERN AVE
0.7 9 3 7 19
61 4063008001
4063008002
15417 S WESTERN AVE
15401 S WESTERN AVE 0.4 5 2 3 10
62 6105008030
6105008031
6105008032
--
--
1450 REDONDO BEACH BLVD
4.6 69 21 48 138
67 4064023034 2315 MARINE AVE 1.0 15 5 11 31
68 4064023019
4064023021
4064023020
4064023035
4064023018
2421 MARINE AVE
2403 MARINE AVE
2415 MARINE AVE
--
2545 MARINE AVE
1.6 23 7 16 46
70 4069004028
4069004026
4069004027
2926 MARINE AVE
15115 ATKINSON AVE
2938 MARINE AVE
0.5 8 2 5 15
71 4069004002
4069004001
15340 CRENSHAW BLVD
15342 CRENSHAW BLVD 0.3 5 1 4 10
77 4066012033 15915 S WESTERN AVE 0.5 7 2 5 14
78 4066012004 16017 S WESTERN AVE 0.3 4 1 3 8
79 4066012026
4066012028
16127 S WESTERN AVE
16119 S WESTERN AVE 0.7 12 3 8 23
80 4066013024
4066013025
4066013023
4066013022
4066013014
4066013016
4066013026
16225 S WESTERN AVE
16303 S WESTERN AVE
16219 S WESTERN AVE
16213 S WESTERN AVE
16229 S WESTERN AVE
16311 S WESTERN AVE
16321 S WESTERN AVE
1.3 19 6 14 39
81 4066025015
4066025017
4066025020
4066025019
4066025016
4066025028
4066025021
16401 S WESTERN AVE
16417 S WESTERN AVE
16501 S WESTERN AVE
16445 S WESTERN AVE
16411 S WESTERN AVE
16427 S WESTERN AVE
16505 S WESTERN AVE
1.0 14 4 10 28
82 4066025025
4066025024
16531 S WESTERN AVE
16523 S WESTERN AVE 0.3 4 1 3 8
83 6105010018
6105010021
6105010024
6105010060
6105010062
6105010026
15820 S WESTERN AVE
15830 S WESTERN AVE
15926 S WESTERN AVE
15824 S WESTERN AVE
15930 S WESTERN AVE
15934 S WESTERN AVE
2.9 44 13 31 88
City of Gardena 2021-2029 Housing Element C-43
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
6105010068 15902 S WESTERN AVE
84 6105010043
6105010044
6105010045
6105010047
6105010063
6105010046
6105010064
6105010048
16102 S WESTERN AVE
16108 S WESTERN AVE
16116 S WESTERN AVE
1743 W 162ND ST
16012 S WESTERN AVE
16126 S WESTERN AVE
16016 S WESTERN AVE
1735 W 162ND ST
3.5 53 16 37 106
85 6105004036
6105004045
16224 S WESTERN AVE
16240 S WESTERN AVE 0.8 12 4 9 25
86 6105004043
6105004046
16320 S WESTERN AVE
1735 W GARDENA BLVD 1.0 15 5 11 31
87 6105001002
6105001003
6105001001
6105001010
6105001030
16520 S WESTERN AVE
16516 S WESTERN AVE
16522 S WESTERN AVE
1747 W 166TH ST
16510 S WESTERN AVE
0.6 8 3 6 17
88 6106003003
6106003004
6106003028
6106003030
6106003026
6106003034
16816 S WESTERN AVE
16820 S WESTERN AVE
16822 S WESTERN AVE
16826 S WESTERN AVE
16924 S WESTERN AVE
16910 S WESTERN AVE
1.3 19 6 14 39
89 6106009001
6106009014
6106009015
17014 S WESTERN AVE
17018 S WESTERN AVE
17000 S WESTERN AVE
2.9 43 13 30 86
90 6106009008
6106009009
17124 S WESTERN AVE
17128 S WESTERN AVE 0.8 13 4 9 26
107 6106021051 1651 W 182ND ST 0.3 4 1 3 8
108 6106020043 -- 0.1 2 1 1 4
115 6106020038
6106020040
1725 W 182ND ST
1719 W 182ND ST 0.3 4 1 3 8
116 6106019065 1745 W 182ND ST 0.1 2 1 1 4
122
6106015013
6106015057
6106015058
6106015056
6106015055
6106015059
6106015019
6106015060
17850 S WESTERN AVE
--
17810 S WESTERN AVE
17910 S WESTERN AVE
17804 S WESTERN AVE
17820 S WESTERN AVE
17920 S WESTERN AVE
17840 S WESTERN AVE
1.4 22 7 15 44
123
6106019063
6106019048
6106019049
6106019050
6106019055
6106019062
6106019052
--
18016 S WESTERN AVE
--
--
--
--
--
0.9 15 4 11 30
City of Gardena 2021-2029 Housing Element C-44
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
6106019053
6106019054
6106019051
6106019064
--
--
--
18110 S WESTERN AVE
O5 Total 1029 310 727 2066
O6 Overlay
1 4060004027
4060004041
4060004023
4060004035
4060004038
4060004025
4060004037
4060004010
4060004021
4060004011
4060004022
4060004040
4060004013
4060004012
13416 CRENSHAW BLVD
--
13208 CRENSHAW BLVD
13236 CRENSHAW BLVD
13400 CRENSHAW BLVD
13424 CRENSHAW BLVD
13310 CRENSHAW BLVD
13204 CRENSHAW BLVD
13226 CRENSHAW BLVD
13120 CRENSHAW BLVD
13214 CRENSHAW BLVD
13430 CRENSHAW BLVD
13100 CRENSHAW BLVD
13112 CRENSHAW BLVD
4.3 108 32 76 216
2 4059022015
4059022014
4059022016
4059022018
4059022017
4059022019
4059022024
--
13610 CRENSHAW BLVD
13600 CRENSHAW BLVD
13514 CRENSHAW BLVD
13520 CRENSHAW BLVD
13510 CRENSHAW BLVD
13500 CRENSHAW BLVD
1.3 32 9 22 63
3 4059021017
4059021018
4059022026
13920 CRENSHAW BLVD
13904 CRENSHAW BLVD
--
0.5 14 4 9 27
4 4059021004
4059021005
4059021013
4059021014
4059021015
4059021011
4059021012
4059021003
4059021009
4059021010
4059021021
14160 CRENSHAW BL.
14150 CRENSHAW BLVD
14008 CRENSHAW BLVD
--
--
--
14030 CRENSHAW BLVD
14160 CRENSHAW BLVD
14100 CRENSHAW BLVD
14044 CRENSHAW BLVD
14124 CRENSHAW BLVD
1.9 46 14 33 93
11 6102001006
6102001010
6102001007
6102001026
1734 W EL SEGUNDO BLVD
1714 W EL SEGUNDO BLVD
1726 W EL SEGUNDO BLVD
1720 W EL SEGUNDO BLVD
1.8 44 13 31 88
13 6102002005
6102002006
1564 W EL SEGUNDO BLVD
1556 W EL SEGUNDO BLVD 0.9 22 7 15 44
14 6102002030
6102002028
12801 HALLDALE AVE
1530 W EL SEGUNDO BLVD 2.9 72 22 50 144
15 6102003005 1428 W EL SEGUNDO BLVD 2.0 49 15 35 99
City of Gardena 2021-2029 Housing Element C-45
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
6102003004
6102003024
1434 W EL SEGUNDO BLVD
1440 W EL SEGUNDO BLVD
16 6102003007 12829 S NORMANDIE AVE 0.6 15 4 11 30
17 6115001006
6115001032
6115001033
6115001005
6115001003
6115001004
6115001002
6115001800
6115001034
1254 W EL SEGUNDO BLVD
1342 W EL SEGUNDO BLVD
12816 S NORMANDIE AVE
1254 W EL SEGUNDO BLVD
1320 W EL SEGUNDO BLVD
1308 W EL SEGUNDO BLVD
1332 W EL SEGUNDO BLVD
1218 W EL SEGUNDO BLVD
1246 W EL SEGUNDO BLVD
6.8 169 51 119 339
22 4062004041 14401 S WESTERN AVE 0.1 4 1 2 7
32 4061027004
4061027005
4061027006
4061027013
4061027014
14101 S WESTERN AVE
14107 S WESTERN AVE
14119 S WESTERN AVE
1859 W ROSECRANS AVE
1835 W ROSECRANS AVE
6.2 154 46 108 308
33 4062003027
4062003024
4062003029
4062003030
4062003031
4062003036
4062003008
4062003037
4062003021
4062003023
4062003028
4062003022
1930 W ROSECRANS AVE
1954 W ROSECRANS AVE
1916 W ROSECRANS AVE
1910 W ROSECRANS AVE
1900 W ROSECRANS AVE
1901 W 144TH ST
1957 W 144TH ST
1119 W 144TH PL
1919 W 144TH ST
--
1922 W ROSECRANS AVE
1939 W 144TH ST
3.0 75 23 52 150
34 4062004032
4062004033
4062004036
4062004008
4062004082
4062004079
1847 W 144TH ST
--
1850 W ROSECRANS AVE
1839 W 144TH ST
14314 S ST ANDREWS PL
1830 W ROSECRANS AVE
2.4 59 18 41 118
35 6102014039
6102014048
6102014069
6102014038
6102014040
6102014046
6102014041
1601 W ROSECRANS AVE
1701 W ROSECRANS AVE
1735 W ROSECRANS AVE
1611 W ROSECRANS AVE
1617 W ROSECRANS AVE
1725 W ROSECRANS AVE
1639 W ROSECRANS AVE
13.9 348 104 243 695
36 6103002034
6103002035
6103002033
--
1718 W ROSECRANS AVE
1732 W ROSECRANS AVE
0.6 14 4 10 28
37 6103004021
6103004037
1600 W ROSECRANS AVE
1650 W ROSECRANS AVE 2.4 60 18 42 120
38 6103005028
6103005027
--
-- 3.4 85 26 60 171
City of Gardena 2021-2029 Housing Element C-46
Table C-1: Housing Overlay Sites and Income Distribution Site ID APN Address Acres Lower
Income Units
Moderate
Income Units
Above
Moderate
Income Units
Total Units
6103005058
6103005057
6103005026
6103005029
6103005051
6103005052
6103005054
6103005025
6103005053
6103005034
1536 W ROSECRANS AVE
--
1536 W ROSECRANS AVE
1510 W ROSECRANS AVE
1522 W ROSECRANS AVE
1520 W ROSECRANS AVE
14315 HALLDALE AVE
1560 W ROSECRANS AVE
1518 W ROSECRANS AVE
1560 W ROSECRANS AVE
39 6103009057
6103009063
1408 W ROSECRANS AVE
14315 S NORMANDIE AVE 1.6 41 12 29 82
41 4062003005
4062003006
4062003007
4062003002
4062003004
4062003001
4062003003
1940 W 144TH ST
1946 W 144TH ST
14404 GRAMERCY PL
1910 W 144TH ST
1934 W 144TH ST
1900 W 144TH ST
1920 W 144TH ST
1.8 45 13 32 90
42 4062004029
4062004081
4062004022
4062004021
4062004023
4062004009
4062004026
4062004031
4062004027
4062004030
4062004083
1830 W 144TH ST
1834 W 144TH ST
--
--
14415 S WESTERN AVE
1858 W 144TH ST
1848 W 144TH ST
1818 W 144TH ST
1838 W 144TH ST
1828 W 144TH ST
14421 S WESTERN AVE
2.2 56 17 40 113
91 6106013049
6106013053
1610 W ARTESIA BLVD
1650 W ARTESIA BLVD 7.6 190 57 133 380
O6 Total 1,702 510 1,193 3,405
City of Gardena 2021-2029 Housing Element C-47
Figure C-1: Housing Overlay Sites Inventory
City of Gardena 2021-2029 Housing Element D-1
Appendix D: Evaluation of Accomplishments under
the 2014-2021 Housing Element
As part of the housing element update, jurisdictions must evaluate the accomplishments made under their adopted housing elements. Wherever possible, these results should be quantified, but may be qualitative where necessary. The purpose of this analysis is to critically evaluate the success of the current programs to aid in the development of an effective five- year strategy for the updated element.
This section reviews the City’s progress to date in implementing housing programs set forth in the 2014 -2021 Housing Element and the continued appropriateness for inclusion in the 2021-2029 Housing Element. Table D-1, below, summarizes the City’s housing program accomplishments.
Effectiveness in Meeting Special Needs
The City of Gardena assists its special needs residents primarily through housing rehabilitation assistance and supp ortive services. These include its Handyworker Fix Up Residential Rebate, and Mobile Home Rehabilitation programs. The Rent Mediation Board also assisted many of the City’s special needs residents. Furthermore, the City expanded its senior housing inventory by facilitating the development of Spring Park Senior Housing. However, w ith limited CDBG funds and elimination of redevelopment, the City was not able to fully achieve its objectives. For the 2021 -2029 Housing Element planning period, the City will proactively pursue funding to expand its housing program capacity.
City of Gardena 2021-2029 Housing Element D-2
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
Maintenance and Preservation of the Housing Stock
1 Housing Rehabilitation Program
▪ Handy-Worker Fix Up
▪ Residential Rebate
▪ Multi-Family Rehabilitation and
Code Correction
▪ Owner-Occupied Rehabilitation
Loan Program (OORP)
▪ Mobile Home Rehabilitation Loan
Program
▪ Provide assistance to 179
households annually
(approximately 550 households
throughout the planning period)
through the Handy-Worker Fix
Up, Residential Rebate, and
Multi-Family Rehabilitation and
Code Correction Programs.
▪ Provide 15 deferred loans over
two years through OORP and the
Mobile Home Rehabilitation Loan
Program.
Progress: Overall, between 2014 and 2019 the City provided assistance to a total of 346 residents, including 23 rebates and 20 loans.
▪ Handy-Worker Fix Up – 147 households received
assistance during the planning period. In 2019, 21
extremely low income households, 3 very low income
households, and 4 low income households were assisted.
▪ Residential Rebate – 42 households received rebates
during the planning period.
▪ MF Rehab. and Code Correction – 156 low to extremely
low income households received assistance during the
planning period. Program funding was not available in
2019.
▪ Owner-Occupied Rehabilitation Loan Program – A total of 21 households received loans under the State HOME and
CalHome Programs since 2014. The City applied for new
HCD grant to assist low-income families with rehabilitation and received the Standard Agreement (SA) in 2015. One
loan payoff was received in 2015 and was used in 2016 to fund an additional rehabilitation loan applicant. No
households were assisted through this program in 2018 or 2019.
▪ Mobile Home Rehabilitation Loan Program – The City
continues to assist mobile home households throughout
the City.
Effectiveness: Assistance has been slower than anticipated, but CDBG funds will continue to be available. City met its OORP objective.
City of Gardena 2021-2029 Housing Element D-3
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
Appropriateness: Program implementation remains
appropriate for the Housing Element update, but is updated to reflect changes in funding availability.
2 Section 8 Rental Assistance ▪ Continue to provide updated information on the Section 8
program through the City's
website and making it available at
the City’s CDC counter.
Progress: LACDA (Los Angeles County Development
Authority’s predecessor agencies) provided rental assistance to Gardena households with incomes up to 50 percent AMI.
Currently, approximately 512 households in Gardena are
receiving Section 8 Housing Choice Vouchers.
Effectiveness: The HCV program is the key program that
benefits extremely low income households and those with special needs.
Appropriateness: This program is included in the 2021-2029 Housing Element.
3 Preservation of At-Risk Units ▪ Continue to monitor and gauge at-risk units’ activities.
Progress: The following assisted rental housing projects are located in the City:
▪ Gardena Valley Towers – Contract expires in 2038 but is contingent upon the continued renewal of Section 8
funding. The risk of conversion from affordable to market rate is low due to its non-profit status.
▪ South Park Manor – Contract expires in 2026 but is
contingent upon the continued renewal of Section 8
funding. The risk of conversion from affordable to market rate is low due to its non-profit status.
▪ Meadowlark Manor – Contract expires in 2031 but is
contingent upon the continued renewal of Section 8
funding. The risk of conversion from affordable to market rate is low due to its non-profit status.
▪ Spring Park Senior Villa – Contract expires 2065. Project was funded with HOME funds.
City of Gardena 2021-2029 Housing Element D-4
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
Effectiveness: The City has monitored at-risk activities to maintain an adequate affordable housing inventory.
Appropriateness: Program implementation is appropriate for the Housing Element Update.
Provision of a Variety of Housing Types
4 Senior Housing Development ▪ Support applications for federal and state funding for quality senior
developments by providing the
information on the City’s website
and making it available at the
City’s CDD counter.
Progress: The City provides information about Senior
Housing projects and development on their website. Additional information is provided by Community Development and
Economic Development staff on an ongoing basis by phone, website, marketing, and at the Community Development
counter. Housing staff continues to support applications for federal and state funding for quality senior developments.
The Spring Park Senior Housing project, funded by the State HOME project, was completed in 2015 and is now fully
occupied.
Effectiveness: Program objectives were achieved. The City continues to encourage senior housing developments through the provision of applicable information.
Appropriateness: Continue to provide information on the City's website.
5 Homeownership Programs ▪ Continue to provide information on financing funds available through
ICLFA.
▪ Mail information packages to local
financial institutions and facilitate
workshops on an annual basis.
Progress: In 2015, the City developed a mailing packet that was sent to local lending entities to encourage the use of ICLFA primary funds. In 2014, the City provided information on ICLFA financing funds on their website.
Effectiveness: This program is no longer available.
Appropriateness: The 2021-2029 Housing Element includes other homebuyer assistance resources available to the City.
City of Gardena 2021-2029 Housing Element D-5
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
Provision of Adequate Sites
6 Specific Plans ▪ Determine the feasibility of specific plan sites along Rosecrans
Avenue.
Progress: The City did not develop any specific plans at the identified locations, but has developed three other specific plans in alternate locations.
Effectiveness: The City continues to utilize specific plans as a tool for new residential development.
Appropriateness: The 2021-2029 Housing Element proposes to est ablish a Housing Overlay to facilitate residential development and will process a specific plan application on the identified sites if submitted. The program is no longer required. 7 Gardena Boulevard ▪ Develop 20 new multi-family units along Gardena Boulevard.
Progress: During the last planning period (2008-2014), the City conducted a study to identify mixed uses in the C-R Zone. The City also discussed potential residential mixed use development along Gardena Boulevard with property
owners. Since 2013, nine new multi-family units have been developed on Gardena Boulevard.
Effectiveness: Development along Gardena
Boulevard was slower than anticipated. A total of
nine multi-family units have been developed
throughout the planning period.
Appropriateness: The 2021-2029 Housing Element
proposes to establish a Housing Overlay to facilitate
residential development.
8 Development on Vacant and
Underutilized Residential Sites
▪ Use HOME funds to partner with
for-profit and non-profit developers
to construction new affordable
housing on vacant and
underutilized properties within the
Progress: City staff met with Bank of America and prepared a list of profit and non-profit developers in 2014. Community Development staff continues outreach to developers and non- profit agencies to develop strategies and programs for
construction of more affordable housing.
City of Gardena 2021-2029 Housing Element D-6
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
City.
▪ Work with CHDOs to facilitate the
development of new affordable
housing units.
▪ Update the vacant land inventory
using the City’s GIS system.
In 2016, Spring Park Senior Villa, a 37-unit Senior's complex, was completed in partnership with WASET, Inc. a non-profit organization. City staff continues to seek opportunities to partner with non-profits and non-profit affordable housing developers.
The City will update their sites inventory as a part of the 6th cycle Housing Element update.
Effectiveness: The Program objectives have been achieved.
Appropriateness: The 2021-2029 Housing Element
includes a new inventory of sites and a monitoring procedure to maintain adequate sites for housing.
9 Brownfield Program ▪ Market Brownfield opportunity
sites with information packets.
▪ Continue Community outreach
efforts through the Brownfield
Community Relations Committee
(BCRC).
Progress: The City of Gardena no longer has an actively funded Brownfields Program; however, the final objectives have been achieved. The City has an active and aggressive marketing program for its Brownfield sites; ongoing marketing of the sites occurs regularly.
The BCRC no longer meets on a regular basis. The City
provides ongoing outreach to the community through FACT Sheets and postings to Economic Development website.
Effectiveness: The City has successfully implemented the Brownfield Program and continues to provide information to the community and the opportunities cleaning up contaminated site for future development.
Appropriateness: Continue to implementation Program
Objectives.
10 Second Unit Ordinance ▪ Continue to provide an information packet on second-unit
developments, as well as other
affordable housing information, at
Progress: The City has continually amended the Municipal Code to keep in compliance with State law regarding
accessory dwelling units. The City also provided an
informational packet on second- unit developments and
City of Gardena 2021-2029 Housing Element D-7
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
the CDD counter and on the City’s
website.
continues to provide affordable housing information at the CDD counter and on their website.
Effectiveness: The Program objectives have been achieved.
Appropriateness: The 2021-2029 Housing Element includes a new Accessory Dwelling Units (ADU) program to facilitate the development of ADUs and second units.
11 Single Room Occupancy ▪ Maintain a list of existing hotels that are candidates for conversion.
▪ Review SRO conversion
applications on an annual basis.
Progress: The City amended the Municipal Code to permit SROs in the M-1 zone with a CUP in 2014. Ongoing
maintenance of list occurred throughout the planning period.
No SRO conversion applications were received during the planning period.
Effectiveness: The list was maintained throughout the
planning period. To date, no SRO conversion application have been received by the City.
Appropriateness: The City will facilitate a variety of housing options in the City, but SRO is not separately identified as a program in the 2021-2029 Housing Element.
12 Transitional and Supportive Housing
in Mixed Use Overly Zone
▪ Amend the MU zone (Municipal
Code Section 18.19) to list
transitional housing and supportive
housing as permitted uses, in
compliance with SB 2.
Progress: The City amended the Municipal Code in 2019 to list transitional housing and supportive housing as permitted uses, in compliance with SB 2.
Effectiveness: The Program objectives have been achieved.
Appropriateness: The 2021-2029 Housing Element includes a program to make Zoning Code amendments to comply with recent changes in State law for special needs housing.
13 Adequate Sites Monitoring ▪ Continue to maintain an up-to-date inventory of adequate housing
sites for each income category.
Progress: The City staff continues to monitor the sites inventory regularly.
Effectiveness: This program is ongoing.
City of Gardena 2021-2029 Housing Element D-8
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
▪ Continue to implement a formal
ongoing procedure to evaluate
identified capacity and identify
additional sites as necessary.
▪ Continue to perform an annual
evaluation to determine whether
sites are being utilized for
residential development and
monitor the effectiveness of
programs and incentives.
Appropriateness: The 2021-2029 Housing Element
includes a program to monitor adequate sites pursuant to SB166.
14 Opportunity Sites Listing and
Outreach
▪ Continue maintaining an updated
listing of opportunity sites.
▪ Initiate contact with South Bay
Board of Realtors about
development opportunities
involving lot consolidation.
Progress: All but two of the five previously vacant
residential sites have been developed into residential
housing. The City will explore development opportunities with other affordable housing developers for possible zoning for other residential sites. Opportunity Sites were identified in 2016 and a process for maintaining their visibility has been in process.
The City contacted the South Bay Board of Realtors to
discuss lot consolidation in 2014.
Effectiveness: The Program objectives have been
achieved. The City continues to maintain a list of opportunity sites.
Appropriateness: The City will continue to maintain a list of opportunity sites. This Program will be modified and is included in the Housing Element update.
15 Non-profit Development Partnership ▪ Hold one workshop annually. Progress: A workshop was held in 2014 with Congresswoman Waters and other financial institutions regarding financing for Affordable Housing Projects. A Planning and Development Forum was held on November 15, 2018.
City of Gardena 2021-2029 Housing Element D-9
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
Effectiveness: The City held two workshops during the
planning period.
Appropriateness: The City will continue to seek non-profit development partnerships and facilitate workshops. This Program will be modified and is included in the Housing Element update.
Equal Housing Opportunity
16 Rent Mediation Board ▪ Continue providing rent
mediation/arbitration assistance to
renters in disputes with landlords.
▪ Continue conducting the annual
survey of rental housing units.
Progress: The City provided rent mediation and arbitration assistance to renters and landlords and conducted an
annual survey of rental units throughout the planning period.
The Rent Mediation Board considered 131 cases between
2014 and 2019, 50 of which were settled, 46 were resolved, 34 were closed or cancelled, and 22 were denied. Rental rate reports were conducted monthly by the Rent Mediation Board-members.
Effectiveness: The Program objectives have been achieved.
Appropriateness: The City will continue providing rent
mediation/arbitration assistance and conducting surveys of rental housing units. This Program will be included in the Housing Element update.
17 Fair Housing Program ▪ Continue contracting with the Fair Housing Foundation to assure City
residents have equal access to
housing.
Progress: The City contracted with the Fair Housing
Foundation (FHF), a non-profit housing corporation,
throughout the planning period to serve as Fair Housing Administrator for fair housing services. FHF provided
educational, training, and enforcement programs to City residents, tenants, housing providers, home seekers and those in the housing industry. Among residents, FHF served predominantly low and very low-income households and
City of Gardena 2021-2029 Housing Element D-10
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
individuals. FHF provided written materials in English, Spanish, Khmer, Korean and Vietnamese and contracted
with Certified Languages International for real time
interpreting. It also made specific outreach efforts to immigrant populations in low-income neighborhoods to assist in informing and organizing such populations. The City has maintained its website as a means of communicating fair housing services information to community residents,
landlords, and lenders.
Effectiveness: The Program objectives have been
achieved.
Appropriateness: The Fair Housing Program provides a
valuable service to residents in Gardena and remains
appropriate for inclusion in the Housing Element Update. 18 Rental Assistance ▪ Continue to promote diversity
through affirmatively marketing of
the availability of Section 8 Rental
Certificates and the availability of
Section 202 units.
Progress: Most rental assistance provided to Gardena
residents is administered by the LA County Development
Authority (LACDA). The City conducted periodic availability surveys throughout the planning period and found that the average waiting list of applicants was approximately 150.
Inquiries regarding availability of affordable and senior housing are referred to the LACDA and to the management at one local senior complex. On an as-needed basis, the Human Services Bureau for the City of Gardena also assists with counseling and rental assistance referrals. All of the City's Housing Programs use affirmative marketing as
directed by HUD and the State HCD and does outreach to
those ethnic groups that are less likely to seek assistance.
Marketing materials are provided in Spanish and English.
The City of Gardena provides outreach to homeless
residents and local homeless gathering places (e.g.,
City of Gardena 2021-2029 Housing Element D-11
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
community centers and libraries) and through the City of Gardena Social Services Staff.
Effectiveness: See the Progress and Effectiveness of
Housing Program 2 (Section 8 Rental Assistance) and
Housing Program 4 (Senior Housing Development).
Appropriateness: Rental assistance information to be
continually updated and the Program remains appropriate for the Housing Element Update.
19 Accessible Housing ▪ Provide rehabilitation loans/grants to income- qualified households
for access improvements.
Progress: The City of Gardena continues to provide funding for access services through its CDBG Handy worker Fix Up Program. Out of the 108 households assisted from 2015
through 2019, 51 grants provided direct funding for access improvements (See Program 1 under Rehabilitation
Assistance).
Effectiveness: See the Progress and Effectiveness of
Housing Program 1 (Housing Rehabilitation Program).
Appropriateness: The City will continue to provide
assistance to income- qualified individuals when funds are available. However, compliance with building codes is not included as a separate program in the Housing Element.
20 Continuum of Care – Homeless
Assistance
▪ Continue participation in the
County’s Continuum of Care and
allocate CDBG monies to fund the
City’s Emergency Services
Program.
Progress: Staff researched potential funding sources to allow City to continue to provide services, counseling, and referrals to agencies for shelter for the homeless. In addition to these efforts, the City through its Community
Development Department participated in the annual update of the Countywide homeless population count program and worked in partnership with Los Angeles County Homeless
Services Authority (LAHSA), the South Bay Cities Council of Governments, and local nonprofits and volunteer
City of Gardena 2021-2029 Housing Element D-12
Table D-1: Evaluation of Housing Program Accomplishments (2014-2021) Housing Programs Program Objectives Accomplishments
organizations to coordinate the provision of temporary
housing for the Gardena homeless population and access to information about available affordable housing. The
Gardena Police Department provided referrals to the
community’s homeless population for Mental Health
assistance on an as-needed basis.
Effectiveness: The City continues to direct efforts towards assisting the homeless.
Appropriateness: This Program remains appropriate for the Housing Element Update.
21 Outreach for Persons with
Developmental Disabilities
▪ Develop an outreach program
providing information on housing
options for persons with
developmental disabilities through
a variety of traditional and
electronic media, as well as
through face-to-face interaction.
Progress: The City provides information on housing options for a variety of special needs populations including those with developmental disabilities.
Effectiveness: The City continues to outreach to all
residents, especially those with special needs.
Continued Appropriateness: The 2021-2029 Housing
Element includes enhanced outreach activities.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT 1 Appendix E
Affirmatively Furthering Fair Housing
Appendix E: Affirmatively Furthering
Fair Housing (AFFH)
A. Introduction and Overview of AB 686
In 2017, Assembly Bill 686 (AB 686) introduced an obligation to affirmatively further fair housing (AFFH) into California state law. AB 686 defined “affirmatively further fair housing” to mean “taking meaningful actions, in addition to combat discriminatio n, that overcome patterns of segregation and foster inclusive communities free from barriers that restrict access to opportunity” for persons of color, persons with disabiliti es, and other protected classes. The Bill added an assessment of fair housing to the Housing Element which includes the following components:
▪ A summary of fair housing issues and assessment of the jurisdiction’s fair housing enforcement and outreach capacity;
▪ An analysis of segregation patterns, racially/ethnically concentrated areas of poverty, disparities in access to opportunities, and disproportionate housing needs;
▪ An assessment of contributing factors; and
▪ An identification of fair housing goals and actions.
The AFFH rule was originally a federal requirement applicable to entitlement jurisdictions, those with population s over 50,000 that can receive HUD Community Planning and Development (CPD) funds directly from HUD. Before the 2016 federal rule was repealed in 2019, entitlement jurisdictions were required to prepare an Assessment of Fair Housing (AFH) or Analysis of Impediments to Fair Housing Choice (AI). AB 686 states that jurisdictions can incorporate findings from either report into the Housing Element.
This analysis of fair housing issues in Gardena relies on the 2016 Ci ty of Gardena Analysis of Impediments to Fair Housing Choice (2016 AI), 2018 Analysis of Impediments to Fair Housing Choice (2018 AI) prepared by the Los Angeles Community Development Authority (LACDA), California Department of Housing and Community Develo pment (HCD) AFFH Data Viewer mapping tool, 2015-2019 American Community Survey (ACS), HUD Comprehensive Housing Affordability Strategy (CHAS) data, HUD AFFH data, and additional local sources of information.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT 2 Appendix E
Affirmatively Furthering Fair Housing
B. Fair Housing Issues
Fair Housing Enforcement and Outreach
Federal fair housing laws prohibit discrimination based on: race, color, religion, national origin, sex/gender, handicap/disability, and familial status. Specific federal legislation and court rulings include:
▪ The Civil Rights Act of 1866- covers only race and was the first legislation of its kind
▪ The Federal Fair Housing Act 1968- covers refusal to rent, sell, or finance ▪ The Fair Housing Amendment Act of 1988 - added the protected classes of handicap and familial status
▪ The American s with Disabilities Act (ADA) - covers public accommodations in both businesses and in multi -family housing developments
▪ Shelly v. Kramer 1948- made it unconstitutional to use deed restrictions to exclude individuals from housing
▪ Jones v. Mayer 1968- made restrictive covenants illegal and unenforceable California state fair housing laws protect the same classes as the federal laws with the addition of marital status, ancestry, source of income , sexual orientation, and arbitrary discrimination. Specific State legislation and regulations include:
▪ Unruh Civil Rights Act- extends to businesses and covers age and arbitrary discrimination
▪ California Fair Employment and Housing Act (Rumford Act)- covers the area of employment and housing, with the exception of single-family houses with no more than one roomer/boarder
▪ California Civil Code Section 53 - takes measures against restrictive covenants
▪ Department of Real Estate Commissioner’s Regulations 2780 -2782- defines disciplinary actions for discrimination, prohibits p anic selling and affirms the broker’s duty to supervise
▪ Business and Professions Code - covers people who hold licenses, including real estate agents, brokers, and loan officers.
The City has committed to complying with applicable federal and State fair housing laws to ensure that housing is available to all persons without regard to race, color, religion, national origin, disability, familial status, or sex as outlined in the 2016 AI. Further, the Los Angeles County Development Authority (LACDA) prohibits discrimination in any aspect of housing on the basis of race, color, religion, national origin, disability, familial status, or sex.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT 3 Appendix E
Affirmatively Furthering Fair Housing
Regional Trend. According to HUD’s Office of Fair Housing and Equal Opportunity (FHEO) records, 130 housing discrimination cases were filed in Los Angeles County in 2020, compared to 291 in 2010. In 2020, a majority of cases were related to disability (66%). Another 21 percent of cases were related t o racial bia s. The percent of cases related to disability has increased significantly since 2010, when only 36 percent of cases reported a disability bias. Public housing buildings, FHEO inquires by City and housing choice voucher (HCV) recipients by tract are shown i n Figure E-1. HCVs are most concentrated in the area north of Gardena, near Inglewood, the City of Los Angeles, and in the adjacent unincorporated County areas. Public housing buildings are conce ntrated in the same area. However, there are many public housing buildings scattered throughout the County.
Local Trend. Under contract with the City, the Fair Housing Foundation (FHF) provides fair housing services to Gardena residents. The FHF provides t he following fair housing related services: discrimination complaint intake and investigation; fair housing training, outreach and education , general housing (landlord/tenant) counseli ng and mediation; enforcement and impact litigation. The FHF also conducts fair housing testing in Gardena and throughout Los Angeles. The following fair housing tests were conducted in Gardena:
▪ Income (FY 2003-2004): Six tests, all resulting in sustained allegations; ▪ Familial Status (FY 2004 -2005): Six tests, three showed inc onclusive evidence, three showed no evidence;
▪ Disability (relating to companion animals) (FY 2007 -2008): Two tests, one showed inconclusive evidence, one showed no evidence;
▪ Race (FY 2008-2009): Five tests, three showed inconclusive evidence, one showed no evidence, and one showed sustained allegations.
HUD reported that Gardena received a total of 26 FHEO inquiries between January 2013 and March 2021. Of the 26 inquiries, three were related to disability, one race, and one national origin. Total FHEO inqu iries in Gardena represent 0.42 inquiries per 1,000 people. The remaining inquiries did not pertain to a specific basis of discrimination. In two tracts, between 5 and 10 percent of all renters receive housing choice vouchers (HCV) and in five tracts, up t o 5 percent of renters receive HCVs. To protect the confidentiality of renters receiving HCVs, tracts containing 10 or fewe r voucher holders have been omitted from this dataset. Tracts with higher concentrations of renters receiving HCVs are not generally concentrated in one area in the City. FEHO Inquiries and the concentration of HCV recipients by tract are shown in Figure E-2.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT 4 Appendix E
Affirmatively Furthering Fair Housing
Figure E-1: Regional Public Housing Buildings, FHEO Inquiries, and HCVs
Source: HCD Data Viewer, HUD 2013-2021, 2021.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT 5 Appendix E
Affirmatively Furthering Fair Housing
Figure E-2: Public Housing Buildings, FHEO Inquiries, and HCVs
Source: HCD Data Viewer, HUD 2013-2021, 2021.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT 6 Appendix E
Affirmatively Furthering Fair Housing
Integration and Segregation
Race and Ethnicity
Ethnic and racial composition of a region is useful in analyzing housing demand and any related fair housing concerns, as it tends to demonstrate a relationship with other characteristics such as household size, locational preferences and mobility.
Dissimilarity indices can be used to measure the evenness of distribution between two groups in an area. The following shows how HUD views various levels of the index:
▪ <40: Low Segregation
▪ 40-54: Moderate Segregation
▪ >55: High Segregation
The following analysis of racial/ethnic segregation also includes racial/ethnic minority population trends, maps of minority concentrated areas over time, and an analysis of the City’s sites inventory as it relates to minority (non-White) concentrated areas.
Regional Trend. As shown in Table E-1, racial/ethn ic minority groups make up 73.8 percent of the Los Angeles County population. Nearly half of the Los Angeles County population is Hispanic/Latino (48.5 percent), 26.2 percent of the population is White, 14.4 percent is Asian, and 7.8 percent is Black/African American. Gardena and the adjacent jurisdictions of Carson, Hawthorne, Inglewood, and Lawndale have racial/ethnic minority (non-White) populations exceeding the Countywide average. Of the selected jurisdictions, Carson has the largest racial/ethnic mino rity population (93 percent), and Torrance has the smallest (62.6 percent).
Table E-1: Racial/Ethnic Composition – L.A. County, Gardena, and Neighboring Cities LA
County Gardena Carson Hawthorne Inglewood Lawndale Torrance White 26.2% 9.4% 7.0% 10.3% 4.5% 14.6% 37.4%
Black/
African American 7.8% 22.2% 23.5% 24.1% 39.6% 9.7% 2.6% American Indian/
Alaska Native 0.2% 0.1% 0.2% 0.2% 0.3% 0.2% 0.4%
Asian 14.4% 24.7% 26.3% 7.5% 2.0% 10.9% 35.6%
Native Hawaiian/
Pacific Islander 0.2% 1.1% 2.6% 0.3% 0.4% 1.0% 0.5%
Some other race 0.3% 0.7% 0.1% 0.5% 0.4% 0.5% 0.3%
Two+ races 2.3% 2.5% 3.0% 2.2% 2.2% 1.6% 4.6%
Hispanic/Latino 48.5% 39.3% 37.3% 54.8% 50.6% 61.5% 18.6% Source: ACS 2015-2019 (5-Year Estimates).
As discussed previously, HUD’s dissimilarity indices can be used to estimate segregation levels over time. Dissimilarity indices for Los Angeles County are shown in Table E-2.
Dissimilarity indices between non -White and White groups indicate that the County has CITY OF GARDENA 2021-2029 HOUSING ELEMENT 7 Appendix E
Affirmatively Furthering Fair Housing
become increasingly segregated since 1990. Segregation between Black and White communities has decreased, while segregation between Hi spanic and Asian/Pacific Islander communities and White communities has increased. According to HUD’s thresholds, all White and non -White communities in Los Angeles County are highly segregated.
Table E-2: Racial/Ethnic Dissimilarity Trends – Los Angeles County 1990 2000 2010 2020
Non-White/White 56.66 56.72 56.55 58.53
Black/White 73.04 67.40 64.99 68.24
Hispanic/White 60.88 63.03 63.35 64.33
Asian or Pacific Islander/White 46.13 48.19 47.62 51.59 Source: U.S. Department of Housing and Urban Development (HUD) Affirmatively Furthering Fair Housing (AFFH) Database, 2020.
Figure E-3 shows that most areas in Los Angeles County have high concentrations of racial/ethnic minorities. Coastal cities, including Santa Monica and Redondo Beach, and the areas surrounding Beverly Hills, West Hollywood, Burbank, and the Pacific Palisades neighborhood generally have smaller non -White populations. Most block groups in the South Bay, San Gabriel Valley, San Fernando Valley and central Los Angeles areas have majority racial/ethnic minority populations. Gardena’s racial/ethnic minority populations are comparable to surrounding jurisdictions. Coastal communities such as Hermosa Beach and Redondo Beach tend to have smaller racial/ethnic minority populations.
Communities southeast of Gardena, such as Lakewood, also have fewer racial/ethnic minorities.
Local Trend. According to the 2015-2019 ACS, 90.6 percent of the Gardena population belongs to a racial or ethnic minority group, a slight increase from 90.4 percent during the 2006-2010 ACS. In comparison, only 73.8 percent of Los Angeles County residents belong to a racial or ethnic minority group. The Black/African (22.2 percent), Asian (24.7 percent), and Native Hawaiian/Pacific Islander (1.1 percent) populations make up a larger share of the Gardena population compared to the County. Approximately 39 percent of the population is Hispanic/Latino, less than countywide (see Table E-1).
Table E-3 shows the change in racial/ethnic composition in Gardena using the 2006-2010 and 2015-2019 ACS. The racial/ethnic composition in Gardena has remained relatively constant. The White and Asian p opulations have decreased slightly, while the Hawaiian/Pacific Islander, Hispanic/Latino, and multi -racial populations have grown incrementally.
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Affirmatively Furthering Fair Housing
Table E-3: Change in Racial/Ethnic Composition – Gardena (2010-2019) Race/Ethnicity 2010 2019
Persons Percent Persons Percent
White 5,648 9.6% 5,610 9.4%
Black/African American 13,009 22.2% 13,279 22.2%
American Indian/Alaska Native 74 0.1% 59 0.1%
Asian 16,257 27.7% 14,721 24.7%
Native Hawaiian/Pac. Islander 489 0.8% 664 1.1%
Some other race 318 0.5% 406 0.7%
Two or more races 1,387 2.4% 1,497 2.5%
Hispanic/Latino 21,486 36.6% 23,473 39.3%
Total 58,668 100.0% 59,709 100.0%
Source: 2015-2019 and 2006-2010 ACS (5-Year Estimates).
Dissimilarity between non-White and White communities in Gardena has worsened since 1990. Dissimilarity between Hispanic/White and Asian or Pacific Islander/White communities has increased, while dissimilarity between Black and White communities has declined. Based on HUD’s definition of the various levels of the index, segr egation between Hispanic/White and Asian o r Pacific Islander/White Gardena residents is low.
However, Black/White communities are highly segregated. Compared to the County as a whole, Gardena is less segregated.
Table E-4: Racial/Ethnic Dissimilarity Trends – Gardena 1990 2000 2010 2020
Non-White/White 22.15 28.95 27.16 30.54
Black/White 59.96 53.30 53.26 54.68
Hispanic/White 20.38 28.94 27.99 33.35
Asian or Pacific Islander/White 22.38 23.68 24.52 27.95 Source: U.S. Department of Housing and Urban Development (HUD) Affirmatively Furthering Fair Housing (AFFH) Database, 2020.
Figure E-4 and Figure E-5 compare racial or ethnic minority concentrations in 2010 and 2018. In nearly all block groups in Gardena, racial/ethnic minorities make up more than 80 percent of the population. Co nsistent with this trend citywide, there has been an increase in racial/ethnic minority populations in block groups along the northern and western City boundaries since 2010.
Sites Inventory. Figure E-5 also shows the sites inventory used to meet Gardena’s 2021- 2029 RHNA. The RHNA sites are generally evenly distributed throughout the city. The sites inventory and RHNA is described in depth in Chapter IV, Housing Resources, of this Housing Element . As discussed previously, nearly all Gardena block groups have racial/ethnic minority concentrations exceeding 81 percent. Approximately 9 8 percent of RHNA units, including 9 8.1 percent of lower incom e units, 9 6.6 percent of moderate income units, and 9 8.1 percent of above moderate income units, are in block groups CITY OF GARDENA 2021-2029 HOUSING ELEMENT 9 Appendix E
Affirmatively Furthering Fair Housing
where racial/ethnic minority groups make up more than 81 percent of the population (Table E-5).
Table E-5: Breakdown of RHNA Units by Racial/Ethnic Minority Concentration Racial/Ethnic Minority
Population (Block Group)
Lower
Income Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
61-80% 1.9% 3.4% 1.9% 2.3%
>81% 98.1% 96.6% 98.1% 97.7%
Total 2,731 1,760 2,220 6,711
Figure E-3: Regional Racial/Ethnic Minority Concentrations (2018)
Source: HCD AFFH Data Viewer, 2021.
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Figure E-4: Racial/Ethnic Minority Concentrations (2010)
Source: HCD AFFH Data Viewer, 2021
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Figure E-5: Minority Concentrations and RHNA Sites (2018)
Source: HCD AFFH Data Viewer, 2021.
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Disability
Persons with disabilities have special housing needs because of their fixed income, the lack of accessible and affordable housing, and the higher health costs associated with their disability.
Regional Trend. According to the 2015-2019 ACS, 9.9 percent of Los Angeles County residents experience a disability. Gardena has a larger population of persons with disabilities (12.9 percent) compared to the County, and the neighboring cities of Hawthorne (9.6 percent), Lawndale (9.4 percent), and Torrance (9 percent). Gardena has a similar share of persons with disabilities compared to Carson and Inglewood, where
12.2 percent and 12.5 percent of the population experiences a disability, respectively.
As shown in Figure E-6, less th an 20 percent of the population in most tracts in Los Angeles County are persons with disabilities. Tracts with disabled populations exceeding 20 percent are not concentrated in one area of the County. Tracts with larger shares of persons with disabilities closest to Gardena are in Inglewood, Long Beach, and the City of Los Angeles. The concentration of persons with disabilities in Gard ena is generally comparable to neighboring jurisdictions. The coastal cities of Manhattan Beach, Hermosa Beach, and Redondo Beach tend to have smaller disabled populations compared to Gardena, Compton, and Inglewood.
Local Trend. Since the 2008-2012 ACS, the disabled population in Gardena increased slightly from 10.2 percent to 12.9 percent during the 2015 -2019 ACS . Ambulatory difficulties and independent living difficulties are the most common disability type in Gardena; 7.4 percent of residents experience an ambulatory difficulty and 6.7 percent experience an independent living difficulty. Gardena’s population of persons with disabilities exceeds the countywide share due to the City’s elderly population.
Approximately 17 percent of the Gardena population is age 65 or older compared to only 13 percent countywide. Over half of the population aged 75 and older in Gardena experiences a disability.
Figure E-7 shows that census tracts with a higher percentage of persons with disabilities are not concentrated in one area in Gardena. Tracts with a disabled population below 10 percent are located in th e northeastern section of the City and in one tract along the western boundary. The remaining tracts have a disabled population between 10 and 20 percent.
Sites Inventory. Figure E-7 also includes the sites inventory used to meet Gardena’s 2021-2029 RHNA. Table E-6 shows the distribution of RHNA units by population of persons with disabilities. Nearly 99 percent of all RHNA units are in tracts where 10 to 20 percent of the population experience a disability, including 99.5 percent of lower income units, 97.3 perc ent of moderate income units, and 99.3 percent of above moderate income units.
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Table E-6: Breakdown of RHNA Units by Population of Persons with Disabilities Disabled
Population (Tract)
Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
<10% 0.5% 2.7% 0.7% 1.1%
10-20% 99.5% 97.3% 99.3% 98.9%
Total 2,731 1,760 2,220 6,711
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Figure E-6: Regional Concentration of Persons with Disabilities (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
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Figure E-7: Concentration of Persons with Disabilities and Sites Inventory (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
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Familial Status
Familial status refers to the presence of children under the age of 18, whether the child is biologically related to the head of household, and the martial status o f the head of households. Families with children may face housing discrimination by landlords who fear that children will cause property damage. Some landlords may have cultural biases against children of the opposite sex sharing a bedroom. Differential tr eatments such as limiting the number of children in a complex or confining children to a specific location are also fair housing concerns. Single parent households are also protected by fair housing law.
Regional Trend. Approximately 25 percent of Gardena households have one or more child under the age of 18. The City’s share of households with children is lower than the County, and the neighboring cities of Carson, Hawthorne, Inglewood, Lawndale, and Torrance (Figure E-8). Of the selected jurisdictions, Inglewood has the highest proportion of single-parent households representing 13.9 percent of all households in the City, while only 5.5 percent of households in Torrance are single-parent households.
More than 60 percent of children in most areas around Rolling Hills, Burbank, Redondo Beach, and the Pacific Palisades neighborhood live in married couple households (Figure E-9). Figure E-10 shows percent of children living in single -parent female -headed households by tract. Children in female-headed households are most concentrated in the area north of Gardena, including Inglewood, the City of Los Angeles, and unincorporated Los Angeles County communities, and the areas around Long Beach and Lakewood. In general, there are more children living in female -headed households in the central Los Angeles County areas compared to the So uth Bay, Westside, Gateway, San Fernando Valley, and San Gabriel Valley cities.
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Figure E-8: Housing Type Composition – Households with Children
Source: 2015-2019 ACS (5-Year Estimates).
Local Trend. Gardena has seen a significant decrease in households with children.
During the 2006-2010 ACS, there were 6,351 households with children representing 30.2 percent of all City households. The most recent 2015-2019 ACS estimates there is now only 5,101 hous eholds with children in Gardena representing 24.7 percent of total households. Approximately 8 percent of households in the City are single -parent households including 6.2 percent female-headed single -parent households. Female - headed households with childr en require special consideration and assistance because of their greater need for affordable housing and accessible day care, health care, and other supportive services.
As shown in Figure E-11, between 60 percent and 80 percent of children live in married couple households in most Gardena tracts. More than 80 percent of children live in married couple households in one tract along t he western City boundary, and only 40 percent to 60 percent of children live in married couple households in two tracts on the central eastern side of the City. Error! Reference source not found. shows that the percent of chil dren in female -headed households is also generally uniform throughout Gardena. There is a slightly larger population of children in female-headed households in the northern half of t he City compared to the southern half. In the northern tracts, 20 percent to 40 percent of children live in female -headed households, compared to less than 20 percent of children in the southern areas of the City.
Sites Inventory. Table E-7 and Table E-8 show the breakdown of RHNA units by percent of children living in married couple and female-headed households. Most units, regardless of income category, are in tracts where 60 percent to 80 percent of children live in married
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couple households. A slightly higher percentage of lower income units are in tracts where more than 2 0 percent of children live in female -headed households compared to moderate and above moderate income units.
Table E-7: Distribution of RHNA Sites by Children in Married Couple Households Children in Married Couple
Households (Tract)
Lower
Income Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
40-60% 8.7% 4.0% 7.5% 7.1%
60-80% 82.1% 81.8% 74.7% 79.6%
>80% 0.5% 2.7% 0.7% 1.1%
Total 2,731 1,760 2,220 6,711
Table E-8: Distribution of RHNA Sites by Children in Female-Headed Households Children in Female-Headed
Households (Tract)
Lower
Income Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
<20% 23.5% 25.8% 30.2% 26.3%
20-40% 76.5% 74.2% 69.8% 73.7%
Total 2,731 1,760 2,220 6,711
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Figure E-9: Regional Percent of Children in Married Couple Households (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
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Figure E-10: Regional Percent of Children in Female-Headed Households (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
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Figure E-11: Children in Married Couple Households and Sites Inventory (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
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Figure E-12: Children in Female-Headed Households and Sites Inventory (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
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Income
Identifying low- or moderate-income (LMI) geographies and individuals is important to overcome patterns of segregation. HUD defines a LMI area as a census tract or block group where over 51 percent of the population is LMI (based on HUD’s income definition of up to 80 percent of the AMI).
Regional Trend. HUD’s CHAS data, presented in Table E-9, shows that 58.5 percent of Gardena residents earn 80 percent or less than the area median family income and are considered lower income, compared to 51.6 percent Countywide. According to the 2015- 2019 ACS, the median household income in Gardena is $58,447. The median income in Gardena is lower than the median in th e County ($68,044) and the neighboring jurisdictions of Carson, Lawndale, and Torrance, but higher than Hawthorne and Inglewood.
Table E-9: Income Level Distribution
Income Category Gardena Los Angeles County
Households Percent Households Percent
<30% AMI 4,260 20.6% 641,055 19.5%
31-50% AMI 3,795 18.4% 482,070 14.6%
51-80% HAMFI 4,025 19.5% 578,285 17.5%
81-100% HAMFI 2,265 11.0% 312,595 9.5%
>100% HAMFI 6,305 30.5% 1,281,195 38.9%
Total 20,650 100.0% 3,295,200 100.0%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS) Data (based on 2013-2017 ACS), 2020.
Figure E-13 shows LMI areas regionally. Coastal cities, from Rancho Palos Verdes to El Segundo and the Pacific Palisades neighborhood have low concentrations of LMI households. In most tracts, less than 25 percent of the population is LMI in these areas.
LMI households are most concentrated in the central Los Angeles County region around the City of Los Angeles. There are smaller concentrations of LMI households in and around the cities of Glendale, El Mon te, San Fernando, and Long Beach. Communities north and east of Gardena have similar LMI concentrations consistent with the City.
Local Trend. Figure E-14 shows the LMI populations in Gardena block groups. Block groups in Gardena with higher LMI populations are most concentrated in the central and northeastern areas of the City. Most Gardena block groups have LMI populations that make up 50 percent and 75 percent of the block group population. There are six block groups where more than 75 percent of the population is LMI: two in the northeastern corner along W. El S egundo Boulevard, three in the center of the City between W.
Rosecrans Avenue and Marine Avenue, and one in the southern area at the intersection of S. Western Avenue and W. 166 th street. Less than 50 percent of households are LMI in most block groups along the eastern and southern City boundaries
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Sites Inventory. As shown in Figure E-14 and Table E-10, more than half of all units used to meet the City’s 2021-2029 RHNA are in block groups where LMI households make up 50 percent to 75 percent of the population. A higher percentage of lower income RHNA units are in block groups where more than 50 percent of the population is LMI (93.6 percent of units), comp ared to 90.3 percent of moderate income units and 82.4 percent of above moderate income units.
Table E-10: Distribution of RHNA Units by LMI Household Population LMI Population
(Block Group)
Lower
Income Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
<25% 0.0% 0.0% 0.4% 0.1%
25-50% 6.4% 9.4% 17.2% 10.8%
50-75% 61.1% 59.9% 53.5% 58.3%
75-100% 32.5% 30.7% 28.9% 30.8%
Total 2,731 1,760 2,220 6,711
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Figure E-13: Regional Concentration of LMI Households by Tract
Source: HCD AFFH Data Viewer, HUD LMI data (2011-2015 ACS), 2021.
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Figure E-14: Concentration of LMI Households and Sites Inventory
Source: HCD AFFH Data Viewer, HUD LMI data (2011-2015 ACS), 2021.
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Summary of Fair Housing Issues
Racial/ethnic minorities make up more than 80 percent of the population in nearly all Gardena block groups. Racial/ethnic minority groups are generally the same citywide. A slightly larger proportion of moderate income units are in the block groups where 61 -80 percent of the population belongs to a racial/ethnic minority group compared to lower income and above moderate income units.
Gardena has a large population of persons with disabilities and seniors compared to the County. Disabled populations are not concentrated in one area of the City. Almost all units used to meet the lower income RHNA are in tracts where 10 percent to 20 percent of the population is disabled.
Between 60 percent and 80 percent of children live in married couple households in most Gardena tracts. In the tract where more than 80 percent of children live in married couple households (western boundary along W. Redondo Beach Boulevard), racial/ethnic minorities make up between 60 perce nt and 80 percent of the population, less than the rest of the City (see Figure E-5 and Figure E-11). All northern City tracts have mor e children living in female-headed households compared to the southern tracts. Most lower income units used to meet the RHNA are in tracts where more than 20 percent of children live in female-headed households.
More than 50 percent of the population is LM I in most Gardena block groups. LMI concentrated block groups in northern Gardena also have more children living in female- headed households (see Figure E-12 and Figure E-14). Up to 15 percent of renters in tracts along the eastern side of Marine Avenue, where more than 75 percent of the population is LMI in some block groups, receive HCVs. There are no HCV recipients in the northeastern and southern block groups, despite the LMI population exceeding 75% (see Figure E-2).1 A larger proportion of lower income RHNA units are in block groups with high concentrations of LMI households compared to moderate and above moderate income units.
Racially and Ethnically Concentrated Areas of Poverty
Racially and Ethnically Concentrated Areas of Poverty (R/ECAPs) In an effort to identify racially/ethnically concentrated areas of poverty ( R/ECAPs), HUD identified census tracts with a majority non -White population with a poverty rate that exceeds 40 percent or is three times the average tr act poverty rate for the metro/micro area, whichever threshold is lower. HCD and the California Tac Cred it Allocation Committee (TCAC) convened as the Fair Housing Task Force to create opportunity maps.
1 To protect the confidentiality of renters receiving HCVs, tracts containing 10 or fewer voucher holders have been omitted from the HCV dataset.
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The maps include identifying areas of high segregatio n and poverty. TCAC Opportunity Maps are discussed in more detail in Section 4 of this fair housing analysis.
Regional Trend. Approximately 15 percent of the County population is below the federal poverty level ( Table E-11). Black/African American, American Indian/Alaska Native, persons of a race not listed, and Hispanic/Latino populations all experience poverty at a higher rate than the average countywide. The proportion of non-Hispanic White residents under the poverty level is the lowest compared to other racial/ethnic groups in the County.
Over 21 percent of persons with disabilities are also below the poverty level.
Table E-11: Poverty Status by Race/Ethnicity and Disability Percent Below Poverty Level
Gardena LA County
Black or African American 13.8% 20.8%
American Indian and Alaska Native 5.7% 18.1%
Asian 10.0% 11.1%
Native Hawaiian and Other Pacific
Islander 0.0% 11.5%
Some other race 18.6% 19.2%
Two or more races 11.7% 11.7%
Hispanic or Latino (of any race) 16.2% 18.1%
White alone, not Hispanic or Latino 14.3% 9.6%
With a disability 18.3% 21.2%
Population for whom poverty status is
determined 13.7% 14.9%
Source: 2015-2019 ACS (5-Year Estimates).
Figure E-15 shows R/ECAPs, TCAC designated areas of high segregation and poverty, and poverty status in the Los Angeles County region. R/ECAPs and areas of high segregation and poverty are concentrated in the central County areas around the City of Los Angeles. Areas of high segregation and poverty have also been identified in tracts south and north of Gardena in Torrance, Hawthorne, and Inglewood. Tracts with larger populations of persons experiencing poverty are also concentrated in these areas.
Local Trend. As shown in Table E-11 above, 13.7 percent of the Gardena population is below the poverty level, a fewer than the County as a whole. Black/African American, persons of a race not listed, persons of two or more races , non -Hispanic White, and Hispanic/Latino populations all experience poverty at a higher rate than the average citywide. All racial/ethnic minority groups in Gardena have lower poverty rates than t he County. Over 18 percent of persons with disabilities are below the poverty level.
According to HCD’s 2021 Data Viewer, there are no R/ECAPs or TCAC designated areas of high segregation and poverty in Gardena. Poverty status in Gardena by tract is presented in Figure E-16. Less than 20 percent of the population in most Gardena tracts is under the poverty level. There are two tracts where 20 percent to 30 percent of the
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population is under the poverty level: one located in the northeastern corner of the City and one in the southern section north of W. Artesia Boulevard .
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Figure E-15: Regional R/ECAPs (2020), TCAC Areas of High Segregation and Poverty (2021), and Poverty Status (2019)
Source: HCD AFFH Data Viewer, HUD R/ECAP data (2009-2013 ACS) TCAC Opportunity Maps (2021) and 2015- 2019 ACS, 2021.
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Figure E-16: Poverty Status (2019)
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
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Racially and Ethnically Concentrated Areas of Affluence (RCAAs) While racially concentrated areas of poverty and segregation (R/ECAPs) have long been the focus of fair housing policies, racially concentrated areas of affluence (RCAAs) must also be analyzed to ensure housing is in tegrated, a key to fair housing choice. A HUD Policy Paper defines racially concentrated areas of affluence as affluent, White communities.2 According to this report, Whites are the most racially segregated group in the United States and “in the same way neighborhood disadvantage is associated with concentrated poverty and high co ncentrations of people of color, conversely, distinct advantages are associated with residence in affluent, White communities.” Based on their research, HCD defines RCAAs as census tracts where 1) 80 percent or more of the population is white, and 2) the median household income is $125,000 or greater (slightly more than double the national median household income in 2016).
Regional Trend. Figure E-17 shows the predominant racial/ethnic group by tract and Figure E-18 shows median income by block group in the Los Angeles County region.
White predominant populations are generally located outside the central Los Angeles County area. The costal South Bay cities, Westside cities, and parts of the San Fernando Valley are predominantly White. The central Los Angeles, San Gabriel Valley, and Gateway cities have Hispanic, African American, or Asian majority populations. The southern Gardena tracts have Asian majorities, northern and central tracts have Hispanic majorities, and the northwestern tract has an African American majority. The central Los Angeles areas are composed of mostly block groups with median incomes below the 2020 State median of $87,100. Block groups with median incomes exceeding $125,000 are more concentrated in coastal communities and the areas around Santa Monica and Beverly Hills, and Burbank and Pasadena.
Local Trend. As shown in Figure E-19, there are no block groups in Gardena with the racial/ethnic minority populations smaller than 60%. There is only one block group with a median income exceeding $125,000 in the northeastern corner of the City. Most the block groups in Gardena have median incomes lower than the State median of $87,100. There are no areas in Gardena that are considered RCAAs.
2 Goetz, Edward G., Damiano, A., & Williams, R. A. (2019) Racially Concentrated Areas of Affluence: A Preliminary Investigation.’ Published by the Office of Policy Development and Research (PD&R) of the U.S.
Department of Housing and Urban Development in Cityscape: A Journal of Policy Development and Research (21,1, 99-124).
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Figure E-17: Regional Predominant Racial/Ethnic Population
Source: HCD AFFH Data Viewer, 2021.
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Figure E-18: Regional Median Income by Block Group
Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
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Figure E-19: Racial/Ethnic Minority Populations and Median Income
Source: HCD AFFH Data Viewer, 2021.
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Summary of Fair Housing Issues
Nearly 14 percent of the Gardena population is below the poverty level. There are no R/ECAPs or TCAC designated areas of high segregation and poverty in Gardena. Less than 20 percent of the population in most Gardena tracts is under the poverty level. The northeastern tract with a population of 20 percent to 30 percent below the poverty level also has more children living in female-headed households (see Figure E-12). There are no RCAAs in Gardena. All block groups have racial/ethnic minority populations of 60 percent or more and most have median incomes below the State average.
Access to Opportunity
HUD developed an index for assessing fair housing by informing comm unities about disparities in access to opportunity based on race/ethnicity and poverty status. Index scores are based on the following opportunity indicator indices (values range from 0 to 100):
▪ Low Poverty Index: The higher the score, the less exposure to poverty in a neighborhood.
▪ School Proficiency Index: The higher the score, the higher the school system quality is in a neighborhood.
▪ Labor Market Engagement Index: The higher the score, the higher the labor force participation and human capital in a neighborhood. ▪ Transit Trips Index: The higher the trips transit index, the more likely residents in that neighborhood utilize public transit.
▪ Low Transportation Cost Index: The higher the index, the lower the cost of transportation in that neighborhood.
▪ Jobs P roximity Index: The higher the index value, the better access to employment opportunities for residents in a neighborhood. ▪ Environmental Health Index: The higher the value, the better environmental quality of a neighborhood.
To assist in this analysis, the Department of Housing and Community Development (HCD) and the California Tax Credit Allocation Committee (TCAC) convened in the California Fair Housing Task Force (Task Force) to “provide research, evidence-based policy recommendations, and other strategic recommendations to HCD and other related state agencies/departments to further the fair housing goals (as defined by HCD).” The Task force has created Opportunity Maps to identify resources levels across the state “to accompany new policies aimed at increasing access to high opportunity areas for families with children in housing financed with 9% Low Income Housing Tax Credits (LIHTCs)”.
These opportunity maps are made from composite score s of three different domains made up of a set of indicators related to economic, environmental and educational opportunities and poverty and racial segregation. Based on these domain scores, tracts
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are categorized as Highest Resource, High Resource, Modera te Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty.
Table E-12 shows the full list of indicators.
Table E-12: Domains and List of Indicators for Opportunity Maps Domain Indicator
Economic
Poverty
Adult education
Employment
Job proximity
Median home value
Environmental CalEnviroScreen 3.0 pollution Indicators and values Education
Math proficiency
Reading proficiency
High School graduation rates
Student poverty rates
Poverty and
Racial
Segregation
Poverty: tracts with at least 30% of population under federal poverty line
Racial Segregation: Tracts with location quotient higher than
1.25 for Blacks, Hispanics, Asians, or all people of color in comparison to the County
Source: California Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, December 2020.
Regional Trend. HUD Opportunity Indicator scores for Los Angeles County are shown in Table E-13. The White population, including the population below the federal poverty line, received the highest scores in low poverty, school proficiency, labor market participation, jobs proximity, and environmental health. Hispanic communities scored the lowest in low poverty and labor market participation and Black commu nities scored the lowest in school proficiency, jobs proximity, and environmental health. Black residents were most likely to use public transit and have the lowest transportation costs.
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Table E-13: Los Angeles County HUD Opportunity Indicators by Race/Ethnicity Low
Poverty
School
Prof.
Labor
Market Transit Low Transp.
Cost
Jobs
Proximity Env. Health
Total Population
White, non-
Hispanic 62.59 65.09 65.41 82.63 74.09 55.80 18.99
Black, non-
Hispanic 34.95 32.37 34.00 87.70 79.18 40.13 11.66
Hispanic 33.91 38.38 33.18 87.19 77.74 41.53 11.91
Asian or Pacific
Islander, non-
Hispanic
53.57 59.34 55.94 86.52 76.45 51.82 12.16
Native American,
non-Hispanic 45.04 46.90 44.50 83.17 75.65 44.24 16.74
Population below federal poverty line
White, non-
Hispanic 50.68 58.06 57.49 86.42 79.48 57.52 16.66
Black, non-
Hispanic 23.45 27.16 25.52 88.65 81.18 36.59 11.62
Hispanic 23.66 32.87 27.66 89.45 81.02 42.84 10.30
Asian or Pacific
Islander, non-
Hispanic
42.97 54.52 50.06 89.62 81.49 54.19 9.84
Native American,
non-Hispanic 29.85 35.12 32.02 85.23 78.70 46.35 16.01
Source: HUD AFFH Database – Opportunity Indicators, 2020 The central Los Angeles County areas around the City of Los Angeles are comprised of mostly low and moderate resource tracts and areas of high segregation and poverty. The El Monte/Baldwin Park area and San Fernando area, including Van Nuys/North Hollywood, also have concentrations of low resource areas and some areas of high segregation and poverty. High and highest resource areas are most concentrated in coastal communities from Rolling Hills/Rancho Palos Verdes to Santa Monica, and areas in and around Beverly Hills, La Cañada Flintridge, and Pasadena/Arcadia.
Local Trend. According to HUD Opportunity Indicators presented in Table E-14, in Gardena, Hispanic residents are mostly likely to be impacted by poverty and have poorer access to employment opportunities. Black Gardena residents are most likely to be exposed to lower school proficiency and labor market participation. White residents were least likely to be exposed to poverty and the most likely to live close to higher quality school systems. Compared to the County, Gardena residents were less likely to be exposed to poverty, more likely to utilize publ ic transit, have lower transportation costs, and be located closer to employment opportunities regardless of race or ethnicity.
However, Gardena scored significantly lower in environmental health and school proficiency compared to the County.
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Table E-14: Gardena HUD Opportunity Indicators by Race/Ethnicity Low
Poverty
School
Prof.
Labor
Market Transit Low Transp.
Cost
Jobs
Proximity Env. Health
Total Population
White, non-
Hispanic 53.77 31.82 50.89 91.90 82.27 60.52 3.11
Black, non-
Hispanic 46.70 12.89 36.95 91.97 82.86 57.88 4.86
Hispanic 42.71 21.98 44.95 91.90 83.75 63.65 3.68
Asian or Pacific
Islander, non-
Hispanic
48.04 29.74 53.16 92.48 84.46 67.11 2.30
Native American,
non-Hispanic 48.71 22.71 44.34 91.19 82.10 59.76 4.07
Population below federal poverty line
White, non-
Hispanic 47.34 32.09 48.26 92.34 83.94 62.21 3.16
Black, non-
Hispanic 41.98 10.48 37.63 92.39 83.78 59.19 5.28
Hispanic 35.21 15.51 41.19 91.68 84.91 65.63 4.06
Asian or Pacific
Islander, non-
Hispanic
46.26 30.04 50.51 92.53 84.68 66.8 1.64
Native American,
non-Hispanic -- -- -- -- -- -- --
-- = data not available.
Source: HUD AFFH Database – Opportunity Indicators, 2020.
Opportunity map scores for Gardena census tracts are presented in Figure E-21 along with the City’s sites inventory. Of the tracts in Gardena 21.4 percent (3 tracts) are characterized as High Resource, 35.7 percent Moderate Resource (5 tracts), 7.1 percent Moderate Resource (Rapidly Changing) (1 tract), and 35.7 percent Low Resource (5 tracts). Opportunity map categorization and domain scores for Gardena census tracts are shown in Table E-15. There are no tracts in the City that are classified as areas of high segregation and poverty. The northern section of the City is low resource, while the central and southern sections are moderate and high resource areas.
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Table E-15: TCAC Opportunity Map Domain Scores for Gardena Tracts Census
Tract
Economic
Domain Score
Environmental
Domain Score
Education
Domain Score
Composite
Index Score Final Category
6037602600 0.4 0.025 0.234 -0.557 Low Resource
6037602900 0.192 0.096 0.037 -0.749 Low Resource
6037603001 0.41 0.593 0.053 -0.459 Low Resource
6037603004 0.586 0.822 0.175 -0.162 Moderate Resource
6037603005 0.251 0.739 0.132 -0.392 Low Resource
6037603006 0.562 0.894 0.431 0.028 Moderate Resource
(Rapidly Changing)
6037603101 0.523 0.849 0.352 -0.07 Moderate Resource
6037603102 0.413 0.206 0.29 -0.326 Low Resource
6037603200 0.779 0.074 0.668 0.129 High Resource
6037603301 0.59 0.772 0.503 0.043 Moderate Resource
6037603302 0.423 0.152 0.746 0.043 Moderate Resource
6037603400 0.563 0.683 0.47 -0.014 Moderate Resource
6037603500 0.647 0.667 0.553 0.092 High Resource
6037603600 0.576 0.803 0.799 0.349 High Resource
Source: California Fair Housing Task Force, 2021 TCAC/HCD Opportunity Maps, December 2020.
Sites Inventory. Most units used to meet Gardena’s 2021 -2029 RHNA are in low resource tracts (65.8% of units) ( Table E-16). Of the 2,731 lower income RHNA units,
11.9% are in high resource tracts, 20.9% are in moderate resource tracts, including rapidly changing, and 67.2% are in low resource tracts. In comparison, 70 .8% of moderate income units and 60% of above moderate income units are in low resource tracts. A larger proportion of moderate income units (15.4%) and above moderate income units (20.1%) are in high resource tracts.
Table E-16: Distribution of RHNA Units by TCAC Opportunity Map Category TCAC Opportunity
Map Category (Tract)
Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
High Resource 11.9% 15.4% 20.1% 15.5%
Moderate Resource 16.4% 11.7% 16.0% 15.1%
Moderate Resource
(Rapidly Changing) 4.5% 2.1% 3.9% 3.7%
Low Resource 67.2% 70.8% 60.0% 65.8%
Total 2,731 1,760 2,220 6,711
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Figure E-20: Regional TCAC Opportunity Areas
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Figure E-21: TCAC Opportunity Areas by Tract and Sites Inventory
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Economic
As described previously, the Fair Housing Task Force calculates economic scores based on poverty, adult education, employment, job proximity, and median home values. See Table E-12 for the complete list of TCAC Opportunity Map domains and indicators.
Regional Trend. Figure E-22 shows TCAC Opportunity Map economic scores in the Los Angeles region by tract. Consistent with final TCAC categories, tracts with the highest economic scores are in concentrated in coastal com munities, from the Rancho Palos Verdes to Santa Monica, and areas around Beverly Hills, Burbank, Pasadena, and Arcadia. Tracts with economic scores in the lowest quartile are concentrated in the central Los Angeles County areas, San Gabriel Valley cities a round El Monte, and around the cities of Long Beach and Carson.
Local Trend. According to the 2021 Opportunity Map presented in Figure E-23, there is one tract in the City with an especially low e conomic score located in the northeastern section of the City. This tract is categorized as a low resource area and has concentrations of racial/ethnic minorities, children in female-headed households, and LMI households (see Figure E-5, Figure E-12, and Figure E-14). The tract located along the southern border received the highest economic score. The rest of Gardena received an economic score between 0.25 and 0.75.
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Figure E-22: Regional TCAC Opportunity Areas – Economic Scores
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Figure E-23: TCAC Opportunity Areas – Economic Scores
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Education
As described above, the Fair Housing Task Force determines education scores based on math and reading proficiency, high school graduation rates, and student poverty rates.
See Table E-12 for the complete list of TCAC Opportunity Map domains and indicators.
Regional Trend. TCAC Opportunity Map education scores for the region are shown in Figure E-24. The central County areas have the highest concentration of tracts with education scores in the lowest percentile. There is also a concentration of tracts with low education scores in San Fernando Valley cities east of Burbank. Areas around coa stal communities, Burbank/La Cañada Flintridge, Arcadia, and Whittier have the highest education scores.
Local Trend. Areas with lower education scores, shown in Figure E-25, are concentrated in the northern section of the City. The southern end of the City tends to have higher education scores and one tract along the western border received an education score in the highest percentile. The areas with lower education scores also received lower economic scores and are categorized as low resource (see Figure E-21 and Figure E-23).
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Figure E-24: Regional TCAC Opportunity Areas – Education Scores
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Figure E-25: TCAC Opportunity Areas – Education Scores
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Environmental
Environmental health scores are determined by the Fair Housing Task Force based on CalEnviroScreen 3.0 pollution indicators and values. The California Office of Environmental Health Hazard Assessment (OEHHA) compiles t hese scores to help identify California communities disproportionately burdened by multiple sources of pollution. In addition to considering (1) environmental factors such as pollutant exposure, groundwater threats, toxic sites, and hazardous materials exp osure and (2) sensitive receptors, including seniors, children, persons with asthma, and low birth weight infants, CalEnviroScreen also takes into consideration socioeconomic factors. These factors include educational attainment, linguistic isolation, pove rty, and unemployment. See Table E-12 for the complete list of TCAC Opportunity Map domains and indicators.
Regional Trend. A larger proportion of Los Angeles County has environmental scores in the lowest percentile compared to ec onomic and education scores ( Figure E-26). The central Los Angeles County, San Gabriel Valley, South Bay, and San Fernando Valley areas near Burbank all have concentrations of tracts with environmental scores in the lowest percentile. Tracts with the highest environmental scores are in western South Bay areas (i.e., Rolling Hills and Redondo Beach), and areas around Inglewood, Altadena, Whittier, and Lakewood.
Local Trend. Figure E-27 shows that the northern and southe rn areas of the City have the lowest environmental scores. The central area of the City received higher environmental scores of 0.50 and above. As discussed previously, the northern area of the City received low economic and education scores and is categor ized as a low resource area (see Figure E-21, Figure E-23, and Figure E-25).
Sites Inventory. The February 2021 update to the CalEnviroScreen (CalEnviroScreen
4.0) and the City’s sites inventory is shown in Figure E-28. A census tract’s overall CalEnviroScreen percentile equals the percentage of all ordered CalEnviroScreen scores that fall below the score for that area. The areas with the highest (worst) scores are in the central and southern areas of the City. The central part of the City scored slightly bette r than the northern and southern ends of the City, but all Gardena tracts scored in the 50th percentile or above relative to other census tracts. The distribution of RHNA units by CalEnviroScreen 4.0 score is presented in Table E-17. Over half of all RHNA units are in tracts that fall within the highest (worst) percentile score, including 53.9 percent of lower income units, 64.4 percent of moderate income units, and 46.5 percent of above moderate income units.
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Table E-17: Distribution of RHNA Units by CalEnviroScreen 4.0 Percentile CalEnviroScreen 4.0
Percentile Score (Tract)
Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
61-70% 4.9% 4.8% 4.5% 4.8%
71-80% 13.0% 6.2% 13.1% 11.3%
81-90% 28.2% 24.7% 35.9% 29.8%
91-100% 53.9% 64.4% 46.5% 54.2%
Total 2,731 1,760 2,220 6,711
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Figure E-26: Regional TCAC Opportunity Areas – Environmental Scores
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Figure E-27: TCAC Opportunity Areas – Environmental Scores
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Figure E-28: CalEnvrioScreen 4.0 Scores and Sites Inventory
Source: HCD AFFH Data Viewer, TCAC Opportunity Maps, 2021.
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Transportation
HUD’s Job Proximity Index, shown in Table E-13 and Table E-14 above, can be used to show transportation need geographically. Block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation. Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. SCAG developed a mapping tool for High Quality Transit Areas (HQTA) as part of the Connect SoCal 2020 -2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). SCAG defines HQTAs as areas within one -half mile from a major transit stop and a high -quality transit corridor. This section also utilizes All Transit metrics to identify transportation opportunities in Los Angeles County and Gardena.
Regional Trend. All Transit explores metrics that reveal the social and economic impact of transit, specifically looking at connectivity, access to jobs, and frequency of service. 3 Gardena’s All Transit Performance score of 4.7 is lower than the surrounding jurisdictions of Carson (6.0), Hawthorne (7.3), Inglewood (7.7), Lawndale (7.8), Torrance (6.1), and the County (6.8). Los Angeles County All Transit metrics are shown in Figure E-29. The County’s All Transit score of 6.8 indicates a moderate combination of trips per week and number of accessible jobs enabling a moderate number of people to take transit to work.
All Transit estimates 93.9 percent of jobs and 90.1 percent of workers are located within ½ a mile from transit.
Figure E-29: Los Angeles County All Transit Metrics
Source: All Transit Metrics: All Transit Performance Score – Los Angeles County, 2019.
3 AllTransit. 2019 Metrics: AllTransit Performance Score. https://alltransit.cnt.org/. Accessed August 2021.
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As shown in Figure E-31, block groups around Santa Monica/Beverly Hills, Glendale/Burbank, Torrance, downtown Los Angeles, and coas tal areas around El Segundo have the highest jobs proximity index scores indicating e mployment opportunities are most accessible in these areas. Central County areas, from Inglewood to Bellflower, southern South Bay cities, and parts of San Fernando Valley have the lowest jobs proximity index scores. Most of the central County areas and Sa n Fernando Valley are considered HQTAs (Figure E-33).
Local Trend. All Transit metrics for Gardena are shown in Figure E-30. Gardena received an All Transit Performance Score of only 4.7, indicating a low combination of trips per week and number of jobs accessible by transit. All Transit estimates that 77.9 percent of jobs and 85.4 percent of workers in Gardena live within ½ a mile from transit.
Figure E-30: Gardena All Transit Metrics
Source: All Transit Metrics: All Transit Performance Score – Los Angeles County, 2019.
Based on HUD Opportunity Indicators shown in Table E-14, Gardena residents, regardless of race, have better access to employment opportunities compared to residents Countywide. As shown in Figure E-32, census block groups in the southeastern areas of the City have the greatest access to employment opportunities. Employment opportunities are less accessible to residents in the northwestern areas of Gardena. One block group along the western City border received a jobs proximity score of 39, the lowest in the City. Figure E-33 shows that most of Gardena is considered an HQTA. As discussed previously, Gardena also scored higher than the County average in access to transit and low transportation cost (see Table E-14).
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Figure E-31: Regional Jobs Proximity Index by Block Group
Source: HCD AFFH Data Viewer, HUD Opportunity Indicators, 2021.
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Figure E-32: Jobs Proximity Index by Block Group
Source: HCD AFFH Data Viewer, HUD Opportunity Indicators, 2021.
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Figure E-33: High Quality Transit Areas (HQTAs)
Source: SCAG HQTA database, 2021.
Summary of Fair Housing Issues
As discussed previously, the entire City has high concentrations of racial/ethnic minorities (see Figure E-5). The low resource areas in the northern half of the City also have larger
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proportions of LMI households and children in female -headed households (see Figure E-12 and Figure E-14). Northern Gardena also has lower economic scores, education scores, and jobs proximity index scores compared to the southern section of the City.
Disproportionate Housing Needs
Housing problems for Gardena were calculated using HUD’s 2020 Comprehensive Housing Affordability Strategy (CHAS) data based on the 2013 -2017 ACS. Table E-18 breaks down households by race and ethnicity and presence of housing problems for Gardena and Los Angeles County households. The following conditions are considered housing problems:
▪ Substandard Housing (measured by incomplete plumbing or kitchen facilities) ▪ Overcrowding (more than 1 person per room)
▪ Cost burden (housing costs greater than 30 percent)
In Gardena, 41.2 percent of owner -occupied households and 59.3 percent of renter - occupied households have one or more housing problems. The city has a larger proportion of households with a housing problem compared to the County, where 38.9 percent of owner-occupied households and 62.3 percent of renter-occupied households experience a housing problem. In Gardena, Pacific Islander renter -households experience housing problems at the highest rate (97.8 percent). Black and Hispanic households, owners and renters, also experience housing problems at a higher rate than the city average.
Table E-18: Housing Problems by Race/Ethnicity
Race/Ethnicity
Gardena Los Angeles County
Owner Renter Owner Renter
White 32.6% 43.0% 32.1% 52.6%
Black 52.6% 64.1% 41.5% 63.7%
Asian 33.3% 55.5% 38.3% 56.3%
American Indian 8.9% -- 39.7% 56.4%
Pacific Islander 42.9% 97.8% 39.7% 55.5%
Hispanic 46.4% 63.7% 48.2% 71.1%
Other 46.2% 45.3% 36.5% 55.7%
All 41.2% 59.3% 38.9% 62.3%
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.
Cost Burden
Households are considered cost burdened if housing costs exceed 30 percent of their gross income for housing, and severely cost burdened if housing costs exceed 50 percent of their gross income. Cost burden in Gardena and Los Angeles County is assessed using 2020 HUD CHAS data (based on 2013-2017 ACS estimates) and the HCD Data Viewer (based on 2010-2014 and 2015-2019 ACS estimates).
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Regional Trend. Cost burden by tenure a nd race/ethnicity for Los Angeles County is shown in Table E-19. Approximately 45 percent of Los Angeles County households are cost burdened, including 35 percent of owner-occupied households and 54.2 percent of renter-occupied households. Non -Hispanic Black and Hispanic renter households have the highest rate of cost burden of 59.6 percent and 58.3 percent, respectively. Non - Hispanic White and non-Hispanic Pacific Islander owner households have the lowest rate of cost burden of 31.1 percent and 33.3 percent, respectively. Cost burden is more common amongst renter house holds than owner households regardless of race or ethnicity.
Table E-19: Cost Burden by Race/Ethnicity – Los Angeles County Race/Ethnicity Cost Burdened
(>30%)
Severely Cost
Burdened (>50%)
Total
Households
Owner-Occupied
White, non-Hispanic 31.1% 14.8% 648,620
Black, non-Hispanic 40.0% 19.6% 104,895
Asian, non-Hispanic 34.4% 15.8% 255,890
American Indian, non-
Hispanic 36.9% 16.3% 3,215
Pacific Islander, non-
Hispanic 33.3% 14.8% 2,165
Hispanic 39.5% 17.8% 470,670
Other 34.9% 17.2% 26,905
Renter-Occupied
White, non-Hispanic 49.4% 27.5% 541,545
Black, non-Hispanic 59.6% 34.8% 206,950
Asian, non-Hispanic 47.6% 25.5% 226,765
American Indian, non-
Hispanic 48.8% 26.8% 4,420
Pacific Islander, non-
Hispanic 47.9% 22.5% 4,355
Hispanic 58.3% 30.5% 755,590
Other 50.9% 27.5% 43,210
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.
Local Trend. Cost burden by tenure based on HUD CHAS data is shown in Table E-20.
Pacific Islander and Black renter -occupied households have the highest rate of cost burden in the city (88.9 and 66.4 percent, respectively). American Indian and White owner-occupied households h ave the lowest instance of cost burden (8.9 and 28.9 percent, respectively). For all racial and ethnic groups besides members of a group not listed (“other”), cost burden is more prevalent amongst renter -occupied households.
Overall, 45.5 percent of Gardena households are cost burdened, and 22.9 percent are severally cost burdened. Over half (54.6 percent) of renters in Gardena pay more than 30 percent of their income in housing, compared to 36.2 percent of owners. A larger proportion of households in Gardena are cost burdened compared to the County.
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Table E-20: Cost Burden by Race/Ethnicity – Gardena
Race/Ethnicity Cost Burdened
(>30%)
Severely Cost
Burdened (>50%)
Total
Households
Owner-Occupied
White, non-Hispanic 28.9% 13.3% 1,765
Black, non-Hispanic 52.6% 26.8% 2,425
Asian, non-Hispanic 29.5% 16.1% 3,290
American Indian, non-
Hispanic 8.9% 0.0% 45
Pacific Islander, non-
Hispanic 42.9% 21.4% 70
Hispanic 33.3% 15.1% 2,445
Other 48.9% 37.8% 225
Total 36.2% 18.4% 10,265
Renter-Occupied
White, non-Hispanic 39.5% 23.0% 1,000
Black, non-Hispanic 63.4% 30.7% 2,935
Asian, non-Hispanic 50.4% 30.5% 2,740
Pacific Islander, non-
Hispanic 88.9% 0.0% 45
Hispanic 55.3% 23.2% 3,400
Other 45.3% 30.2% 265
Total 54.6% 27.3% 10,385
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.
Figure E-34 and Figure E-35 compare overpayment by tenure over time using the 2010- 2014 and 2015-2019 ACS. The proportion of overpaying homeowners has decreased in most tracts. Between 20 -40 percent of homeowners in most Gardena tracts are c ost burdened; 40 -60 percent of homeowners in the remaining tracts are cost burdened.
Tracts with more cost burdened owner -occupied households are not concentrated in on area in the city.
Concentrations of overpaying renters have generally remained the same since 2014. The proportion of cost burdened renters has decreased in one tract along the northwestern City boundary and the southernmost tract and increased in one tract in the southwestern corner. Between 40 percent and 80 percent of renters are cost burdened in most Gardena tracts. In general, more renters in the northern City areas are cost burdened compared to the southern tracts. Northern Gardena is considered a low resource area and has high concentrations of racial and ethnic minorities and LMI households (see Figure E-5, Figure E-14, and Figure E-21). The northern half of the city also has higher concentrations of children in female-headed households compared to the rest of the city (see Figure E-12).
As discussed previously, cost burden is generally mor e common amongst renters than owners in Gardena.
Sites Inventory. Figure E-34 and Figure E-35 also include the sites inventory use d to meet the City’s 2021 -2029 RHNA. As presented in Table E-21, most RHNA units are
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located in tracts where 20 percent to 40 percent of households are cost burdened.
Conversely, 67 percent of RHNA units are in tracts where 60 percent to 80 percent of renters are cost burdened. Nearly 70 percent of lower income units are in tracts where more than 60 percent of renter households overpay for housing. Only 0.5 percent of lower income units, 2.7 percent of moderate income units, and 0.7 percent of above moderate income units are in tracts where 40 percent or fewer renter households overpay.
Table E-21: Distribution of RHNA Units by Percent of Cost Burdened Owners Cost Burdened
Owners (Tract)
Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
20-40% 78.6% 74.7% 79.2% 77.8%
40-60% 21.4% 25.3% 20.8% 22.2%
Total 2,731 1,760 2,220 6,711
Table E-22: Distribution of RHNA Units by Percent of Cost Burdened Renters Cost Burdened
Renters (Tract)
Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
20-40% 0.5% 2.7% 0.7% 1.1%
40-60% 29.7% 28.3% 37.0% 31.7%
60-80% 69.9% 69.0% 62.3% 67.1%
Total 2,731 1,760 2,220 6,711
.
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Figure E-34: (A) Overpaying Homeowners (2010-2014)
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(B) Overpaying Homeowners and Sites Inventory (2015-2019)
Source: HCD AFFH Data Viewer, 2010-2014 & 2015-2019 ACS, 2021.
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Figure E-35: (A) Overpaying Renters (2010-2014)
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(B) Overpaying Renters and Sites Inventory (2015-2019)
Source: HCD AFFH Data Viewer, 2010-2014 & 2015-2019 ACS, 2021.
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Overcrowding
A household is considered overcrowded if there is more than one person per room and severely overcrowded is there is more than 1.5 persons per room. HUD CHAS data based on the 2013 -2017 ACS and the HCD AFFH Data Viewer (2015 -2019 ACS) is used to show overcrowding in Gardena and Los Angeles County.
Regional Trend. As shown in Table E-23, 5.7 percent of owner-occupied households and 16.7 percent of renter-occupied households throughout the County are overcrowded.
Severe overcrowding is also an issue in the County, especially a mongst renter households. Over one percent of owner households and 7.6 percent of renter households are severely overcrowded.
Figure E-36 shows concentrations of overcrowded households by tract regionally.
Overcrowded households are most concentrated in the central County areas, including the City of Los Angeles, South Gate, and Compton, and in parts of the San Fernando Valley.
Local Trend. Table E-23, below, shows that 6.2 percent of owner -occupied households and 12.5 percent of renter -occupied households in Gardena are overcrowded.
Countywide, only 5.7 percent o f owner-occupied households are overcrowded, but 16.7 percent of renter-occupied households are overcrowded.
Figure E-37 shows the concentration of overcrowded households in Gardena by census tract. There is a concentration of overcrowded households in the northeast corner of the city, where more than 20 percent of households in those tracts are overcrowded. Less than 8.2 percent of households in tracts along the western and southern city boundaries are overcrowded. Census tracts with severely overcrowded households are shown in Figure E-24. Approximately 14 percent of households in one tract in the northeastern section of the city are severely overcrowded . Less than 5 percent of households are severely overcrowded in the remainder of the city. The tracts with larger proport ions of overcrowded and severely overcrowded households are categorized as low resource areas and have concentrations of racial and eth nic minorities, LMI households, and children in female -headed households (see Figure E-5, Figure E-12, Figure E-14, and Figure E-21). Cost burdened renters are also more prominent in this area (see Figure E-35).
Table E-23: Overcrowding by Tenure
Overcrowded
(>1 person per room)
Severely Overcrowded
(>1.5 persons per room) Total
Households Households Percent Household
s Percent
Gardena
Owner-Occupied 640 6.2% 205 2.0% 10,265
Renter-Occupied 1,300 12.5% 630 6.1% 10,385
Los Angeles County
Owner-Occupied 85,870 5.7% 23,025 1.5% 1,512,365
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Renter-Occupied 298,460 16.7% 134,745 7.6% 1,782,835
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.
Sites Inventory. As presented in Table E-24, nearly half of the units selected to meet the 2021-2029 RHNA are in tracts where more than 20 percent of households are overcrowded. A larger share of lower income RHNA units are in tracts where less than
8.2 percent of households are overcrowded compared to moderate and above moderate income units.
Table E-24: Distribution of RHNA Units by Percent of Overcrowded Households Overcrowded
Households (Tract)
Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
<8.2% 33.4% 2.2% 6.1% 6.8%
<12% 15.2% 10.5% 15.0% 12.0%
<15% 0.0% 0.0% 0.0% 0.0%
<20% 6.2% 15.6% 5.5% 8.3%
>20% 45.3% 46.4% 45.4% 42.7%
Total 2,731 1,760 2,220 6,711
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Figure E-36: Regional Overcrowded Households by Tract
Source: HCD AFFH Data Viewer, HUD CHAS data, 2021.
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Figure E-37: Overcrowded Households by Tract and Sites Inventory
Source: HCD AFFH Data Viewer, HUD CHAS data, 2021.
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Figure E-38: Severely Overcrowded Households by Tract
Source: HCD AFFH Data Viewer, HUD CHAS data, 2021.
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Substandard Housing
Incomplete plumbing or kitchen facilities can be used to measure substandard housing conditions. Incomplete facilities are estimated using 2020 HUD CHAS data, and housing age is based on the 2015-2019 ACS. In general, residential structures over 30 years of age require minor repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs.
Regional Trend. Less than one percent of owner-occupied households and 2.8 percent of renter-occupied households in Los Angeles County lack complete plumbing or kitchen facilities (Table E-25). Overall, only 1.7 percent of households in the County lack complete facilities.
Housing age can also be used as an indicator for substandard housing and rehabilitation needs. In general, re sidential structures over 30 years of age require mino r repairs and modernization improvements, while units over 50 years of age are likely to require major rehabilitation such as roofing, plumbing, and electrical system repairs. In the County, 86 percent of the housing stock was built prior to 1990, includi ng 60.5% built prior to 1970 (Table E-26).
Local Trend. In Gardena, 1.4 percent of owner-occupied households and 3.8 percent of renter-occupied households lack complete plumbing or kitchen facili ties ( Table E-25).
Substandard housing conditions are more common in Gardena than Los Angeles County, where only 0.5 percent of owner-occupied households and 2.8 percent of renter-occupied households lack complete plumbing or kitchen facilities. As of December 2021, City’s Code Enforcement agency estimates 250-300 housing units, or 1.4 percent of the housing stock, are in substandard condition.
Table E-25: Substandard Housing Conditions
Lacking Complete Kitchen
or Plumbing Facilities Total
Households Households Percent
Gardena
Owner-Occupied 140 1.4% 10,265
Renter-Occupied 390 3.8% 10,385
Los Angeles County
Owner-Occupied 6,850 0.5% 1,512,365
Renter-Occupied 50,030 2.8% 1,782,835
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.
Housing age can also be used as an indicator for substandard housing and rehabilitation needs. According to the 2015-2019 ACS, 88.5 percent of the housing stock in Gardena was built prior to 1990 and may be susceptible to deteriorati on, including 66.8 percent built before 1970 which may require major repairs. In comparison, 85.9 percent of housing units Countywide were built in 1989 or earlier (Table E-26). Tracts 6035, 6034, and 6026
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have the highest proportion of housing units aged 50 or older. Figure E-39 shows the median year built for housing units by census tract. Tracts with older housing units are most concentrated in the northwest section of the city. Tracts 6032 and 6031.02, located in southern Gardena, have the largest proportion of new housing built in 1990 or later.
Table E-26: Housing Unit Age
Tract/Jurisdiction 1969 or Earlier
(50+ Years)
1970-1989
(30-50 Years)
1990 or Later
(<30 Years)
Total
Housing
Units
6026 85.2% 10.4% 4.3% 2,881
6029 68.4% 23.1% 8.5% 1,329
6030.01 61.8% 25.9% 12.4% 2,453
6030.04 54.2% 37.1% 8.6% 649
6030.05 45.9% 42.6% 11.5% 1,939
6030.06 76.8% 17.6% 5.6% 837
6031.01 62.6% 25.9% 11.5% 1,585
6031.02 43.8% 30.1% 26.0% 1,478
6032 53.7% 13.2% 33.1% 1,230
6033.01 64.1% 21.9% 14.0% 1,573
6033.02 60.5% 28.6% 10.9% 1,679
6034 86.1% 12.7% 1.1% 1,492
6035 94.4% 4.4% 1.2% 922
6036 76.7% 9.6% 13.6% 1,410
Gardena 66.8% 21.8% 11.5% 21,457
Los Angeles
County 60.5% 25.4% 14.1% 3,542,800
Source: 2015-2019 American Community Survey (ACS) (5-Year Estimates).
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Figure E-39: Median Year Housing Units Built
Note: The numbers in the legend represent years (1,967 = 1967).
Source: 2015-2019 ACS (5-Year Estimates).
Displacement Risk
HCD defines sensitive communities as “communities [that] currently have populations vulnerable to displacement in the event of increased development or drastic shifts in housing cost.” The following characteristics define a vulnerable community:
▪ The share of very low-income residents is above 20 percent; and ▪ The tract meets two of the following criteria:
- Share of renters is above 40 percent,
- Share of people of color is above 50 percent,
- Share of very low -income households that are severely rent burdened households is above the county median,
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- The area or areas in close proximity have recently experienced displacement pressures (percent change in rent above County median for rent increases), or
- Difference between tract median rent and median rent for surrounding tracts above median for all tracts in county (rent gap).
Regional Trend. Figure E-40 shows sensitive communities at risk of displacement in the region. Vulnerable communities are most concentrated in the central County areas around the City of Los Angeles, Inglewood, South Gate, and Compton, East Los Angeles, and parts of the San Gabriel Valley and San Fernando Valley. There are fewer vulnerable communities in coastal areas and between Calabasas, Malibu, and Beverly Hills.
Local Trend. As shown in Figure E-41, the majority of tracts in Gardena are considered sensitive communities where the population is vulnerable to displacement in the event of increased redevelopment or shifts in housing cost. Three tracts in the central western section of the city and the southernmost tract are not considered vulnerable communities.
The tracts in the northern section of the city and on tract along the eastern boundary are categorized as low resource areas (see Figure E-21). As discussed previously, racial and ethnic minority populations make up over 80 percent of the population in all but two Gardena block groups (see Figure E-5). Some of the sensitive communities identified also have larger shares of children in female -headed households, LMI households, overcrowded households, and cost burdened owners and renters (se e Figure E-12, Figure E-14, Figure E-34, Figure E-35, and Figure E-37).
Sites Inventory. The distribution of RHNA units in sensitive communities at risk of displacement is shown in Table E-27. Because a majority of Gardena tracts are considered sensitive communities, 78.5 percent of RHNA units are located in these areas.
There are more low and moderate income units located in sensitive communities compared to above moderate units. Despite the concentration of units in sensitive communities, sites selected to meet the RHNA are generally evenly distributed throughout the City. The high concentration of units in communities at risk of displacement is a reflection of the high rate of these communities citywide..
Table E-27: Distribution of RHNA Units by Communities At Risk of Displacement Sensitive Community
(Tract)
Lower Income
Units
Moderate
Income Units
Above Moderate
Income Units
All RHNA
Units
Not a Sensitive Community 18.5% 18.6% 27.6% 21.5%
Sensitive Community 81.5% 81.4% 72.4% 78.5%
Total 2,731 1,760 2,220 6,711
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Figure E-40: Regional Sensitive Communities at Risk of Displacement
Source: HCD AFFH Data Viewer, Urban Displacement Project, 2021.
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Figure E-41: Sensitive Communities at Risk of Displacement
Source: HCD AFFH Data Viewer, Urban Displacement Project, 2021.
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Homelessness
Regional Trend. The Los Angeles Homeless Services Authority (LAHSA) estimates there were 66,436 persons experiencing homelessness in the Los Angeles County, based on the 2020 G reater Los Angeles Homeless Point -in-Time (PIT) Count. Figure E-42 shows the Los Angeles County homeless populations from 2015 to 2020. Approximately 72 percent of the homeless population is un sheltered and 28 percent is sheltered. The homeless population has increased by nearly 50 percent since 2015, and 12.7 percent since 2019. According to Department of Finance (DOF) estimates, the entire Los Angeles County population grew by only 0.5 percent between 2015 and 2020.
Figure E-42: Los Angeles County Homeless Population Trend (2015-2020)
Source: Los Angeles Homeless Services Authority (LAH SA), 2015 -2020 LA County/LA Continuum of Care (CoC) Homeless Counts.
Table E-28 shows the homeless populations in 2019 and 2020 by population type, gender, and health/disability. Approximately 19 percent of the homeless population belongs to a family with one or more chil d, 38.4 percent are chronically homeless, and
22.3 percent have a serious mental illness. Since 2019, the population of homeless family members (+45.7 percent), persons experiencing chronic homelessness (+54.2 percent), persons fleeing domestic violence (+ 40 percent), non -binary/gender non -conforming persons (+325.5 percent), and persons with a substance use disorder (+104 percent) have increased the most drastically. The population of transgender persons and persons with HIV/AIDS experiencing homelessness have decreased by 81.4 percent and 4.7 percent, respectively.
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Table E-28: Los Angeles County Homeless Population Demographics (2019-2020)
2019 2020 Percent
Change Persons Percent Persons Percent
Total 58,936 100.0% 66,436 100.0% 12.7%
Individuals 50,071 85.0% 53,619 80.7% 7.1%
Transitional Aged Youth (18-
24) 3,635 6.2% 4,278 6.4% 17.7%
Unaccompanied Minors
(under 18) 66 0.1% 74 0.1% 12.1%
Family Members* 8,799 14.9% 12,817 19.3% 45.7%
Veterans 3,878 6.6% 3,902 5.9% 0.6%
People Experiencing Chronic
Homelessness 16,528 28.0% 25,490 38.4% 54.2%
Fleeing Domestic/Intimate
Partner Violence 3,111 5.3% 4,356 6.6% 40.0%
Gender
Male 39,348 66.8% 44,259 66.6% 12.5%
Female 18,331 31.1% 21,129 31.8% 15.3%
Non-Binary/Gender Non-
Conforming 200 0.3% 851 1.3% 325.5%
Transgender 1,057 1.8% 197 0.3% -81.4%
Health and Disability**
Substance Use Disorder 7,836 13.3% 15,983 24.1% 104.0%
HIV/AIDS 1,306 2.2% 1,245 1.9% -4.7%
Serious Mental Illness 13,670 23.2% 14,790 22.3% 8.2%
Percent of Total County
Population -- 0.6% -- 0.7% --
*Members of families with at least one child under 18.
** Indicators are not mutually exclusive.
Source: Los Angeles Homeless Services Authority (LAHSA), 2019-2020 LA County/LA Continuum of Care (CoC) Homeless Counts.
The following data refers to the Los Angeles Continuum of Care (CoC) region, covering all Los Angeles County jurisdictions except for the cities of Long Beach, Pasadena, and Glendale. Special needs groups are considered elderly or disabled (including developmental disabilities), female-headed households, large families, farmworkers, and people experiencing homelessness.
Nearly 20 percent of the homeless population are members of families with one or more child under the age of 18, 9.9 percent are elderly persons aged 62 and older, 17 percent have a physical disability, and 8.3 percent have a d evelopmental disabili ty. Only 32 percent of homeless persons with a developmental disability, 17.3 percent with a physical disability, and 21.5 percent of homeless seniors are sheltered. However, most families (76.3 percent) are sheltered (Table E-29).
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Table E-29: Homeless Populations and Special Needs Groups Special Needs Group Sheltered Unsheltered Total
Developmental Disability 32.1% 67.9% 5,292
Physical Disability 17.3% 82.7% 10,833
Family Members 76.3% 23.7% 12,416
62+ 21.5% 78.5% 6,290
Source: LAHSA, 2020 LA CoC Homeless Counts; 2015-2019 ACS (5-Year Estimates
Figure E-43 shows the Los Angeles CoC homeless population by race and ethnicity. The Hispanic/Latino, Black/African American, and White populations make up the largest proportions of the homeless populati on. The Bla ck/African American population is the most overrepresented in the Los Angeles CoC region. Nearly 34 percent% of homeless persons are Black or African American, compared to only 7.8 percent of the population countywide. The American Indian and Alaska Native population is also overrepresented, making up only 0.2 percent of the County population, but 1.1 percent of the homeless population.
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Figure E-43: Los Angeles CoC Homeless Population by Race/Ethnicity
Race/Ethnicity
Homeless Population % LA County
Population Persons Percent
American Indian/Alaska Native 686 1.1% 0.2%
Asian 774 1.2% 14.4%
Black/African American 21,509 33.8% 7.8%
Hispanic/Latino 23,005 36.1% 48.5%
Native Hawaiian/Other Pacific
Islander 205 0.3% 0.2%
White 16,208 25.4% 26.2%
Multi-Racial/Other 1,319 2.1% 2.6%
Source: LAHSA, 2020 LA CoC Homeless Counts; 2015-2019 ACS (5-Year Estimates) Figure E-44 shows the distribution of homeless persons in the Los Angeles CoC region by age. Adults aged 25 to 54 make up most of the homeless population, followed by adults aged 55 to 61, and children un der 18. Children account for 11.8 percent of the homeless population and seniors (age 62+) account for 9.9 percent of the population; 6.6 percent of the homeless population is transitional aged youths between the ages of 18 and 24.
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Figure E-44: Los Angeles CoC Homeless Population by Age
Age
Homeless Population % LA County
Population Persons Percent
Under 18 7,491 11.8% 22.0%
18-24 4,181 6.6% 9.7%
25-54 37,138 58.3% 43.2%
55-61 8,606 13.5% 8.7%
62+ 6,290 9.9% 16.4%
Source: LAHSA, 2020 LA CoC Homeless Counts; 2015-2019 ACS (5-Year Estimates).
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Local Trend. Figure E-45 shows the homeless population trend in Gardena from 2016 to 2020. As of 2020, there are 98 persons experiencing homelessness in Gardena, all of which are unsheltered. Of the homeless persons in Gardena, 47.9 percent were on the street, 28.6 percent were in cars, 12.2 percent were in RVs/campers, 8.2 percent were in vans, and 3.1 percent were in makeshift shelters. The population of persons experiencing homelessness in Gardena has decreased by 47 percent since 2016 but increased 28.9 percent since 2019.
Figure E-45: Gardena Homeless Population Trend (2016-2020)
Source: LAHSA, 2020 Greater Los Angeles City/Community Homelessness Reports Service Planning Area 5.
A summary of the homeless popula tion in Gardena, provided by LAHSA, is shown in Figure E-46. As discussed previously, there are no sheltered persons experiencing homelessness in Gardena. The homeless population summary includ es homeless populations by census tract, homeless population trend, and dwelling type of unsheltered persons. Tract 6031.01, along the western City boundary, has the largest homeless population based on the 2020 PIT Count, followed by tract 6029 in the cen tral-northern area of the City. Homeless counts by tract are shown in Table E-30.
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Figure E-46: Gardena Homeless Population Summary
Note: Because of the interactive nature of the [LAHSA homeless count] dashboard and exclusion of some categories, LAHSA does not recommend citing this dashboard as the official count. Estimates shown in Figure E-41 are from the 2020 Greater Los Angeles City/Community Homelessness Reports rather than the dashboard.
Source: LAHSA 2020 Homeless Count by Community/City.
Table E-30: Homeless Data by Tract
Tract Persons Percent
of Total
6037602600 5 5.2%
6037602900 17 17.5%
6037603001 0 0.0%
6037603004 2 2.1%
6037603005 4 4.1%
6037603006 8 8.2%
6037603101 25 25.8%
6037603102 8 8.2%
6037603200 4 4.1%
6037603301 9 9.3%
6037603302 9 9.3%
6037603400 1 1.0%
6037603500 2 2.1%
6037603600 3 3.1%
Note: LAHSA does not recommend
aggregating census tract-level data to
calculate numbers for other geographic
levels. Due to rounding, census tract-
level data may not add up to the total for
Los Angeles City Council District,
Supervisorial District, Service Planning
Area, or the Los Angeles CoC.
Source: LAHSA 2020 Homeless Count
Data by Census Tract.
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The Los Angeles County Coordinated Entry System (LA County CES) ass esses individuals to match them with available housing resources and programs. From July to December 2020, 275 individuals in Culver City were assessed through CES, including 14 youths, 55 families, 39 veterans, and 49 persons aged 62 or older. Culver City is a part of Service Planning Area (SPA) 5, serving West Los Angeles communities including Beverly Hills, Brentwood, Culver City, Malibu, Pacific Palisades, Playa del Rey, Santa Monica, and Venice. Culver City and SPA 5 CES assessments and services are presented in Table E-26.
Table E-31: Cumulative CES Statistics (July 2020 – December 2020) Gardena SPA 8 City Share of
SPA 8
CES Assessment
Total Persons 201 3,651 6%
Individuals 80 2,398 3%
Youth 15 213 7%
Families 106 1,083 10%
Veterans 7 250 3%
Persons Aged 62+ 17 418 4%
Types of Services Provided to Those Assisted
Interim Housing 95 1,470 6%
Rapid Re-Housing 80 1,211 7%
Street Outreach (Contacts) 47 1,201 4%
Street Outreach (Engagements) 27 500 5%
Other (Non-Permanent) 57 1,084 5%
Placed into Permanent
Housing* 47 684 7%
* Includes persons that have moved into permanent housing during the reporting period (through either rapid re-housing, permanent supportive housing, or other permanent destinations).
Note: For households with more than one person (including families), the assessment of the head of household is applied to all members.
Source: LAHSA Homelessness Statistics by City (July 1, 2020 – December 31, 2020), March 2021.
Summary of Fair Housing Issues
Approximately 41% of owner households and 59% of renter households in Gardena experience a housing problem. In general, more renters in the northern City areas are cost burdened compared to the southern tracts. Northern Gardena is considered a low resource area and has high concentrations of racial and ethnic minorities and LMI households (see Figure E-5, Figure E-14, and Figure E-21). The northern half of the city also has higher concentrations of children in female-headed households compared to the rest of the city (see Figure E-12). Many of these tracts also have higher concentrations of overcrowded households . There is a concentration of homeless persons in some Gardena tracts, one in the central northern area of the City and one along the southeastern City boundary.
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Other Relevant Factors
Lending Practices
Home loan applications in Gardena by race and income are shown in Table E-32. Black and Hawaiian/Pacific Islander applicants were denied loans at the hig hest rates (22.9 percent and 25 percent, respectively), while Hispanic or Latino and White applicants were denied at the lowest rates (13.4 percent and 14.1 percent, respectively). There were eight American Indian/Alaska Native and eight applicants of two or more minority races; 12.5 percent of American Indian/Alaska Native applicants were denied and no applicants of two or more minority races were denied. Applicants belonging to lower income categories had higher denial rates; approximately 38 percent of loan applications submitted by low income residents were denied compared to only 15 percent of applications submitted by upper income residents.
Table E-32: Home Loan Approval and Denial Rates – Gardena (2020) Loan Type/Applicant Demographics Approved/
Originated Denied Total
Applications
Loan Purpose and Type
Purchase – Conventional 71.9% 11.0% 566
Purchase – Government 63.9% 13.4% 119
Home Improvement 53.7% 27.9% 147
Refinancing 53.8% 19.9% 1,124
Applicant Race/Ethnicity
American Indian/Alaska Native 75.0% 12.5% 8
Asian 65.8% 15.2% 453
Black or African American 53.8% 22.9% 424
Hawaiian / Pacific Islander 43.8% 25.0% 32
White 63.9% 14.1% 609
2 or More Minority Races 87.5% 0.0% 8
Joint Race (White/Minority) 71.4% 19.0% 42
Race Not Available 51.3% 19.5% 380
Hispanic or Latino 61.5% 13.4% 366
Not Hispanic or Latino 60.8% 17.7% 1,195
Applicant Income
Low (0-49% of Median) 32.4% 38.2% 68
Moderate (50-79% of Median) 47.3% 25.7% 148
Middle (80-119% of Median) 53.3% 20.6% 413
Upper (>=120% of Median) 64.1% 14.9% 1,218
Income Not Available 67.9% 11.9% 109
Note: This dataset excludes withdrawn/incomplete applications. Sum of percentages may not total 100%.
Source: Home Mortgage Disclosure Act (HMDA) Data – City of Gardena, 2020.
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Table E-33 compares the racial/ethnic composition of loan applicants and the City. White applicants are significantly overrepresented in the loan application pool, representing 31.1 percent of loan applicants but only 9.4 percent of the citywide population. Conversely, Hispanic/Latino residents represent only 18.7 percent of the applicant pool, but 39 percent of the total population.
Table E-33: Race/Ethnicity of Loan Applicants vs. Total Population Race/Ethnicity Percent of Gardena
Population
Percent of Total
Loan Applicants
White 9.4% 31.1%
Black/African American 22.2% 21.7%
American Indian/Alaska Native 0.1% 0.4%
Asian 24.7% 23.2%
Native Hawaiian/Pacific Islander 1.1% 1.6%
Hispanic/Latino 39.3% 18.7%
Source: HMDA data, 2020; 2015-2019 ACS (5-Year Estimates).
Historical Trends
The City of Gardena was incorporated on September 11, 1930. It combined the rural communities of Gardena, Moneta, and Strawberry Park into a Municipal Corporation, Sixth Class City. At that time Gardena was a small farming community of about 20,000 people.
During the early years of and prior to Gardena’s establishment, Japanese immigrants played a crucial role in the City’s farm community. The Japanese Association founded the Moneta Japanese Institute in 1911, funding a schoolhouse and teacher living quarters. In 1916, the Ga rdena Japanese school was established. During World War II, the City’s large Japanese population was relocated to states in the middle of the Country.4 Prior to the 1942 Executive Order and subsequent removal and incarceration of Japanese and Japanese Americans, Los Angeles County was home to approximately 36,000 Japanese Americans. In 1945, those incarcerated were granted the opportunity to return to California; however, but the end of the year, only an estimated 3,000 Japanese Americans had r eturned to Los Angeles County. 5 According to the 2011 -2015 ACS , Gardena has a population of 5,091 residents with Japanese ancestry representing 8.5 percent of the total population.
The 1896 Supreme Court ruling of Plessy v. Ferguson upheld the constitutionality of “separate but equal,” ushering in the Jim Crow Era of racial segregation and disenfranchisement. This sentiment spread beyond the South, where African Americans and other minority groups were expelled from predominantly White communities, through
4 Los Angeles County Library. (2021). Gardena – Community History, https://lacountylibrary.org/gardena-local- history/.
5 The National World War II Museum. (2021). The Return of Japanese Americans to the West Coast in 1945. https://www.nationalww2museum.org/war/articles/return-japanese-americans-west-coast-1945.
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the adoption of policies forbidding them from residing or even being within town borders after dark, known as ‘sundown towns. ’6 Contrary to the widespread misconception that these existed only in the deep south, sundown town s were prominent throughout the Country, including more than 100 California towns, several of which in Los Angeles County.7
The Home Owners’ Loan Corporation (HOLC), formed in 1933 under the New Deal Program, established the County’s first red -lining maps. Gardena received a D-rating, indicating the community was “least desirable” and a higher loan risk . Redlined, or D - rated communities, were typically comprised of large minority communities. Segregation achieved through red -lining was further exacerbated through the establishment of the Federal Housing Administration in 1934. The FHA insured bank mortgages that covered 80% of purchase prices and had terms of 20 years and were fully amortized. However, the FHA also conducted its own appraisals; mortgages were granted only to Whites and mixed-race neighborhoods or White neighborhoods in the vicinity of Black neighborhoods were deemed “too risky.” 6 Figure E-47 shows the 1939 redlining for the South Bay . For clarity, an updated redlining map of Gardena and the surrounding areas is presented in Figure E-48.
6 Rothstein, Richard. (2017). The Color of Law: A Forgotten History of How Our Government Segregated America.
Liveright Publishing Corporation.
7 History and Social Justice. (2021). https://justice.tougaloo.edu,
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Figure E-47: Home Owners Loan Corporation (HOLC) Redlining Map (1939)
Source: Robert K. Nelson, LaDale Winling, Richard Marciano, Nathan Connolly, et al., “Mapping Inequality,” American Panorama, ed. Robert K. Nelson and Edward L. Ayers, accessed December 1, 2021, https://dsl.richmond.edu/panorama/redlining.
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Figure E-48: HOLC Redlining Grade (2021)
Source: HCD AFFH Data Viewer, University of Richmond (2021), 2021.
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SB 535 Disadvantaged Communities
Disadvantaged commu nities in California are specifically targeted for investment of proceeds from the State’s cap -and-trade program. Known as California Climate Investments (CCI), these funds are aimed at improving public health, quality of life and economic opportunity in California’s most burdened communities at the same time they’re reducing pollution that causes climate change. As identified using the HCD AFFH tool has a majority of Gardena and the surrounding jurisdictions north, east, and south are considered “disadvantaged communities” (Figure E-49).
Figure E-49: SB 535 Disadvantaged Communities
Source: HCD AFFH Data Viewer, Office of Environmental Health Hazard Assessment (OEHHA), 2021.
Concentration of Fair Housing Issues
While there are concentrations of certa in special needs groups and/or fair housing issues throughout the City, the northern section of Gardena, specifically tracts 6026, 6029, 6030.01, and 6030.05, have several overlapping fair housing issues. The following fair housing issues, described previously, are present in northern Gardena tracts:
• Concentrations of racial/ethnic minority populations exceeding 80 percent;
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-93
• Concentrations of children living in single -parent female-headed households exceeding 20 percent;
• Concentrations of LMI areas where more than 50 percent of households are low or moderate income;
• Low resource area designations;
• Lower jobs proximity indices;
• Higher rates of cost burdened renters exceeding 60 percent; • Higher rates of overcrowded households exceeding the Statewide average of
8.2 percent.
Northern Gardena is zoned largely for industrial uses (M-1 and M -2 zones) surrounded by residential zones ranging from single -family (R -1) to high density residential (R-4). The City’s Zoning Map is shown in Figure E-51. As presented in Figure E-50, the northeastern corner of the City also has a high concent ration of mobile hom e parks, typically occupied by lower income households. The northeastern corner of the City also has the highest concentrations of overcrowded households (see Figure E-37).
Though all of Gardena has high concentrations of non -White populations, the northern City tracts have African American and Hispanic majority populations , while the southern City tracts have Asian majority populations. The northeastern tract (6029), where mobile home parks and industrial zoning is most concentrated, is the only mostly Black and Latino populated tract while the remainder of the City has a mix of three or more racial/ethnic populations. Racial or ethnic majority populations by tract are shown in Figure E-52 and neighborhood segregation patterns by tract are shown in Figure E-53.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-94
Figure E-50: Mobile Home Parks (2018)
Source: HCD AFFH Data Viewer, Homeland Infrastructure Foundation Level Data (HIFLD) (2018), 2021.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-95
Figure E-51: Gardena Zoning Map (2020)
Source: City of Gardena, 2020.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-96
Figure E-52: Racial/Ethnic Majority Populations by Tract (2018)
Source: HCD AFFH Data Viewer, 2021.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-97
Figure E-53: Neighborhood Segregation Patterns by Tract (2019)
Source: HCD AFFH Data Viewer, UC Berkeley (2019), 2021.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-98
Local Knowledge
In April 2016, the City published an Analysis of Impediments to Fair Housing Choice which included a fair housing community survey and workshop. The Fair Housing Survey was conducted from November 2015 to February 2016 and received 44 responses, 42 of which had no experienc ed housing discrimination in the City. The survey was distributed at the Nakaoka Senior Center, Civic Center, Parks and Recreation center, City Council meetings, and on the City’s website. Table E-34 shows the race or ethnicity and income group of the respondents. One respondent indicated they had experienced discrimination and one respondent was unsure. Neither reported the incident. The respondent indicated they had experienced discrimination is African American. The City did not receive any comments during the fair housing workshop or during the 2016 Draft AI public review period.
Table E-34: Survey Respondent Demographics (2016)
Percent of
Respondents
Race/Ethnicity
White 20%
African American 20%
Asian 20%
Hispanic 14%
Not reported 11%
Non-resident 14%
Income
<$10,000/year 5%
$10,000-$20,000/year 25%
$20,000-$30,000/year 9%
$30,000-$40,000/year 7%
$40,000-$50,000/year 11%
$50,000+/year 7%
Not reported 36%
Source: City of Gardena, 2016.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-99
C. Identification and Prioritization of Contributing
Factors
Fair Housing Enforcement and Outreach
There has been a lack of fair housing testing in Gardena in recent years. In 2020, 130 discrimination cases were opened in Los Angeles County, mostly on the basis of disability (66%) and race (21%). HUD reported 26 fair housing inq uires in Gardena between 2013 and 2021.
Contributing Factors:
▪ Lack of monitoring
▪ Lack of outreach towards special needs groups
Concentration of Special Needs Groups
The City has concentrations of LMI households, disabled persons, and children in female-headed households. Many of these tracts were also identified as low resource areas or as sensitive communities at risk of displacement.
Contributing Factors
▪ Lack of private investment
▪ Location and type of affordable housing
Substandard Housing Conditions
1.4% of owner -occupied households and 3.8% percent of renter -occupied households lack complete plumbing or kitch en facilities and 88.5% of the City’s housing stock was built prior to 1990 and may be susceptible to deterioration. Tracts with older housing units are most concentrated in the northwest section of the City.
Contributing Factors
▪ Age of housing stock
▪ Cost of repairs of rehabilitation
Displacement Risk of Low Income Residents Due to Economic Pressures
Most of the City is considered a sensitive comm unity at -risk of displacement.
Approximately 60-80% of renter-occupied households in the northern half of Gardena are cost burdened, while only 40-60% of renter-occupied households in the southern section are cost burdened. Many of these tracts also have h igher concentrations of LMI households, disabled persons, and children in female-headed households.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-100
Contributing Factors
▪ Unaffordable rents
▪ Concentration of poverty in some tracts
▪ Availability of affordable housing
City of Gardena 2021-2029 Housing Element 16
Table II-13: Housing Type (2020)
Jurisdiction
Single-Family Multiple-Family Mobile
Homes Total Detached Attached 2 to 4
units 5+ units
Gardena 9,783 1,711 2,571 6,672 1,245 21,982
44.5% 7.8% 11.7% 30.4% 5.7%
Los Angeles Co. 1,732,045 234,107 295,700 1, 270,425 58,297 3,590,574
48.2% 6.5% 8.2% 35.4% 1.6%
Source: DOF E-5: Population and Housing Estimates, 2020.
3. Housing Stock Age and Condition
Most of the City’s housing stock is in good condition. However, homes built more than 30 years ago are likely to require structural renovation and maintenance. As shown in Table II-14, nearly 89 percent of the existing housing stock in Gardena was built prior to 1990. In general, older buildings require greater maintenance, which results in higher costs. Thus, maintenance is often deferred, leading to the further physical deterioratio n of the City’s ho using units. In addition, older, deteriorated structures often do not meet current building code standards and lack safety features such as fire suppression, home security de vices and seismic safety retrofits. In fact, stringent seismic safety codes were not developed until after the 1971 Sylmar earthquake. After that event, building codes were revised to ensure structures could withstand seismic activity of similar magnitude and motion characteristics. Therefore, the current age of Gardena’s housing stock strongly suggests there will be an incr eased need for structural improvements during the next decade.
Based on estimates from the Code Enforcement division, as of December 2021, 250 to 300 units, or 1.4 percent of the housing stock in the City are considered substandard. The majority of these units are suitable for rehabilitation. Less than five percent (12 to 15 units) of the substandard units would need to be completely demolished and replaced.
Table II-14: Age Distribution of Existing Housing Stock Year of Construction Units
Constructed
Percent of
Total
2010 or later 279 1.3 %
2000-2009 670 3.1
1990-1999 1,449 6.8
1980-1989 2,306 10.8
1970-1979 2,387 11.1
1960-1969 3,585 16.7
1950-1959 7,123 33.2
1940-1949 2,414 11.3
Prior to 1939 1,228 5.7
Source: ACS 2014-2018 (5-Year Estimates), Table DP04.
City of Gardena 2021-2029 Housing Element 40
Table III-2: National Annual Average Mortgage Interest Rates Year Average Interest Rate
2016 3.65%
2017 3.99
2018 4.54
2019 3.94
2020 3.11
Source: Federal Home Loan Mortgage Corporation, Primary Mortgage Market Survey.
4. Density and Timing
With limited vacant land available for residential development, the City has been accommodating new housing constr uction through the recycling of lower-density residential uses and underutilized nonresidential uses into higher intensity multi-family developments.
Developers in the R-3 zone have been able to achieve maximum de nsities. Developers in the R-4 and MUO zones have not achieved the maximum density all owed by the zones not because of constraints imposed by the City, but because of the choice of housing that is being developed. With the exception of the 265-unit apartment buildi ng on Crenshaw Boulevard approved in 2021, and the proposed Specific Plan apartment proj ect on Crenshaw Avenue, developers are choosing to build two- to three-story townhome s tyle condominiums. In 2019 the City hosted a workshop with developers and architects to di scuss impediments to development. The workshop identified development constraints re lated to parking. Parking requirements and other constraints discussions related to this workshop are further described in Section 4, Residential Development Standards, below.
Residential development has been active in Gardena, with limited delays between entitlement and building permit issuance. Typically, the time between recei ving entitlements and the issuance of building permits is approximately six months based on review of projects over the past five years, depending on how quickly corrections are made by the developer.
B. Governmental Constraints
Actions by the City can have an im pact on the price and availab ility of housing in the city.
Land use controls, building code s, fees, and other local progra ms intended to improve the overall quality of housing may also serve as a constraint to housing development.
1. Transparency in Development Regulations
The City of Gardena complies the requirement to demonstrate transparency in development regulations by providing information online and at public counters:
General Plan - https://cityofgardena.org/general-plan/ Zoning Information - https://cityofgardena.org/zoning-information/ Permits and Fees - https://cityofgardena.org/community-development-permits-and- fees/
City of Gardena 2021-2029 Housing Element 60
Table IV-1 : Regional Housing Needs Assessment (RHNA)
Income Level Units Percent
Very Low Income 1,485 25.9%
Low Income 761 13.3 %
Moderate Income 894 15.6 %
Above Moderate Income 2,595 45.2 %
Total 5,735 100.0 %
Source: Southern California Association of Governments (SCAG), 2021.
Note: The City has a RHNA allocation of 1,485 very low-income u nits (inclusive of extremely low-income units. Pursuant to State law (AB 2634), the City must project the number of extremely low-income housin g needs based on Census income distribution or assume 50 percent of the very low income units as extremely low. Assuming an even split, the City ’s RHNA allocation of 1,485 very low-income units may be divided into 743 very low and 742 extremely low-income units. However, for purposes of id entifying adequate sites for the RHNA allocation, State law does not mand ate the separate accounting for the extremely low-income category B. Development Credit
1. Accessory Dwelling Units (ADUs)
Since 2017, State laws have been passed that substantially relax development standards and procedures for the construction of ADUs. Gardena has seen a steady growth of ADUs in the community with 12 units permitted in 2018, 18 units in 2019, 23 units in 2020, and 26 units in 2021 (as of December 28, 2021) for an average of approximately 19.75 ADUs per year. Gardena anticipates permitting at least 20 ADUs per y ear for a total of 160 in the eight-year planning period based on the annual 2018-2020 av erage in conjunction with additional incentives to be provided by the City to facili tate ADU development. The City will monitor the number of permitted ADUs and affordability every year and continue to evaluate if these ADU trends and assumptions are consistent. The monitoring of ADUs in the City has been added to the Housing Element Accessory Dwelling Unit program.
Table IV-2: ADU Projections and Affordability
Income Category Units SCAG ADU
Affordability
Extremely Low 24 15.0%
Very Low 4 2.0 %
Low 68 43.0 %
Moderate 10 6.0 %
Above Moderate 54 34.0 %
Total 160 100.0 %
Source: Southern California Association of Governments (SCAG) Regional Accessory Dwelling Unit Affordability Analysis – LA County I, 2020.
El Segundo Blvd to Rosecrans AveEl Segundo Blvd
Vermont Ave
Crenshaw Blvd
Normandie Ave
Rosecrans Ave
Van Ness Ave
Western Ave
12 -2021-30
Rosecrans Ave to Redondo Beach Blvd
Redondo Beach Blvd
Rosecrans AveWestern Ave
Vermont Ave
Crenshaw Blvd
Van Ness Ave
Normandie Ave
Marine Ave
Redondo Beach Blvd to Gardena Blvd
Redondo Beach Blvd
Western Ave
Vermont Ave
Normandie Ave
Gardena Blvd to Artesia Blvd
Artesia Blvd
Gardena Blvd
Western AveNormandie Ave
Vermont Ave
South of Artesia
Artesia Blvd
Western Ave
Vermont Ave
182ndStreet
Western Ave
Normandie Ave
Rezone from ACSP to O6
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, G overnor
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
2020 W. El Camino Avenue, Suite 500
Sacramento, CA 95833
(916) 263-2911 / FAX (916) 263-7453
www.hcd.ca.gov
Gr
eg Tsujiuchi, Director
Community Development Department
City of Gardena
1700 West 162
nd Street
Gardena, CA 90247
D
ear Greg Tsujiuchi:
R
E: City of Gardena’s 6th Cycle (2021-2029) Draft Housing Element T
hank you for submitting the City of Gardena’s (City) draft housing element received for review on September 27, 2021. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review. Our review was facilitated by a conversation on November 15, 2021 with City staff members Amanda Acuna and Gregory McClain and the City’s consultant, Veronica Tam. In addition, HCD considered comments from Californians for Homeownership pursuant to Government Code section 65585, subdivision (c).
T
he draft element addresses many statutory requirements; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code). The enclosed Appendix describes the revisions needed to comply with State Housing Element Law.
A
s a reminder, the City’s 6th cycle housing element was due October 15, 2021. As of today, the City has not completed the housing element process for the 6th cycle. The City’s 5th cycle housing element no longer satisfies statutory requirements. HCD encourages the City to revise the element as described above, adopt, and submit to HCD to regain housing element compliance.
F
or your information, pursuant to Assembly Bill 1398 (Chapter 358, Statutes of 2021), if a local government fails to adopt a compliant housing element within 120 days of the statutory deadline (October 15, 2021), then any rezoning to accommodate the regional housing needs allocation (RHNA), including for lower-income households, shall be completed no later than one year from the statutory deadline. Otherwise, the local government’s housing element will no longer comply with State Housing Element Law, and HCD may revoke its finding of substantial compliance pursuant to Government Code section 65585, subdivision (i).
November 24, 2021
Greg Tsujiuchi, Director