1 GARDENA CITY COUNCIL
SPECIAL MEETING
Special Meeting Notice and Agenda
Website: www.cityofgardena.org
Wednesday, February 15, 2023
6:00 p.m.
TASHA CERDA, Mayor MINA SEMENZA, City Clerk
PAULETTE C. FRANCIS, Mayor Pro Tem GUY H. MATO, City Treasurer MARK E. HENDERSON, Council Member CLINT OSORIO, City Manager RODNEY G. TANAKA, Council Member CARMEN VASQUEZ, City Attorney WANDA LOVE, Council Member LISA KRANITZ, Assistant City Attorney
If you would like to participate in this meeting, you can participate via the following options:
1. VIEW THE MEETING live on SPECTRUM CHANNEL 22 or ONLINE at youtube.com/CityofGardena
2. PARTICIPATE BEFORE THE MEETING by emailing the Deputy City Clerk at [email protected] by 5:00p.m. on the day of the meeting and write "Public Comment" in the subject line.
3. ATTEND THE MEETING IN PERSON
PUBLIC COMMENT: The City Council will hear from the public on any item on agenda at the following times:
Public Hearings – At the time for Public Hearings listed on the Agenda If you wish to address the Council, please complete a “Speaker Request” form and present it to the City Clerk or Sergeant of Arms. You will be called to the podium by name when it is your turn to address the Council. Members of the public wishing to address the City Council will be given three (3) minutes to speak.
4. The City of Gardena, in complying with the Americans with Disabilities Act (ADA), requests individuals who require special accommodations to access, attend and/or participate in the City meeting due to disability, to please contact the City Clerk's Office by phone (310) 217- 9565 or email [email protected] at least 24 business hours prior to the scheduled general meeting to ensure assistance is provided. Assistive listening devices are available.
2 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
The City Council will hear from the public only on the items that have been described on this agenda (GC §54954.3) during the public hearing.
3. PUBLIC HEARING ITEMS
3.A ENVIRONMENTAL ASSESSMENT #1 -23, GENERAL PLAN AMENDMENT # 1 -23 Readoption of Revised 6th Cycle Housing Element for 2021 - 2029 period and finding that the adoption is subject to the common sense exemption of CEQA Guidelines section 15061(b)(3) as the Housing Element is a policy document Staff Recommendation: Staff respectfully recommends that the City Council:
Conduct a public hearing; and
Approve Resolution No. 6619 which readopts the Revised 6th Cycle Housing Element for 2021 – 2029 and makes a finding that the adoption is subject to the common sense exemption of CEQA Guidelines section 15061(b)(3) as the Housing Element is a policy document.
Staff Report Housing Element Update.pdf
Attachment A- HCD Review dated September 22, 2022.pdf
Attachment B - Redlined version of Housing Element.pdf
Attachment C - Maps of Inventory Sites.pdf
Attachment D - Memo dated January 17, 2023.pdf
Attachment E - Environmental Justice Map.pdf
Resolution No. 6619 Housing Element.docx.pdf
3 3.B ENVIRONMENTAL ASSESSMENT #2-23, GENERAL PLAN AMENDMENT # 2 -23, ZONE CHANGE #1-23, ZONE TEXT AMENDMENT #1-23
Adoption of Resolution No. 6620 Updating the Land Use Plan, including changes to the Land Use Map and adoption of Urgency Ordinance No. 1847, amending the Zoning Code and revising the Zoning Map both subject to findings of exemption under CEQA Guidelines sections 15061(b)(3) - the common sense exemption and 15308 for protection of the environment. Also adoption of Resolution No. 6621 adopting a color palette for buildings, fences, and walls subject to finding of exemption under CEQA Guidelines section 15061(b)(3) - the common sense exemption.
Staff Recommendation: Staff respectfully recommends the City Council:
Conduct a public hearing; and
Approve Resolution No. 6620 , adopting the Update to the Land Use Plan, including an amended Land Use Map, with CEQA exemption determination under CEQA Guidelines 15061(b)(3) and 15308 (Requires a majority vote of total Council); and
Adopt Urgency Ordinance No. 1847 , amending Titl e 18 of the Gardena Municipal Code and revising the City’s Zoning Map, with CEQA exemption determination under CEQA Guidelines 15061(b)(3) and 15308 (Requires a 4/5 vote).
Approve Resolution No. 6621 , adopting a color palette for residential design criteria, with CEQA exemption determination under CEQA Guidelines 15061(b)(3)
Staff Report for Land Use and Zoning Changes.pdf
Attachment A - Comparison Chart.pdf
Attachment B - Zoning Summary.pdf
Attachment C - Resolution 6620- adopting Land Use Plan.pdf
Exhibit A Land Use Plan.pdf
Exhibit B Use Map (in 5 sections).pdf
Exhibit C Parcel List.pdf
Attachment D - Urgency Ordinance No. 1847 - adopting Zoning Changes.docx.pdf
Exhibit A Zoning Maps.pdf
Exhibit B Parcel List.pdf
Attachment E - Resolution No. 6621 - adopting Color Palette.pdf
Exhibit A Color List.pdf
4 4. ADJOURNMENT
The Gardena City Council will adjourn to the Closed Session portion of the City Council Meeting at 7:00 p.m. followed by the Regular City Council Meeting at 7:30 p.m. on Tuesday, February 28, 2023.
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 10th day of February, 2023
/s/ MINA SEMENZA
MINA SEMENZA, City Clerk
City of Gardena
Gardena City Council Special
Meeting
Meeting
AGENDA REPORT SUMMARY
Agenda Item No. 3.A
Section: PUBLIC HEARING
ITEMS
Meeting Date: February 15, 2023
TO: THE HONORABLE MAYOR AND MEMBERS OF THE GARDENA CITY COUNCIL
SPECIAL MEETING
AGENDA TITLE:
ENVIRONMENTAL ASSESSMENT #1-23, GENERAL PLAN AMENDMENT
# 1-23
Readoption
of Revised 6th Cycle Housing Element for 2021 - 2029 period and finding that the adoption is subject to the common sense exemption of CEQA Guidelines section 15061(b)(3) as the Housing Element is a policy document
COUNCIL ACTION REQUIRED:
Staff Recommendation
:
Staff respectfully recommends that the City Council:
Conduct a public hearing; and
Approve Resolution No. 6619
which readopts the Revised 6
th
Cycle Housing Element
for 2021 – 2029 and makes a finding that the adoption is subject to the common sense exemption of CEQA Guidelines section 15061(b)(3) as the Housing Element is a policy document.
RECOMMENDATION AND STAFF SUMMARY:
The City has been working on its Housing Element since December 2019 when it entered into a consultant agreement with Veronica Tam & Associates. In January 2022, the City Council adopted the Housing Element. However, the State's Department of Housing and Community Development (HCD) did not find the Housing Element to be compliant with State law. A revised Housing Element was sent to HCD in late July 2022 and HCD asked for additional changes. As of that time, HCD had found only 19 out of 197 jurisdictions to have a compliant Housing Element. In early December further revisions were sent to HCD for an informal review. With a few final adjustments, HCD provided informal approval of the Housing Element and indicated that the Housing Element would be considered compliant once the required rezoning was completed.
The City posted the Revised 6
th
Cycle Housing Element on the website on January 17, 2022, for a minimum of 7 days in accordance with law and then sent it to HCD for final, formal review.
On January 31, 2023 the Planning Commission held a public hearing and adopted Resolution No. 1-23, by vote 4-0-0, recommending that the City Council adopt the Revised Sixth Cycle Housing Element and file a Notice of Exemption.
FINANCIAL IMPACT/COST:
None.
ATTACHMENTS:
Staff Report Housing Element Update.pdf
Attachment A- HCD Review dated September 22, 2022.pdf
Attachment B - Redlined version of Housing Element.pdf
Attachment C - Maps of Inventory Sites.pdf
Attachment D - Memo dated January 17, 2023.pdf
Attachment E - Environmental Justice Map.pdf
Resolution No. 6619 Housing Element.docx.pdf
City of Gardena
City Council Meeting
Agenda Item No.: 3.A
Department: Community Development
Meeting Date: February 15, 2023
AGENDA TITLE:
Readoption of Revised 6th Cycle Housing Element for 2021 – 2029 period and finding that the adoption is subject to the common sense exemption of CEQA Guidelines section 15061(b)(3) as the Housing Element is a policy document.
RECOMMENDATION:
Staff respectfully recommends that the City Council approve Resolution No. 6619 which readopts the Revised 6
th Cycle Housing Element for 2021 – 2029 and makes a finding that the adoption is subject to the common sense exemption of CEQA Guidelines section 15061(b)(3) as the Housing Element is a policy document.
BACKGROUND:
State law requires that each city adopt a Gen eral 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.
Need for a Compliant Housing Element
Without having a compliant Housing Element, the city is subject to various penalties, such as the inability to qualify for cert ain grants. Ironically, some of the funds that the City would lose eligibility for are the very funds that are needed to help with housing issues, such as the Permanent Local Housing Allocation (PLHA) funds which the City plans to use towards multi-family and owner-occupied rehabilitation programs for lower and moderate income tenants to make proper improvements, develop incentives to encourage affordable owner-occupied workforce housing, and enhancing homelessness prevention and response efforts. The City has qualified for $1,979,262 in PLHA grants; $329,877 will be completely lost if the City does not have a compliant housing element by February 15, 2023.
AGENDA STAFF REPORT
Additionally, until the City has a compliant Housing Element, the City is subject to the Builder’s Remedy set forth in the Housing Accountability Act (Government Code § 65589.5). Under the Builder’s Remedy, if a city does not have a housing element that substantially complies with state law, then the city has only very limited grounds on which to deny an affordable housing project, even if the development does not comply with zoning or applicable development standards. An affordable housing project is one that provides at least 20% of the units for rent or sale to lower income households or 100% of units for rent or sale to moderate income households or persons and families of middle income. While it is not likely that there would be many Builder’s Remedy projects used in Gardena, it is not impossible. Staff has had at least one inquiry regarding a 100 percent affordable development on El Segundo Boulevard. Without a compliant housing element.
There are two things that must happen for the City to have a compliant Housing Element.
First, it must adopt a Housing Element that HCD finds meets all of the statutory requirements; that is the subject of this item. Second, the City must complete all of the rezoning of sites required by the Housing Element; that is the subject of the companion item on this agenda.
Gardena’s Efforts
The City has been working on its Housing Element since December 2019 when it entered into a consultant agreement with Veronica Tam & Associates (VTA). In January 2022, the City Council adopted the Housing Element. However, HCD did not find the Housing Element to be compliant with State law.
A revised Housing Element was sent to HCD in late July 2022 and HCD asked for additional changes. (See Attachment A.) As of that time, HCD had found only 19 out of 197 jurisdictions to have a compliant Housing Element.
In early December further revisions were sent to HCD for an informal review. On January 9, 2023 staff and our Housing Consultant had a phone call with HCD. With a few final adjustments, HCD provided informal approval of the Housing Element and indicated that the Housing Element would be considered compliant once the required rezoning was completed (see companion item) . One of the last items that HCD requested was a program to concurrently rezone the Inventory Sites, make those sites immediately available, and allow affordable projects to be approved ministerially with the provision that CEQA would be completed within a year from the date of adoption. (See Program 4.1.)
The City posted the Revised 6
th Cycle Housing Element on the website for a minimum
of 7 days in accordance with law and then sent it to HCD for final, formal review . On January 31, 2023 the Planning Commission held a public hearing and adopted Resolution No. 1-23 recommending that the City Council adopt the Revised Sixth Cycle Housing Element and file a Notice of Exemption.
As of February 1, 2023, more than half the jurisdictions were still out of compliance, some due to the fact that they have not yet completed the required rezoning.
ANALYSIS:
RHNA quantifies the need for housing within each jurisdiction during specified planning periods. The City’s RHNA allocation for the 6th Cycle Housing Element is as follows:
• Very Low 1,485
• Low 761
• Moderate 894
• Above Mod. 2,595
TOTAL 5,735
Satisfaction of RHNA
When the City Council adopted the Housing Element in January 2022 there were 648 units which were entitled or pending, including six lower income units that had been approved. There are now 686 units which have been approved, including seven low income units and eight very low income units.
HCD allows the City to take credit for ADUs based on the historical trend of the number of ADUs approved over the past three years. Additionally, HCD sets the proportion of ADUs assigned to each income category. Based on this, Gardena can only take credit for 20 ADUs a year at the income cat egories set forth below. With the credits that are allowed for ADUs and the approved projects, this leaves the following RHNA numbers to be satisfied:
Income Category ADUs Pipeline
Projects RHNA Remaining
RHNA
Extremely Low/ Very Low 28 8 1,485 1,449
Low 68 7 761 686
Moderate 10 -- 894 884
Above Moderate 54 671 2,595 1,870
Total 160 686 5,735 4,889
HCD recommends that the City have a buffer in the housing element inventory of at least 15 to 30 percent capacity more than required, especially for lower income categories.
Buffers are needed to satisfy the requirement that the City always maintain an adequate inventory of sites for each income category.
Each Identified Site in the Housing Element is assigned a number of total units that is expected to be developed and an income distribution, as can be seen from the excerpt from Table C-2 of the Housing Element.
Site ID APN Address Acres Lower
Income
Moderate
Income
Above
Moderate
Income
Total
Units
76 4066012033 15915 S WESTERN AVE 0.5 7 2 5 14
77 4066012004 16017 S WESTERN AVE 0.3 4 1 3 8
When a property develops with less than the number of affordable units which has been assigned to it, the City is required to make findings that adequate sites still exist. For example, the recent development by G3 of the vacant lot on 2545 Marine Avenue included 2 low income units. However, under the Housing Element adopted in January 2022, this property was shown to be consolidated with other adjoining properties and developed with both moderate and lower income units. The Planning Commission had to include a finding that there were still sufficient sites to satisfy the remaining housing needs. The City is not allowed to deny a housing project that meets all objective criteria based on the fact that it does not provide the amount of affordable units on the site that were identified in the Housing Element. However, if the available sites ever drop below the threshold of meeting the City’s affordable housing needs, the City must rezone other property to accommodate the deficiency within 6 months. Therefore, as recommended by HCD, the sites inventory continues to provide a buffer of approximately 25% for lower income units.
Pursuant to state law, only properties that are at least 0.5 acres can be counted towards lower income housing and these properties must be allowed to have a minimum of 30 dwelling units to the acre which can be approved by right. For this reason, the mid-step density in the R -4 and Mixed- Use Overlay is being revised in the companion item to make sure that all property of .5 acres or greater can build up to 30 units per acr e.
Without that change , a number of sites would not be able to be counted in the Sites Inventory.
Because Gardena is 99 percent built out, the only way to provide for the assigned RHNA is to create overlay zones on commercial and industrial areas, which is a method other cities are also having to utilize to meet their RHNA. In order to meet the RHNA, the City Council previously established 4 Housing Overlay zones with the following densities as shown on the maps attached as Exhibit D:
O3 – 12-20 units/acre
O4 – 21-30 units/acre
O5 – 31-50 units/acre
O6 – 51-70 units/acre
Additionally, a Very High Density residential zone match the O6 overlay is being established for the properties at 1610 and 1650 Artesia Boulevard. Unlike the overlay zones, these parcels will not be allowed any other use as the existing uses on those sites were already legal non-conforming under the Artesia Corridor Specific Plan.
All of the Inventory Sites were identified and densities adjusted after a number of public meetings wi th both the Planning Commission and City Council. There has been no change to the sites from what has previously approved by the City Council in January 2022.
As a reminder, in addition to placing an overlay on the identified sites, the overlays will also eventually be placed on adjoining properties in order to create a more coherent zoning pattern and allow for additional development opportunities. These additional changes are expected to be brought back to the Planning Commission and City Council, along with the EIR being prepared, in late 2023 or early 2024.
New Additions to Housing Element
A copy of the Revised 6th Cycle Housing Element is attached as Attachment B and also can be found on the City’s website at https://cityofgardena.org/housing-element/. Maps of the Inventory Sites with the identified overlays are found as Attachment C. On January 17, 2023 a memo was sent to the City Council and Planning Commission and posted on the City’s website highlighting the changes. (Attachment D.) The changes which have been made since the City Council’s last review are shown in green and yellow highlight. The changes are primarily technical in nature or a rewording of programs that were already included.
Two changes to be highlighted here as well are:
• Policy 5.5 – Affirmatively Further Fair Housing – The language was changed to ensure that each City commission had a member from north Gardena to ensuring there would be a member from a disadvantaged area. While “disadvantaged area” is not a term defined in the Housing Element, the term “disadvantaged community” is included in the recently adopted Environmental Justice Element.
A disadvantaged community is defined as “[a] n area identified by the California Environmental Protection Agency (CalEPA) pursuant to Section 39711 of the Health and Safety Code or an area that is a low -income area that is disproportionately affected by environmental pollution and other hazards that can lead to negative health effects, exposure, or environmental degradation.” The Environmental Justice Element contains a figure of Disadvantaged Communities. (Attachment E.)
• Program Objectives 4.1 – Adoption of Urgency Zoning - Adds a commitment to adopt an urgency ordinance implementing the housing overlay zones and rezoning for inventory sites which will provide that any project with a minimum of 20% affordable housing shall be ministerially approved. This, along with changes to the Land Use Plan, are a companion item to the Housing Element adoption.
Timing
Since the start of the housing element process, cities in the SCAG region have been under an almost impossible deadline. At the time the process started, the law provided that cities were supposed to adopt their housing elements by October 15, 2021, but had
to do so by February 12, 2022. If the housing element was adopted within this time frame, the city would be given 3 years to implement any zoning changes required by the housing element. No extensions were given to cities for the Pandemic. Failure to have a compliant housing element can lead to penalties which can include referral to the State Attorney General, ineligibility for grants and other funding, and monetary fines.
Gardena adopted its Housing Element in January 2022. However, while the City was working on its Housing Element, the Legislature changed the rules for those cities that were already in process. Instead of needing to have an adopted housing element by February 12, 2022, the law changed to require that the jurisdiction had to have a housing element that was found by HCD to be in substantial compliance with housing element law by February 12, 2022. If the jurisdiction did not meet this deadline, then all rezoning required by the Housing Element is required to be completed within one year from the statutory deadline. For Gardena and other cities in the SCAG region, this meant rezoning was to be completed by October 15, 2022. Pursuant to the revisions to Government Code § 65588 which became effective January 1, 2022, the Housing Element will not be considered to be in compliance until the rezoning takes place, even if all other requirements are met. (See companion item amending the land use element, rezoning properties and amending the Zoning Code.)
As mentioned above, the City has already sent the Housing Element to HCD for formal approval. It is expected that HCD will approve by the time of the City Council meeting.
However, the Resolution authorizes the Community Development Director to make any final non-legislative or technical revisions that are required by HCD. Any changes that are made at this time will require a new review period by HCD and cause a loss of PLHA funding.
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.
CONCLUSION
Staff respectfully recommends that Council adopt Resolution No. 6619 approving the Revised 6
th Cycle Housing Element for 2021 – 2029 and finding that the adoption is exempt from CEQA pursuant to CEQA Guidelines section 15061(b)(3).
Submitted by: Greg Tsujiuchi, Community Development Director Date: Feburaryu 8, 2023
Prepared by: Lisa Kranitz, Asst. City Attorney Date: February 8, 2022 Amanda Acuna, Senior Planner Date: February 8, 2022
Attachments:
• Attachment A – HCD Review Letter dated September 22, 2022 • Attachment B – Redlined version of Housing Element
• Attachment C – Maps of Inventory Sites
• Attachment D – Memo dated January 17, 2023
• Attachment E – Environmental Justice map
Resolution No. 6619 approving the Housing Element
STATE OF CALIFORNIA - BUSINESS, CONSUMER SERVICES AND HOUSING AGENCY GAVIN NEWSOM, Governor
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
S
eptember 22, 2022
G
regory McClain, Director
Community Development Department
City of Gardena
1700 West 162nd Street
Gardena, CA 90247
D
ear Gregory McClain:
R
E: City of Gardena’s 6th Cycle (2021-2029) Revised Draft Housing Element
T
hank you for submitting the City of Gardena’s (City) revised draft housing element received for review on July 27, 2022. Pursuant to Government Code section 65585, subdivision (b), the California Department of Housing and Community Development (HCD) is reporting the results of its review.
T
he revised draft element addresses many statutory requirements described in HCD’s April 8, 2022 review; however, revisions will be necessary to comply with State Housing Element Law (Article 10.6 of the Gov. Code), as follows:
1. A
ffirmatively further[ing] fair housing in accordance with Chapter 15 (commencing with Section 8899.50) of Division 1 of Title 2…shall include an assessment of fair housing in the jurisdiction. (Gov. Code, § 65583, subd. (c)(10)(A).)
P
romote and affirmatively further fair housing opportunities and promote housing throughout the community or communities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability, and other characteristics... (Gov. Code, § 65583, subd. (c)(5).)
Concentration of Fair Housing Issues: The element was revised to provide information on the location of subsidized housing projects and existing uses in specific census tracts. However, as found in HCD’s prior review, Northern Gardena neighborhoods have the highest concentrations of fair housing issues including proportion of lower-income households, female-headed households, minorities, low resourced and limited access to educational and environmental health opportunities and designated disadvantaged communities.
The element should include a specific discussion of these census tracts including other relevant factors and any local knowledge or data along with identifying Gregory McClain, Director
factors that contributed to the concentration of fair housing issues and specific place-based strategies to overcome these patterns.
Goals, Actions, Metrics and Milestones: As found in HCD’s prior review, the element still must include programs to 1) strengthen place-based strategies commensurate with the identified fair housing issues and concentration of regional housing needs allocation (RHNA) in low-opportunity census tracts (Northern Gardena) and 2) must include strategies to enhance housing mobility in high resourced neighborhoods.
HCD will f
ollow-up under a separate cover with additional information.
2. A
n inventory of land suitable and available for residential development, including vacant sites and sites having realistic and demonstrated potential for redevelopment during the planning period to meet the locality’s housing need for a designated income level, and an analysis of the relationship of zoning and public facilities and services to these sites. (Gov. Code, § 65583, subd. (a)(3).)
Id
entify actions that will be taken to make sites available during the planning period with appropriate zoning and development standards and with services and facilities to accommodate that portion of the city’s or county’s share of the regional housing need for each income level that could not be accommodated on sites identified in the inventory... (Gov. Code, § 65583, subd. (c)(1).)
Realistic Capacity: While the element discusses zones changes from non- residential to residential and some recent residential projects in nonresidential zones, it must still account for the likelihood of 100 percent nonresidential occurring in the calculation of capacity. For example, the element should discuss all development (not just residential) in the pertinent nonresidential zones and whether 100 percent nonresidential has occurred in the recent past and if so, how often. Then, the element should incorporate that likelihood into the calculation of residential capacity or add or modify programs as appropriate to support residential capacity assumptions.
Shortfall of Sites: The revised element included changes to the City’s rezoning program, indicating that the City’s total 6th cycle shortfall is 4,889 units including 1,870 units for above moderate-income households. However, HCD’s review indicates that the City’s total shortfall is 5,038 units including 2,019 units for above moderate-income households. The element must reconcile these numbers and add or modify programs as appropriate.
Availability of Infrastructure: The element was not revised to address this finding.
Please see HCD’s April 8, 2022 review for more information.
Gregory McClain, Director
3. An analysis of potential and actual governmental constraints upon the maintenance, improvement, or development of housing for all income levels, including the types of housing identified in paragraph (1) of subdivision C and for persons with disabilities as identified in the analysis pursuant to paragraph (7), including… …local processing and permit procedures... (Gov. Code, § 65583, subd. (a)(5).)
A
ddress and, where appropriate and legally possible, remove governmental and nongovernmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities... (Gov. Code, § 65583, subd. (c)(3).)
Processing and Permit Procedures: While the revised element generally describes the site plan review process, as found in HCD’s prior review, it still must evaluate the impacts of this process. For example, the element states that planning commission may consider a variety of factors. However, the analysis should list any approval findings or criteria and evaluate impacts on approval certainty, timing and feasibility. Based on the results of a complete analysis, the element should add or modify programs to address or mitigate any constraints on development.
Program 3.1–Zoning Code Amendments: While the element was revised to permit group homes with objective standards, as found in HCD’s prior reviews, the element must commit to permitting unlicensed group homes of seven or more in all residential zones.
T
he element will meet the statutory requirements of State Housing Element Law once it has been revised and re-adopted to comply with the above requirements.
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 Senate Bill 197 (Chapter 70, Statutes of 2022), as the City did not adopt a compliant housing element within 120 days of the statutory deadline (October 15, 2021), the City’s adopted element must be found in compliance by October 15, 2022 to maintain its scheduled rezone deadline to accommodate its 6th cycle shortfall of 5,038 units, including 2,135 lower income units by October 2024 (Program 4.1). If the element is not found in compliance by October 15, 2022, HCD cannot find the element in compliance until the rezoning is complete.
Gregory McClain, Director
Public participation in the development, adoption and implementation of the housing element is essential to effective housing planning. Throughout the housing element process, the City should continue to engage the community, including organizations that represent lower-income and special needs households, by making information regularly available and considering and incorporating comments where appropriate. Please be aware, any revisions to the element must be posted on the local government’s website and to email a link to all individuals and organizations that have previously requested notices relating to the local government’s housing element at least seven days before submitting to HCD.
S
everal federal, state, and regional funding programs consider housing element compliance as an eligibility or ranking criteria. For example, the CalTrans Senate Bill (SB) 1 Sustainable Communities grant; the Strategic Growth Council and HCD’s Affordable Housing and Sustainable Communities programs; and HCD’s Permanent Local Housing Allocation consider housing element compliance and/or annual reporting requirements pursuant to Government Code section 65400. With a compliant housing element, the City will meet housing element requirements for these and other funding sources.
W
e are committed to assist the City in addressing all statutory requirements of State Housing Element Law. If you have any questions or need additional technical assistance, please contact Sohab Mehmood, of our staff, at [email protected].
S
incerely,
P
aul McDougall
Senior Program Manager
City of Gardena
2021-2029 Housing Element
Adopted January 2022
With Revisions in July 2022
Additional Revisions in September 2022
Additional Revisions in December 2022
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 ..................................................... 56 IV. Housing Resources............................................................................................. 61 A. Regional Housing Needs Assessment (RHNA) .................................................. 61 B. Development Credit ................................................................................................ 62 C. Residential Sites Inventory .................................................................................... 66 D. Summary of RHNA Strategies .............................................................................. 77 E. Provision for a Variety of Housing Types ............................................................ 78 F. Financial Resources ............................................................................................... 86 G. Opportunities for Energy Conservation ................................................................ 88 V. Housing Plan ....................................................................................................... 89 A. Goals and Policies .................................................................................................. 89 B. Housing Programs .................................................................................................. 91 Appendix A: Acronym Index ..................................................................................... A-1 Appendix B: Community Meetings ........................................................................... B-1 Appendix C: Sites Inventory ..................................................................................... C-1
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A. Criteria for Selecting Sites .................................................................................... C-1 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: Lower Income Household Cost Burden by Tenure ..................................... 36 Table II-29: Household Crowding by Tenure ................................................................. 37 Table II-30: Regional Housing Needs Allocation for Gardena (2021-2029)................... 37 Table III-1: Land Costs .................................................................................................. 39 Table III-2: National Annual Average Mortgage Interest Rates ..................................... 40 Table III-3: Residential Land Use Categories ................................................................ 41 Table III-4: Specific Plans .............................................................................................. 43 Table III-5: Parking Requirements ................................................................................. 45 Table III-6: Development Standards in Residential Zones ............................................ 47 Table III-7: Residential Development Standards in Mixed-Use Zones .......................... 48 Table III-8: Typical Planning and Zoning Fees .............................................................. 49 Table III-9: Right-of-Way Standards .............................................................................. 50
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Table III-10: Residential Project Approval Processing Time .......................................... 51 Table IV-1 : Regional Housing Needs Assessment (RHNA) ......................................... 62 Table IV-2: ADU Projections and Affordability ............................................................... 62 Table IV-3: Approved or Pending Residential Development ......................................... 64 Table IV-4: Credits and Remaining RHNA .................................................................... 66 Table IV-5: Recently Completed and Approved Residential Development in R-3 Zone 68 Table IV-6: Residential Development in Commercial, MUO, and Industrial Zones ....... 70 Table IV-7: Residential Development on Nonvacant Sites ............................................ 72 Table IV-8: Income/Affordability Assumptions ............................................................... 74 Table IV-9: Summary of Candidate Housing Overlay Sites ........................................... 75 Table IV-10: Potential Housing Growth ......................................................................... 77 Table IV-11: Housing Types by Zone Category ............................................................ 78 Table V-1: Summary of Candidate Housing Overlay Sites ............................................ 98 Table V-2: Quantified Objectives ................................................................................. 106 Table V-3: AFFH Action Matrix .................................................................................... 107
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 ............................................................................... 58 Figure IV-1: 2021 General Plan Land Use Policy Map .................................................. 84 Figure IV-2: Potential Emergency Shelter Sites in M-1 ................................................. 85
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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. 9 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 development 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
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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 segments of the community. The law provides that in order for the private market to adequately ad dress housing needs and demand, local governments must adopt land use plans and regulatory systems that provide opportunities for, and do not unduly constrain, housing 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,
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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 provisi on 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 cost s, 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 Accomplishmen ts 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
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▪ U.S. Department of Housing and Urban Development (HUD) Comprehensive Housing Affordability Strategy (CHAS) data to estimate housing problems including cost burden
▪ California Department of Hous ing 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 has updated the Safety Element and adopted 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 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 Draft Housing Element to the City Council
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▪ September 21, 2021 – Presentation of the Housing Element to the Pl anning Commission
▪ January 4, 2022 – Noticed public hearing before Planning Commission ▪ January 26, 2022 – Noticed public hearing before City Council for adoption of Housing Element
▪ July 26, 2022 – Review of changes by the City Council 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 meetings 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.
The revisions to the adopted Housing Element were available for review on the City’s website beginning July 18, 2022, at least seven days prior to resubmitting the Housing Element to HCD.
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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
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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 provi des a database upon which decisions 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.
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The Southern California Association of Governments forecasts growth for the cities and six counties within its region. In 2016, SCAG adopted its Final RHNA Methodology 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 Allocat ion, 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.
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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.
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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
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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.
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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.
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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.
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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 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 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 wa s $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 homeowners hip, 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 used, 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
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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.
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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 a mongst moderate and above moderate income households. Only 9.7 percent of renter households and 19.3 percent of owner households earning more 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 space for their needs, or households that are required to house extended family m embers. 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 experi ence 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 tw o-thirds (69.2 percent) of all overcrowded households in the City ― indicating a need for more three -bedroom rental units to accommodate larger renter households. 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.
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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 de monstrated that based on the adequate sites inventory of vacant land, underutilized 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 high er 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 City.
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
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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 centers 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 clima te 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, land 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, material s, etc.) for a single -family market -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 20 19. 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 vary 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 land 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 b oth 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 financial 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 thr ough 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 achieve maximum densities. Developers in the R-4 and MUO zones have not achieved the maximum density allowed by the zones no t 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, developers are choosing to build two- to three-story to wnhome 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 between 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 requir ement 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 Mu ltiple-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 downtown 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 purs uant 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 within 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 A rtesia Corridor Specific 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 state s 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.
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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 possible development constraint . As a result of this workshop, the City revised its parking standards for high -density d evelopments. 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 three SRO projects in its manufacturing zones . Two of these projects are providing parking through puzzle parking systems (mec hanical 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.
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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 si zes 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. O n 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, th e 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 been reviewed and revised to accommodate higher densities by increasin g 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 additional 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 or projects 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. Admi nistrative projects generally require only one hearing
City of Gardena 2021-2029 Housing Element 51
before the Planning Commission. However, the City Council has requested review of many residential projects, requiring an additional public hearing.
Residential use is allowed by -right in all the existing residential zoning districts and will be a by-right use in the new housing overlays. Currently, there is not any design review requirements for multi-family projects in the City. The Gardena Municipal Code does call for a Site Plan Review for all new multi -family developments of four or more units (see discussions below). A multi-family residential project that is requesting an approval for a site plan review would be subject to one public hearing, before the Planning Commission, unless called for review by the City Council. In September of 2021, an ordinance was adopted to change the procedure of calling for review of a project to require a two - councilmember vote, instead of the previous one councilmember vote. This was done to limit any delays and increase in costs to development projects. Housing projects that do not require legislative actions and meet development standards have not been rejected.
Additionally, all of the residential projects that have been presented to the City Council , which have required legislative actions have been approved. These projects include a specific plan for a 265 -unit residential project on 1.33 acres, as well as a G eneral Plan amendment and zone change for a 48-unit project on 2.02 acres.
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, larger 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
City of Gardena 2021-2029 Housing Element 52
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;
▪ 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.
Factors for consideration include:
1. The dimensions, shape and orientation of the parcel;
2. The placement of buildings and structures on the parcel;
3. The height, setbacks, bulk and building materials;
4. The distance between buildings or structures;
5. The location, number and layout of off-street parking and loading spaces;
6. The internal vehicular patterns and pedestrian safety features;
7. The location, amount and nature of landscaping;
8. The placement, height and direction of illumination of light standards;
9. The location, number, size and height of signs;
10. The location, height and materials of walls, fences or hedges; and
11. The location a nd method of screening refuse and storage areas, roof equipment, pipes, vents, utility equipment and all equipment not contained in the main buildings of the development.
City of Gardena 2021-2029 Housing Element 53
Site plan review requires a nondiscretionary review by the Planning Commission to ensure the project complies with objective standards. A public hearing is required.
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 p urpose 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, setbacks, 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 request 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 sp elled out in Chapt er 18.44 of the Gardena Municipal Code.
Both the Planning Commission and City Council have been advised regarding the City’s obligations under the Housing Accountability Act (Government Code § 65589.5) and the findings that would have to be made to deny a project that complies with objective standards. The City will amend the Zoning Code to reflect the specific findings required.
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 within a 300-foot radius of the site. The Planning Commission’s decision may be appea led 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 criteria for approval or denial as follows:
In determining whether to issue or deny a CU P, the Commission shall consider the following factors:
▪ The nature of the proposed use;
▪ The compatibility of the use with surrounding area and uses; ▪ 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;
City of Gardena 2021-2029 Housing Element 54
▪ 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, safety, 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 City 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 Garde na 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
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
City of Gardena 2021-2029 Housing Element 55
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 enforcem ent 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 have 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 subst antially 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 o f 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.
In May 2022 the City adopted Ordinance No. 1840 codifying the reasonable accommodation procedures.
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 accessibility. Eligible items include health and safety co nditions, disability modifications, grip bars, wheelchair ramps, etc.
City of Gardena 2021-2029 Housing Element 56
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 local 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 constrain the development of housing.
Development would be required to comply with the recommendations in geote chnical reports. Sites identified to meet the 2021-2029 RHNA are further described in Chapter IV, Housing Resources.
City of Gardena 2021-2029 Housing Element 57
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 site’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 Resources 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 industri al 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 a re 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 residential 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.
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Figure III-1: Seismic Hazard Zones
Source: City of Gardena General Plan Community Safety Element, 2006.
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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 inclusion 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 roof tops and other hardscaped areas to landscaped areas. If this is not possible because of space l imitations, 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 s ensitive 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 Wi llows 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 m ay need to be upgraded . There should be no significant problems with connecting potential developments on these sites to the City’s utility grid.
All of the City is treated by LACSD. JWPCP is the oldest and largest wastewater treatment plant that LACSD controls. It is currently serving a population of approximately 3.5 million people and treats an average of 260 million gallons of wastewater per day (mgd), but has a processing capacity of 400 mgd.
The County provides units of measurement for the different types of land uses on their website. Using their calculations, the addition of 6,700 more units would result in an increase of approximately one mgd of wastewater. There is adequate capacity for the entirety of the RHNA. It should also be noted that not all 6,700 units are anticipated to be constructed at the same time.
Golden State Water Company Southwest (GSWC Southwest) is located in southwestern Los Angeles County (County) and serves the cities of Gardena and Lawndale; parts of the Cities of Carson, Compton, El Segundo, Redondo Beach, Hawthorne and Inglewood;
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and the adjacent unincorporated communities of Athens, Del Aire, El Camino Village, Lennox and Gardena Heights.
GSWC Southwest has several water assets that are available to serve the City. The Southwest System receives its water supplies from adjudicated groundwater supplies, leased or purchased groundwater supplies, purchased water from Ce ntral Basin Municipal Water District and West Basin Municipal Water District, as well as recycled water. GSWC Southwest also maintains emergency connections with neighboring agencies that allows it access to additional water sources or water in emergency conditions.
GSWC has analyzed its water supplies in the context of potential future growth that would increase future water demands. According to the GSWC Southwest Service Area 2020 Urban Water Management Plan (2020 UWMP) GSWC can provide stable and reliab le water service to meet its current and 2045 projected water demands.
As described in the 2020 UWMP, SCAG’s historic growth rate for the City of Hawthorne (used as a population reference) more closely matches that of GSWC Southwest’s historic population growth rate than that for the surrounding cities or unincorporated areas. Therefore, the SCAG growth rate for 2015 through 2035 for the City of Hawthorne was used to project the population of GSWC Southwest. As reported in the GSWC Southwest 2015 UWMP, the SCAG population projection data for the City of Hawthorne was combined with the service area boundary to create a service area specific population growth rate of 0.08 percent per year through 2040. At the time of preparation of the 2020 UWMP, there had been no significant changes to the SCAG planning projections, and therefore the same growth rate for 2015 was utilized. These projections were developed prior to the 6th Cycle RHNA assignment s for southern California jurisdictions, and as such, these projections may not specifically account for the State -mandated RHNA assigned to the GSWC Southwest service area. However, the 2020 UWMP anticipates growth in the service area, and water supplies are projected to be sufficient to meet demands in all year types through 2045.
Upon the next update to the 2020 GSWC UWMP, the City will provide input regarding planned land uses to ensure that future development in Gardena is accurately reflected in GWSC’s service population projections and demand planning.
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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 Association 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 counties (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 r egion 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 land 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 categories as shown in Table IV-1.
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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 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 identifying adequate sites for the RHNA allocation, State law does not mandate 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 35 lower income units.
The following approved projects have been conditioned to require affordable housing agreements with the City, ensuring lower income units will be developed:
• 1341 Gardena Boulevard – one very low income unit
• Melia Moneta (13615 S. Vermont Avenue) – two low income units • Normandie Place (15717 & 15725 S. Normandie Avenue) – three low income units • Marine Place (2545 Marine Avenue) – two low income units • SRO on Western (13126 S. Western Avenue) – seven very low income units • 16831-16931 Normandie – 20 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
1341 Gardena Blvd 6113-016-036 Commercial
Building/Parking Lot
Mixed-
Use C-R 0.28 50 1 13 14 2017
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 -- -- 9 9 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 GTODS P 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
2545 Marine
Avenue Marine Place 4064-023-018 Vacant Lot MUO MUO 0.72 31 -- 2 20 22 2022 13126 S Western
Ave
SROs On
Western Ave 6102-006-013 Industrial Building/
Auto Repair
Industri
al M-1 1.01 121 7 -- 114 121 2022
1031 Magnolia
Avenue
Gardena
Havens 6113-035-015 Residential Duplex MDR R-3 0.34 18 -- -- 6 6 Pending 16831-16931
Normandie Avenue Zentis
6106-030-017,
6106-030-015,
6106-030-016,
6106-030-011
Old light industrial
uses SP Specific
Plan 5.26 76 -- 20 383 403 2022
Total 8 27 1,054 1,089
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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
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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 4,486 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 2,115 lower income units, 884 moderate income units, and 1,487 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 8 1,485 1,449
Low 68 27 761 666
Moderate 10 -- 894 884
Above Moderate 54 1,054 2,595 1,487
Total 160 1,089 5,735 4,486
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 accommodate the remaining 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 122 sites (468 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 parcel data for sites receiving the overlay designation is included in Appendix C, Sites Inventory. Of the 468 parcels, 74 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
▪ O6 – 51-70 units/acre
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The City originally included 7.6 acres on Artesia Boulevard to have an O6 overlay. The City has since determined that this site will be designated and zoned for Very High Density Residential zoning only at a density range of 51 to 70 units.
The City’s 468 candidate parcels for rezoning can accommodate an estimated 6,586 units with application of the new overlay and rezoning of the Artesia Boulevard properties . 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 or City ownership, potentially easing the process of site acquisition
▪ Presence of development opportunities on adjoining land Gardena has ha d 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.
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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.
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 and Very High Den sity Residential zone are 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 349 units or
66.3 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. Since 2015, there have been seven projects approved, and one pending project, that included a request to rezone the property from a nonresidential zone to an existing residential zone or a specific plan to allow for high density residential uses. Between these eight projects a total of 1,067 residential units will be develo ped, which accounts for approximately 70 percent of the total housing
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development since 2015. The pending project is a 5.3-acre site that is currently being used for industrial uses. The project has recently submitted an application for 403 units, including five percent affordable units. 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.
The City has not experienced any non-residential development on sites that were identified for a housing overlay. Between 2018 and 2021, there were 17 development applications submitted for new construction within the non -residential zoning districts. Out of the 17 applications, 1 1 were for a 100% residential development projects and 1 mixed -use development. Of those projects, 5 included a request for a Zone Change and General Plan Amendment from a non-residential zone to either an existing residential zoning designation or to a specific plan to allow for a higher density.
Citywide, non-residential projects on sites at least 0.5 acres have been limited to a proposed rehabilitation of a U -Haul site on a site that has been owned by U -Haul for decades and which is still under active use by U -Haul, the construction of a new 63,000 - square-foot industrial building outside of the identified sites areas, a 3,400 -square-foot drive -thru restaurant, a soccer facility, a proposed development of a new 190,000 squar e foot industrial building on a site with known contamination, and a proposed 258,000 gross - square-foot industrial building also on a heavily contaminated property. These two contaminated properties would not be considered appropriate for residential uses.
Given that the City has identified sites for a total of 6,586 units and only has need for 4,889 units after the pipeline projects are deducted, and given the trend shown in the MUO zone to do 100 percent residential, even when mixed -use development is allowed, the excess capacity of almost 1,700 units supports the assumptions the City has made regarding the development of residential capacity and the likelihood that most overlay properties will be developed to the capacity assumptions.
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Table IV-6: Residential Development in Commercial, MUO, and Industrial Zones Address GP/Zone GPA/
ZC?
Land Use
Change? Description Previous Uses Units Acres Density
(du/ac) Approval
16958 S. Western Ave [Specific Plan] Western
Avenue Specific Plan Yes Yes Residential Townhomes Vacant, recreational vehicle storage 46 2.31 20 2017
14031 S. Vermont, 1017-
1101 W. 141Street
Medium Density
Residential/R-3 Yes Yes Residential Townhomes Vacant, surface parking 63 3.9 16 2019
1515 W 178th Street High Density
Residential/R-4 Yes Yes Residential Townhomes
Industrial trucking
and distribution
facility
114 4.49 25 2019
13615 S. Vermont Ave High Density
Residential/R4 Yes Yes Residential Townhomes Plant Nursery 84 1.37 61 2020 12850 Crenshaw Blvd [Specific Plan] GTODSP Yes Yes Apartment rental units Warehouse use 265 1.33 199 2021 16831-16911 S.
Normandie Ave [Specific Plan] Yes Yes Apartment rental
units/Residential Townhomes Warehouse use 349 5.3 66 Pending 14504 S Normandie Ave [Specific Plan] Platinum
Row Specific Plan Yes Yes Residential Townhomes Plant Nursery 96 4.69 20 2015 1335 W. 141st Street High Density
Residential/R4 Yes Yes Residential Townhomes Plant Nursery 50 2.02 25 2020 14321 S. Van Ness Ave General Commercial-
Mixed Use/C-3 - MUO No Yes 35 Residential Townhomes; 5
Live/Work Units
Vacant lot, previous
auto dealership 40 2.04 20 2018
13919 S. Normandie Ave Industrial/M-1 No Yes 100% Residential (SROs) Vacant lot 20 0.35 57 2018 16819 S. Normandie Ave Industrial/M-1 No Yes 100% Residential (SROs) Plant Nursery 63 0.69 91 2018 2101/2129 Rosecrans
Ave
General Commercial-
Mixed Use/C-3 - MUO No Yes 100% Residential Warehouse use 113 5.47 21 2020 2500 Rosecrans Ave General Commercial-
Mixed Use/C-3 - MUO No Yes 49 Residential Townhomes;
3Live/Work Units
Vacant stand alone
restaurant 52 2.35 22 2020
15717 S. Normandie Ave High Density
Residential/R-4 No Yes 100% Residential & Density
Bonus
Industrial uses,
recreational vehicle
storage
30 0.91 33 2021
13126 S. Western Ave Industrial/M-1 No Yes 100% Residential & Density Bonus (SROs)
Auto repair, stand
alone repair store 121 1.01 120 2022
2545 Marine Ave General Commercial/C-3 -
MUO No Yes 100% Residential, & Density
Bonus (22 Townhomes) Vacant lot 22 0.91 24 2022
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Many of the sites included in the City’s sites inventory are nonvacant . Based on recent development trends in Gardena, nonvacant sites will not impede future residential development. Table IV-7 shows recent residential development projects, also outlined in the tables above, on nonvacant sites. Nonvacant site conditions and factors where residential development has been achieved are comparable to conditions of nonvacant sites included in the sites inventory. Quality classes for buildings on nonvacant RHNA sites are included in Appendix C: Sites Inventory of this Housing Element.
In selecting sites for meeting the RHNA, the following criteria are used:
1. Developer interest or property owner interest to redevelop site
2. Vacant lot, parking lot, or open storage that includes only minimal existing improvements on site
3. Dilapidated buildings
4. Buildings with high vacancy and/or high turnover rates
5. Existing uses that are similar to uses that have been recycled
6. Buildings that are older than 30 years
7. Buildings that have existing FAR lower than 0.60, similar to the range of existing uses being recycled
8. Lot is part of a group of lots already under single or City ownership Sites that meet criteria #1, 2, 3, OR 4 are included in the sites inventory. In addition, sites that meet two of the four criteria under #5 through #8 are also included due to trends exhibited in the City as shown in the Table IV-7.
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Table IV-7: Residential Development on Nonvacant Sites
Address Previous/
Existing Use FAR Year
Built
Build
-ing
SF
Quality
Class Bldf
1 Criteria
14321 S. Van
Ness Ave
Vacant lot, vacant
building 0.010 1960 900 CX
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 or City ownership, potentially easing the process of site acquisition 16819 S.
Normandie Ave Plant Nursery 0.08 1973 2400 C55B
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"
1348 W 168th
Street
Single Family
Home 0.042 1992 1286 D4A/D5A
Presence of low-intensity or low-value uses, such as small structures surrounded by large parking lots
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
14031 S.
Vermont, 1017-
1101 W. 141 St
Vacant, surface
parking 0.058 1955 9,924 C6B/C6
Presence of vacant lots within the site
Presence of low-intensity or low-value uses, such as small structures surrounded by large parking lots
Presence of multiple lots that are already under single or City ownership, potentially easing the process of site acquisition Presence of development opportunities on adjoining land 1515 W 178th
Street
Industrial trucking
and distribution
facility
0.537 1961 10503
6 C6A/DX Presence of low-intensity or low-value uses
2101/2129
Rosecrans Ave Warehouse use 0.169 1976 40382 C65B/SI/
DX/DX
Presence of vacant lots within the site
Presence of low-intensity or low-value uses, such as small structures surrounded by large parking lots
Presence of multiple lots that are already under single or City ownership, potentially easing the process of site acquisition 2500
Rosecrans Ave
Vacant stand
alone restaurant 0.068 1991 6961 C65
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
Presence of development opportunities on adjoining land 13615 S.
Vermont Ave Plant Nursery 0.377 1959 22498 D55/D35/
DX/DX
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 or City
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Address Previous/
Existing Use FAR Year
Built
Build
-ing
SF
Quality
Class Bldf
1 Criteria
ownership, potentially easing the process of site acquisition 1335 W. 141st
Street Plant Nursery 0.191 1951 16770 D5A/DX/
D6B/DX
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 or City ownership, potentially easing the process of site acquisition 15717 & 15725
S. Normandie
Ave
Industrial uses,
recreational
vehicle storage
0.169 1964 6680 DX
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
12850
Crenshaw Blvd Warehouse use 0.216 1958 12500 DX
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
13126 S.
Western Ave
Auto repair, stand
alone repair store 0.138 1976 6090 SX/C6A
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
16831-16911 S.
Normandie Ave Warehouse use 0.500 1976 11542
4 DX/CX/
C55C
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 or City ownership, potentially easing the process of site acquisition Presence of development opportunities on adjoining land 14600 S
Western Ave Industrial Building 0.585 1999 30600 C5A/SX High or long-term business vacancies, indicating that the value of the existing use is impaired
Table IV-8 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 O6, this sites capacity analysis uses the m inimum 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.
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Table IV-8: 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 buil dings, 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 1,004 moderate income units. The City selected 95 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 ma nufacturing/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.
O5 Overlay Sites
The O5 Overlay sites can accommodate a total of 934 lower-income units, 283 moderate income units, and 660 above moderate-income units. Of the 181 candidate O5 sites, 25 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 include 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/Very High Density Residential 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
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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 6,586 units, including 2,636 lower income units (very low and low income) and 3,950 market-rate units (moderate and above moderate income) units.
Table IV-9: 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 17.0 -- -- 300 300
O4
(21-30 du/ac) 23 du/ac 95 44.2 -- 1,004 -- 1,004
O5
(31-50 du/ac) 31 du/ac 181 62.3 934 283 660 1,877
O6/Very High
Density
Residential
(51-70 du/ac)
51 du/ac 126 68.2 1,702 510 1,193 3,405
Total 468 191.8 2,636 1,797 2,595 6,586
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.
Several projects in the past few years have taken advantage of Density Bonus provisions.
These projects can be found in Section IV.B.2 above and include all of the projects listed there with the exception of the Melia Moneta project.
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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 468 Housing Overlay parcels identified, 429 are suitable for consolidation.
The 429 lot consolidation parcels occupy 173.9 acres and could yield a net gain of 6,128 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 fe deral 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 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 429 parcels can be consolidated into a total of 91 sites. As shown in Table IV-3, most current and pipeline projects involve lot consolidation.
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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-10: 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 131 10 1,108 1,249
Entitled/Pending 35 0 1,054 1,089
ADUs 96 10 54 160
Remaining RHNA 2,115 884 1,487 4,486
Sites Inventory 2,636 1,797 2,153 6,586
O3 0 0 300 300
O4 0 1,004 0 1,004
O5 934 283 660 1,877
O6 1,702 510 1,193 3,405
Surplus over
Remaining RHNA1
+521 +913 +666 +2,100
25% 103% 45% 47%
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 686 units from entitled or pending development projects, 160 ADUs, and the potential 6,586 units resulting from implementation of the Housing Overlay could result in 7,432 units, exceeding the total RHNA allocation for Gardena by 1,697 units or 30 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 resid ential 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.
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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-11: 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.
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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 development 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 i n the O6 and Very High Density Residential zones. 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 lots 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 80
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 consistent 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 81
“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. Larger (seven or more) licensed facilities are conditionally permitted in R-2, R-3, R-4, MUO, C-P, C-2, C-3, and C-4 zones. The City will amend the Zoning Code to allow non-licensed group homes of any size in all residential zones consistent with the City’s definition of family.
6. Community Care Facilities
Community Care Facilities are defined in Section 18.04.125 of the Gardena Municipal Code as a “non medical 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, mentally 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.
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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 seven 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 . The program will provide for both state licensed and non-licensed facilities to be allowed in all residential zones consistent with the City’s definition of family.
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 were 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 of Gardena 2021-2029 Housing Element 83
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.
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 compatibility 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 individuals 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 commercial 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.
Policy 5.5: Ensure each City commission with the responsibility of advising or making decisions related t o housing to have at least one member from a disadvantaged area.
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 o ffered 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 important goa l 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.
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▪ Annually pursue funding available at the State HCD to reinstate residential rehabilitation programs.
▪ Increase program outreach in northern Gardena where there are concentrated disproportionate housing needs on an annual basis.
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 Vila) 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
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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:
▪ 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. Specifically, explore affordable housing opportunities in northern Gardena where there are concentrated disproportionate housing needs.
▪ 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 rental and ownership affordable housing. The City will convene a housing developers workshop to explore opportunities for affordable housing development (including for extremely low income households and households with special needs). ▪ Provide Financial Assistance: The City will waive Quimby fee a nd 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.
▪ Prioritize Review for Affordable Housing: The City will prioritize the review of housing projects with an affordable housing component exceeding 20 percent of affordable units.
Responsible Agencies: City Manager’s Office; Community Development Funding Sources: General Funds
Program Objectives:
▪ Conduct annual developers outreach and consultation. Specifically, explore affordable housing opportunities in northern Gardena where there are concentrated disproportionate housing needs.
▪ Annually pursue affordable housing funds available at State HCD for new construction and acquisition/rehabilitation of affordable housing.
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▪ Achieve the development of 200 affordable housing units over eight years, with an emphasis on addressing affordable housing needs of special populations.
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 possi bly 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.
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. Increase program outreach in northern Gardena where there are concentrated disproportionate housing needs.
▪ 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 2023, 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 monthly rent. Under the program,
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the tenant contributes 30 percent of their monthly income toward rent, wh ile 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.
This program represents the most significant program in terms of impact (number and depth of subsidies) for addressing the housing needs of extremely low income households.
Responsible Agencies: LACDA; City Manager’s Office
Funding Sources: HUD Section 8 funds
Program Objectives:
▪ By the end of 2023, 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 income 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, in cluding federal, state or local public assistance, and federal, state, or local housing subsidies, including, but not limited to, federal housing assistance vouchers issues under Section 8 of the United States Housing Act of 1937.” SB 222 passed in 2019 al so extends the same protection to VASH (Veterans Affairs Supportive Housing) voucher recipients.
▪ By the end of 2023, i nclude fair housing information in ADU and SB 9 applications, especially on source of income protection (such as use of HCVs for rent payments).
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. In addition of its regular CDBG funds, the City has been awarded approximately $1,000 ,000 in HOME -ARP ( American Rescue Plan) that focuses on addressing homelessness.
Responsible Agencies: City Manager’s Office
Funding Sources: CDBG, HOME
Program Objectives:
▪ Assist 350 persons at risk of becoming homeless annually.
2.7 Homeownership Opportunities within Existing Higher Resource Neighborhoods
The new State law SB 9 allows for the construction of duplexes and lot splits within existing single-family residential neighborhoods. The City will develo p a local ordinance implementing SB 9 to create additional homeownership opportunities within existing
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neighborhoods. The City will also create a one -stop assistance webpag e to provide technical assistance for developments under SB 9, and provide resources promoting high standard of design and best practices. As SB 9 units would be located on smaller lots, these units would be more affordable by nature than standard single-family dwellings.
Responsible Agencies: Community Development
Funding Sources: General funds/departmental budget
Program Objectives:
▪ Establish SB 9 implementation ordinan ce and one -stop assistance webpage by the end of 2023.
▪ By the end of 2023, i nclude fair housing information in SB 9 application, especially on source of income protection (such as use of HCVs for rent payments).
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 the requirements for residential and commercial uses in the same zone.
▪ Emergency Shelter Distance Requirement: Revise the distance requirement between two shelters to a maximum of 300 feet.
▪ 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 requirements 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 deemed 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.
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▪ 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 facilitie s). The City will amend the Zoning Code to allow non-licensed group homes of any size in all residential zones consistent with the City’s definition of family , and ensure objective standards are established to provide certainty of outcomes. ▪ Reasonable Accommodation Ordinance: Adopt an official reasonable accommodation ordinance to address flexibility in zoning and development standards to accommodate the special needs of persons with disabilities. (Completed in May 2022)
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.
Ensure the Site Plan Review findings are based on objective standards. ▪ Site Plan Review: Ensure site plan review procedure contains only objective standards.
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. ▪ By the end of July 2023, amend the Zoning Code to ensure that the site plan review procedure contains only objective development standards. ▪ Monitor the City’s site plan review procedure every year starting at the end of 2023 to determine if the public hear ings for site plan review are creating a constraint.
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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 shortfall of 4,486 units:
▪ 1,449 very low income units
▪ 686 low income units
▪ 884 moderate income units
▪ 1,870 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.
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 17.0 300
O4 (20-30 du/ac) 23 du/ac 95 44.2 1,004
O5 (31-50 du/ac) 30 du/ac 181 62.3 1,877
O6 (51-70 du/ac) 50 du/ac 126 68.2 3,405
Total 468 191.8 6,586
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
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Program Objectives:
▪ By February 15 , 2023 , amend the Land Use Plan and adopt an urgency ordinance implementing the housing overlay zones and rezoning for the inventory sites and provide that any project with a minimum of twenty p ercent affordable housing shall be ministerially approved. Upon ado ption of the urgency ordinance, the housing overl ay zones will become available immediately for the sites in the RHNA sites inventory. Within one year of the adoption of the urgency ordinance, the City will complete the rezoning of the overlay zones.
▪ 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.
▪ Pursuant to SB 330, establish development standards to implement Housing Overlay zones (including parking, setbacks, height, etc.) and ensure standards are appropriate to facilitate the development of housing at the a llowable densities.
▪ 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 facil itating 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 incentives as necessary.
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 income category. This i nventory 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.
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To facilitate annual evaluation, the City will implement a formal ongoing project-by-project procedure pursuant to Government Code Section 65863 whi ch 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 consolidation, 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
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
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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.
The City will also proactively reach out to local faith ‐based groups, including those in areas of high or highest opportunity to educate the groups on opportunities available to develop affordable housing at their properties.
Responsible Agencies: Community Development
Funding Sources: General funds
Program Objectives:
▪ In 2023, host focus group meetings with housing organizations, and service providers, and faith ‐based groups to discuss how to improve housing ‐related services in Gardena, with a special focus on highlighting opportunities to assist households in areas with higher proportions of residents with special needs, such as seniors, persons with disabilities, or l ower incomes, and how to develop new housing in areas of high or highest opportunity. ▪ By 2025, explore the feasibility of establishing a Housing Overlay on religious and institutional uses or pursue alternative strategies to faci litate affordable housing development on religious facility properties.
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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▪ Annually explore funding available at HCD, CalHFA, and other resources to assist in the construction ADUs, particularly affordable ADUs. ▪ Develop incentives for ADUs by the end of 2023 . Incentives may include preapproved plans, expedited review, reduced/deferred fees, and/or technical assistance.
▪ By the end of 2023, i nclude fair housing information in ADU application, especially on source of income protection (such as use of HCVs for rent payments).
▪ 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 th e 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 p rovide 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 June 2023, 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).
City of Gardena 2021-2029 Housing Element 103
▪ 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 opp ortunities for housing throughout the City, especially in areas of higher resources.
Responsible Agencies: Community Development
Funding Sources: None required
Program Objectives:
▪ By October 2023, e stablish the Housing 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).
▪ By 202 5, explore the feasibility of a Religious Facility and Institutional Use Housing Overlay or develop other strategies to encourage affordable housing on these properties (Program 4.4)
▪ Increase outreach and education on opportunities for ADUs (Program 4.5) and SB 9 (Program 2.7) to provide naturally more affordable housing, especially in high resource areas to ensure households in these neighborhoods are aware of the incentives and resources available for the development of ADUs and SB 9 units. Outreach and education will be conducted annually via various venues, including but not limited to the City Hall, Gardena/Carson YMCA, and direct mailing. The goal is to achieve 25 percent of the ADUs/SB 9 units in high resource areas.
5.3 Place-Based Strategy for Neighborhood Improvements
The Northern Gardena neighborhoods are comprised of older housing stock and with concentrated issues such as overcrowding and cost burden. The City’s RHNA strategy includes introducing new housing opportunities in order to ease overcrowding and displacement pressure. Northern Gardena areas, while represent ing optimal locations for new housing due to the declining existing uses and high demand for housing, require increased neighborhood services and amenities to serve the existing and new residents.
To facilitate resid ential development in these areas and to ensure quality of life improvements, the City will pursue neighborhood-focused strategies.
Responsible Agencies: City Manager’s Office; Community Development Funding Sources: General funds
Program Objectives:
▪ Code Enforcement: Beginning in 2023, t he City will undertake focused outreach to Northern Gardena to conduct code enforcement services in response to complaints. The idea is to encourage residents (particularly tenants) to report substandard housing conditions.
City of Gardena 2021-2029 Housing Element 104
▪ Increased Fair Housing Outreach: Beginning in mid-2023 and once in-person events become available, the City will engage its fair housing service provider (currently the Fair Housing Foundation) to conduct increased fair housing/landlord counseling in Northern Gardena. Specifically, pop-up events will be conducted in Rowley Park. Outreach can also be conducted through the City’s Emergency Services Team.
▪ Incentives for Affordable Housing: By October 2022 as part of the rezoning to create the Housing Overlay, the City will develop incentives to encourage affordable housing in Northern Gardena . In centives may include priority for project review and financial assistance as funding permits. ▪ Capital Improvements : FY 2023 to F Y 2026, when identifying locations for public improvements, prioritize high -density areas and areas planned for redevelopment with residential uses. Specifically, improvements include:
o ADA-standard ramps
o Street and sidewalk repairs
o Transit system – real time/smart technology information signs o Transit system – solar lights to bus stops in not well -lit areas (such as along Western Avenue)
o Transit system – on-demand Micro Transit and Paratransit services o Transit s ystem – Intelligent Transportation Sy stem at 21 Gardena intersections
▪ Micro Transit: The City is working to a launch its micro transit service, which combines existing paratransit with a new on -demand Transportation Network Company style service for all residents. By 2025, the City will create new stops (with high ridership) to better connect residents with services and community amenities. Rowley Park can be included as a new stop for the “mini uber” service.
▪ Neighborhood Representation: As part of this Housing Element update, the City will adopt a policy to ensure each city commission that has influence on housing related policies to have at least one representative from a disadvantaged area. ▪ Neighborhood Amenities: By the end of 2022, create a marketing brochure to promote Northern Gardena and its changing demographics to entice needed services such as supermarkets.
▪ Coordinated Neighborhood Improvements: By the end of 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. ▪ Employment Services: Beginning in 2022, host an annual job fair at Rowley Park, or other appropriate location in the vicinity, with the South Bay Workforce Investment Board.
City of Gardena 2021-2029 Housing Element 105
▪ Digital Divide: By end of 2023, bridge the digital divide by providing 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.
▪ Strategies in Areas Converting from Commercial/Industrial to Residential Uses:
o Provide buffers between pedestrians and vehicle traffic through the use of street trees and landscaped parkways
o Ensure there is adequate lighting on street designated for O5 and O6 overlays so as to make pedestrian and bicycle movement safe at night. o Ensure there are safe routes to school and install crosswalks, including midblock crosswalks, as necessary
o Use of cool pavement technology to help reduce heat island impact to enhance pedestrian activity during hot weather
o Provide wayfinding and signage to inform residents of their surroundings o Ensure that there is adequate time to cross wide intersections to enhance pedestrian safety and mobility
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 h ousing 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 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.
City of Gardena 2021-2029 Housing Element 106
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.
7. Affirmatively Furthering Fair Housing (AFFH) - Action Matrix The following table summarizes the City’s implementation actions to further fair housing.
Individual housing programs may have different impacts on furthering housing choices , but are not specifically categorized as fair housing programs . Fair housing actions are grouped into the five themes:
▪ Fair housing outreach and enforcement
▪ Housing mobility through expanded choices in housing types and locations ▪ New opportunities in high resource areas
▪ Place-based strategies for neighborhood improvements
▪ Tenant protection and anti-displacement
Housing programs are often implemented throughout the City. However, individual programs may have targeted locations for specific attention, increased outreach efforts, and/or priority for allocation of resources.
City of Gardena 2021-2029 Housing Element 107
Table V-3: AFFH Action Matrix
Program Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
Fair Housing Outreach and Enforcement
R5.1: Fair Housing
Outreach and
Enforcement
Conduct fair housing outreach and
education workshops targeted for
Gardena residents and property
owners.
Annually Northern Gardena
Outreach to 1,200
residents, landlords,
and housing
professionals
Promote housing resources, including
fair housing services, via the City’s
quarterly publication and promote on
social media platforms.
At least
annually Citywide
Conduct targeted outreach at
community events such as the Jazz
Festival, Black History Month, July 4th
celebration, and MLK parade
Annually Northern Gardena
(Rowley Park)
Make available multi-lingual fair
housing materials at various media
platforms and at public counters and
community locations
By the end of
2022 Citywide
Conduct fair housing testing. Bi-annually Not applicable 20 paired tests Housing Mobility
2.1: Senior Housing
Development
Convene a developer workshop to
explore affordable housing
opportunities.
Annually Northern Gardena 100 affordable housing
units in Northern
Gardena (50 senior
housing units) 2.2: Affordable Housing
Development
Conduct developer outreach and
consultation Annually Northern Gardena
2.5: Housing Choice
Vouchers
Work with LACDA to promote
acceptance of HCVs, especially in High
Resource areas via public meetings
and community outreach associated
with the City’s CDBG program.
Annually
High Resource
tracts: 6035, 6036,
and 6032
Increase voucher use
in Gardena by 10
percent, with the goal
of 20 percent new
City of Gardena 2021-2029 Housing Element 108
Table V-3: AFFH Action Matrix
Program Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
Include a Fair Housing Factsheet,
especially on source of income
protection (such as use of Housing
Choice Vouchers for rent payments) in
ADU and SB 9 applications.
By the end of
2023
voucher use in High
Resource areas
4.5: Accessory Dwelling
Units
Include fair housing information in ADU
and SB 9 applications, especially on
source of income protection (such as
use of HCVs for rent payments)
By the end of
2023
High Resource
tracts: 6035, 6036,
and 6032
Increase voucher use
in Gardena by 10
percent, with the goal
of 20 percent new
voucher use in High
Resource areas
Place-Based Strategy for Neighborhood Improvements
1.1: Housing
Rehabilitation Program
Increase program outreach where
there are concentrated
disproportionate housing needs
annually via community events such as
the Job Fair, MLK Day Parade, and
other community events at Rowley
Park.
Annually,
beginning
2023
Northern Gardena
40% of all rehabilitation
goals
5.3: Place-Based
Strategy for
Neighborhood
Improvements
Code Enforcement: Undertake focused
outreach to conduct code enforcement
services in response to complaints.
Promote code enforcement services
via annual cleanup days
Beginning in
2023 Northern Gardena Resolve 50 percent of
compliant cases
Pursue development of a new
community facility serving Northern
Gardena at 2501 Rosecrans Avenue
that was recently acquired by the City.
Initiate
development
plan by the
end of 2024
Northern Gardena
Develop one new
facility to improve
services for northern
Gardena residents
City of Gardena 2021-2029 Housing Element 109
Table V-3: AFFH Action Matrix
Program Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
Increased Fair Housing Outreach:
Conduct increased fair housing/
landlord counseling. Ensure at least
one of the quarterly outreach events
takes place in Northern Gardena, such
as at Rowley Park or GTrans.
Beginning in
mid-2022 Northern Gardena
32 outreach events,
including 8 outreach
events in Northern
Gardena
Incentives for Affordable Housing:
Develop incentives to encourage
affordable housing in Northern
Gardena.
By October
2022 Northern Gardena
100 affordable housing
units in Northern
Gardena (50 senior
housing units) – See
Programs 2.1 and 2.2
Capital Improvements: Prioritize street
and transit system improvements in
high density areas and Housing
Overlay areas
FY 2023-2024
North Gardena
and Housing
Overlay areas
Increased ridership by
10 percent
Micro Transit: Create new stops (with
high ridership) to better connect
residents with services and community
amenities.
By 2023 Rowley Park New micro transit stop
Neighborhood Representation: Adopt a
policy to ensure each city commission
that has influence on housing related
policies to have at least one
representative from a disadvantaged
area.
By October
2022 Northern Gardena
All commissions with
influence on housing
issues have
representatives from
disadvantaged areas
Neighborhood Amenities: Create a
marketing brochure to promote
Northern Gardena and its changing
demographics to entice needed
services such as supermarkets.
By mid-2022 Northern Gardena
New neighborhood
serving uses
(groceries, banks,
coffee houses, etc.)
City of Gardena 2021-2029 Housing Element 110
Table V-3: AFFH Action Matrix
Program Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
Coordinated Neighborhood
Improvements: 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.
By mid-2022 Not applicable
24 neighborhood
meetings with
participation from
multiple city
departments
Employment Services: Beginning in
2022, host an annual job fair at Rowley
Park, or other appropriate location in
the vicinity, with the South Bay
Workforce Investment Board.
Annually Northern Gardena Eight job fairs
Digital Divide: 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.
By end of 2023 Rowley Park Wifi service installed
New Opportunity in High Resource Areas
2.4: Inclusionary
Housing
Conduct feasibility study for
inclusionary housing and if feasible,
adopt an inclusionary housing
program.
By the end of
2023 Citywide Not applicable
2.7: Homeownership
Opportunities in Existing
High Resource
Neighborhoods
Establish an ordinance to implement
SB 9 and develop a one-stop
assistance webpage
By the end of
2023
High Resource
tracts: 6035, 6036,
and 6032
Increase new
ownership
opportunities in High
Resource tracts by 40
units over eight years
City of Gardena 2021-2029 Housing Element 111
Table V-3: AFFH Action Matrix
Program Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
4.1: Adequate Sites for
RHNA
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.
By October 15,
2023
Rezone to create
new housing
opportunities in
High Resource
areas in Central
and Southeast
Gardena
Capacity for 1,014 new
units in Northern
Gardena
4.4 Religious Facility
and Institutional Use
Housing Overlay
Outreach to religious facilities located
in high resource areas to pursue
housing opportunities
By the end of
2024
High Resource
tract: 6032
Achieve one affordable
project over eight years
4.5: Accessory Dwelling
Units Facilitate development of ADUs 2021-2029
High Resource
tracts: 6035, 6036,
and 6032
25 percent of ADUs
created in High
Resource tracts
5.2: Expand Housing
Opportunities
Increase outreach and education on
opportunities for ADUs (Program 4.5)
and SB 9 (Program 2.7), especially in
high resource areas to ensure
households in these neighborhoods
are aware of the incentives and
resources available for the
development of ADUs and SB 9 units.
Outreach and education will be
conducted annually via various venues,
including but not limited to City Hall,
Gardena/Carson YMCA, and direct
mailing.
Annually
High Resource
tracts: 6035, 6036,
and 6032
The goal is to achieve
25 percent of the
ADUs/SB 9 units in
High Resource tracts.
City of Gardena 2021-2029 Housing Element 112
Table V-3: AFFH Action Matrix
Program Specific Commitment Timeline Geographic
Targeting Eight-Year Metrics
Tenant Protection and Anti-Displacement
1.2: Preservation of At-
Risk Units
Work to preserve all at-risk housing
units 2021-2029 Not applicable 278 at-risk units
2.3: Homeownership
Opportunities
Increase program outreach via the
City’s quarterly publication and
promote on social media platforms,
and at City Council meetings.
2021-2029 Northern Gardena
Increase rate of
homeownership in
Northern Gardena
5.4: Rent Mediation
Board – Anti-
Displacement
Provide rent mediation and arbitration
assistance to renters in disputes with
landlords.
Ongoing Not applicable Mediate all rent
increase disputes
City of Gardena 2021-2029 Housing Element A-1
Appendix A: Acronym Index
Acronym Via 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 Via 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.
TO: Gardena Valley News DATE: December 20, 2021
FROM: City of Gardena
Publication Date: December 23, 2021
CITY OF GARDENA
NOTICE OF PUBLIC HEARING
PUBLIC NOTICE IS HEREBY GIVEN THAT on Tuesday, January 4, 2022 , at 7:00 p.m., the Planning Commission of the City of Gardena will conduct a virtual public hearing to consider the following and make a recommendation thereon:
2021-2029 HOUSING ELEMENT
REQUEST: Consideration of a general plan amendment to adopt the 2021- 2029 Housing Element. The Housing Element is a required part of the City’s General Plan. The Housing Element provides goals, policies, programs, and strategies for addressing local housing needs.
The purpose of this meeting is for the Commission to review the Housing Element, provide comments, and make a recommendation to the City Council . This amendment to the City's General Plan is exempt from California Environmental Quality Act (CEQA) requirements per Section 15061(b)(3), Review for Exemption, of the CEQA Guidelines.
Project Location: Citywide
Applicant: City
The public hearing will take place via an on- line platform that can be accessed from your computer, smartphone, or tablet. Detailed directions for accessing this hearing will be on the City’s website at https://cityofgardena.org/agendas-planning-environmental-commission/ no later than December 30, 2021.
The related materials will be on file and open for public inspection on the City’s website at https://www.cityofgardena.org/community-development/planning-projects/. You will have the opportunity to post questions during the hearing. Comments may also be submitted via email to [email protected] or by mail to 1700 W 162 nd Street, Gardena, CA 90247.
If you challenge the nature of the proposed action in court, you will be limited to raising only those issues you or someone else raises at the public hearing described in this notice, or in written correspondence delivered to the Gardena Planning and Environmental Quality Commission at, or prior to, the public hearing. For further information, please contact the Planning Division, at (310) 217-9524.
Amanda Acuna
Senior Planner
TO: Gardena Valley News DATE: January 11, 2022
FROM: City of Gardena
Publication Date: January 13, 2022
CITY OF GARDENA
SPECIAL CITY COUNCIL MEETING
NOTICE OF PUBLIC HEARING
PUBLIC NOTICE IS HEREBY GIVEN THAT on Wednesday, January 26, 2022, at 7:00 p.m., the City Council of the City of Gardena will hold a special meeting and conduct a virtual public hearing to consider the following:
2021-2029 HOUSING ELEMENT
The City of Gardena has prepared the 2021-2029 Housing Element of the Gardena General Plan to be adopted as required by Government Code Section 65580 et seq. The Housing Element update builds upon, and revises, as appropriate, the goals, policies, and programs of the Housing Element, to ensure that the City can meet its housing needs for the 2021 through 2029 period. This amendment to the City's General Plan is exempt from California Environmental Quality Act (CEQA) requirements per Section 15061(b)(3), Review for Exemption, of the CEQA Guidelines.
On January 4, 2022, the Gardena Planning Commission voted 3- 0-1 (absent) recommending that the City Council adopt a resolution amending the Gardena General Plan by adopting the 6th Cycle 2021-2029 Gardena Housing Element.
Public Hearing Participation: The public hearing will take place via an on-line platform that can be accessed from your computer, smartphone, or tablet.
Detailed directions for accessing this hearing will be on the City’s website at https://cityofgardena.org/agendas-city-council/ no later than January 21, 2022.
You will have the opportunity to post questions during the hearing. Comments may also be submitted via email to [email protected] or by mail to 1700 W 162nd Street, Gardena, CA 90247.
Document Availability: The related materials will be on file and open for public inspection on the City’s website at https://cityofgardena.org/housing- element/ and at City of Gardena, City Clerk’s Office.
If you challenge the nature of the proposed action in court, you will be limited to raising only those issues you or someone else raises at the public hearing described in this notice, or in written correspondence delivered to the Gardena City Council at, or prior to, the publ ic hearing. For further information, please contact the Planning Division, at (310) 217-9530.
/s/ MINA SEMENZA
CITY CLERK
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 191.8 acres and 6,586 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.
A. Criteria for Selecting Sites
In selecting sites for meeting the RHNA, the following criteria are used:
1. Developer interest or property owner interest to redevelop site
2. Vacant lot, parking lot, or open storage that includes only minimal existing improvements on site
3. Dilapidated buildings
4. Buildings with high vacancy and/or high turnover rates
5. Existing uses that are similar to uses that have been recycled
6. Buildings that are older than 30 years
7. Buildings that have existing FAR lower than 0.60, similar to the range of existing uses being recycled
8. Lot is part of a group of lots already under single or City ownership Sites that meet criteria #1, 2, 3, OR 4 are included in the sites inventory. In addition, sites that meet two of the four criteria under #5 through # 8 are also included due to trends exhibited in the City as shown in the Table IV-7.
City of Gardena 2021-2029 Housing Element C-2
Table C-1: Housing Overlay Sites
ID APN Address 5th
HE? Acres GP Zoning Overlay
Density
Factor
(du/ac)
Total
Units
Existing
Use/Feasibilit
y
FAR
Year of
Buildin
g
Bldg
SF Criteria
Quality
Class
Bldf 1
1 4060004040
13430
CRENSHAW
BLVD
0.46 General
Commercial C3 O6 50 23 General Store;
Dilapidated 0.46 1954 9232
Met Criteria: 3, 5, 6, and 7
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
C5A
1 4060004021
13226
CRENSHAW
BLVD
0.3 General
Commercial C3 O6 50 15
Manufacturing
; Old,
Dilapidated
0.50 1978 6554
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6A
1 4060004038
13400
CRENSHAW
BLVD
0.23 General
Commercial C3 O6 50 12
Car Wash; Old
car wash,
Dilapidated
0.17 1964 1672
Met Criteria: 3, 5, 6, and 7
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
DX
1 4060004035
13236
CRENSHAW
BLVD
0.19 General
Commercial C3 O6 50 10 Manufacturing 0.54 1979 4480
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
CX
1 4060004025
13424
CRENSHAW
BLVD
0.26 General
Commercial C3 O6 50 13
Baskin
Robins; Small
FAR, Old
Building
0.08 1958 944
Met Criteria: 3, 5, 6, 7, and 8
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
SX
1 4060004027
13416
CRENSHAW
BLVD
0.15 General
Commercial C3 O6 50 8 Fast Food;
Small FAR 0.15 1961 954
Met Criteria: 3, 5, 6, 7, and 8
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
DX
1 4060004041 NA 0.15 General
Commercial C3 O6 50 8
Parking Lot;
Parking Lot to
Fast Food
0 0 0
Met Criteria: 2, 3, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Extensive and/or severe physical
blighting conditions that may be
City of Gardena 2021-2029 Housing Element C-3
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
Met Criteria: 2, 3, 5, 6, 7, and 8
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
CX
1 4060004037
13310
CRENSHAW
BLVD
0.26 General
Commercial C3 O6 50 13 Auto Services 0.27 1961 3060
Met Criteria: 3, 5, 6, 7, and 8
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
CX
1 4060004013
13100
CRENSHAW
BLVD
0.47 General
Commercial C3 O6 50 24 Metal
Manufacturing 0.30 1955 6100
Met Criteria: 3, 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
CX
1 4060004023
13208
CRENSHAW
BLVD
0.17 General
Commercial C3 O6 50 8 Auto Services 0.34 1987 2496
Met Criteria: 3, 5, 6, 7, and 8
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
C4A
1 4060004011
13120
CRENSHAW
BLVD
0.33 General
Commercial C3 O6 50 16 Auto Service 0.05 1956 680
Met Criteria: 3, 5, 6, and 7
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
CX
1 4060004012
13112
CRENSHAW
BLVD
0.63 General
Commercial C3 O6 50 31 Manufacturing 0.41 1954 11209
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
C5A
1 4060004010
13204
CRENSHAW
BLVD
0.26 General
Commercial C3 O6 50 13 Auto Service 0.68 1956 7700
Met Criteria: 5, 6, and 8
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
CX
2 4059022015 NA 0.13 General
Commercial C3 O6 50 6 Parking Lot to
Auto 0.99 1959 5600
Met Criteria: 2, 5, and 6
Presence of low-intensity or low-value
uses
DX
2 4059022014
13610
CRENSHAW
BLVD
0.13 General
Commercial C3 O6 50 6 Auto Services 0.28 1962 1608
Met Criteria: 3, 5, 6, and 7
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
C4B
City of Gardena 2021-2029 Housing Element C-4
2 4059022024
13500
CRENSHAW
BLVD
0.38 General
Commercial C3 O6 50 19
Auto Services;
Vacant
building,
fenced
0.44 1978 7268
Met Criteria: 2, 3, 4, 5, 6, and 7
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
C6B
2 4059022018
13514
CRENSHAW
BLVD
0.16 General
Commercial C3 O6 50 8 Auto Services 0.43 1958 3000
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D8A
2 4059022019
13510
CRENSHAW
BLVD
0.19 General
Commercial C3 O6 50 10 Liquor Store 0.32 1957 2647
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D6B
2 4059022016
13600
CRENSHAW
BLVD
0.13 General
Commercial C3 O6 50 6 Auto Services 0.37 1959 2080
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
DX
2 4059022017
13520
CRENSHAW
BLVD
0.16 General
Commercial C3 O6 50 8
Religious
Institution;
Dilapidated
0.43 1958 3000
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D6A
3 4059021017
13920
CRENSHAW
BLVD
0.14 General
Commercial C3 O6 50 7 Auto Services 0.53 1960 3248
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
CX
3 4059021018
13904
CRENSHAW
BLVD
0.15 General
Commercial C3 O6 50 7
Manufacturing
; Dilapidated,
old
0.37 1959 2400
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
DX
3 4059022026 NA 0.26 General
Commercial C3 O6 50 13 Auto Services 0.24 1966 2760
Met Criteria: 3, 5, 6, and 7
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
C65B
4 4059021004
14160
CRENSHAW
BL.
0.13 General
Commercial C3 O6 50 6 Auto Services 0.66 1968 3722
Met Criteria: 3, 5, and 6
Presence of development opportunities
on adjoining land
C5C
4 4059021009
14100
CRENSHAW
BLVD
0.26 General
Commercial C3 O6 50 13
Strip Mall;
Vacant store
fronts
0.48 1960 5400 Met Criteria: 4, 5, 6, and 7
High or long-term business vacancies DX
4 4059021005
14150
CRENSHAW
BLVD
0.13 General
Commercial C3 O6 50 6 Auto Services 0.34 1976 1900
Met Criteria: 3, 5, 6, and 7
Presence of development opportunities
on adjoining land
CX
4 4059021013
14008
CRENSHAW
BLVD
0.13 General
Commercial C3 O6 50 6
Parking Lot;
Parking lot to
Restaurant
0.57 1963 3200
Met Criteria: 2, 3, 5, 6, 7 and 8
Presence of multiple lots that are already
under single or City ownership,
DX
City of Gardena 2021-2029 Housing Element C-5
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
Met Criteria: 2, 3, 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
DX
4 4059021015 NA 0.13 General
Commercial C3 O6 50 6 Restaurant;
Old, declining 0.88 1963 5000
Met Criteria: 3, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
DX
4 4059021011 NA 0.13 General
Commercial C3 O6 50 6
Parking Lot;
Parking Lot to
Medical
0.99 1964 5600
Met Criteria: 2, 5, and 6
Presence of low-intensity or low-value
uses
DX
4 4059021021
14124
CRENSHAW
BLVD
0.39 General
Commercial C3 O6 50 19
Auto Services;
Old,
Dilapidated
0.46 1979 7800
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6A
4 4059021010
14044
CRENSHAW
BLVD
0.26 General
Commercial C3 O6 50 13
Strip Mall;
Vacant store
fronts
0.48 1960 5400 Met Criteria: 2, 4, 5, 6, and 7
High or long-term business vacancies DX
4 4059021012
14030
CRENSHAW
BLVD
0.13 General
Commercial C3 O6 50 6 Medical
Practice 0.41 1961 2318
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D9A
4 4059021003
14160
CRENSHAW
BLVD
0.13 General
Commercial C3 O6 50 6 Auto Services 0 0 0
Met Criteria: 5 and 7
Presence of low-intensity or low-value
uses
5 4064012009
14516
CRENSHAW
BLVD
0.18 General
Commercial C3 O5 30 4 Vacant Store 0.49 1965 3848 Met Criteria: 4, 5, 6, and 7 High or long-term business vacancies C5A
5 4064012011
14504
CRENSHAW
BLVD
0.18 General
Commercial C3 O5 30 4 Strip Mall; Old
Strip Mall 0.39 1957 3055
Met Criteria: 5, 6, 7, and 8
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
C5A
5 4064012024
14626
CRENSHAW
BLVD
0.38 General
Commercial C3 O5 30 8
Strip Mall and
Rest.; Two
story strip mall
with vacancy
0.10 1973 1600
Met Criteria: 4, 5, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
indicating that the value of the existing
use is impaired
C55C
5 4064012027
14600
CRENSHAW
BLVD
0.18 General
Commercial C3 O5 30 4 Party Store;
Dilapidated, 0.50 1961 3936
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D6A
City of Gardena 2021-2029 Housing Element C-6
5 4064012029
14520
CRENSHAW
BLVD
0.18 General
Commercial C3 O5 30 4 Vacant Store;
Dilapidated 0.50 1960 3900
Met Criteria: 3, 4,5, 6, and 7
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
D5A
5 4064012028
14526
CRENSHAW
BLVD
0.18 General
Commercial C3 O5 30 4
Vacant Store;
For Lease,
Dilapidated
0.50 1954 3900
Met Criteria: 3, 4, 5, 6, and 7
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
C65
5 4064012025
14614
CRENSHAW
BLVD
0.18 General
Commercial C3 O5 30 4 3 stores; Old,
Dilapidated 0.74 1956 5812
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D6A
5 4064012010
14510
CRENSHAW
BLVD
0.18 General
Commercial C3 O5 30 4 Vacant Store 0.50 1958 3900 Met Criteria: 4, 6, 5, and 7 High or long-term business vacancies D6A
5 4064012026
14604
CRENSHAW
BLVD
0.36 General
Commercial C3 O5 30 7
8 Small
Businesses; 3
vacancies,
Dilapidated
0.50 1955 7800
Met Criteria: 3, 4, 5, 6, and 7
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
D55A
5 4064012030
14426
CRENSHAW
BLVD
0.36 General
Commercial C3 O5 30 7
Strip Mall;
Strip Mall has
vacancies
0.27 1990 4160
Met Criteria: 4, 6, 7, and 8
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
C55B
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 Met Criteria: 4, 6, and 7
High or long-term business vacancies C6B
7 4061001029 12816 VAN
NESS AVE 0.3 General
Commercial C3 O5 30 9 Restaurant 0.40 1959 5250
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55B
7 4061001012
2150 W EL
SEGUNDO
BLVD
0.36 General
Commercial C3 O5 30 11 Restaurant;
Old 0.12 1984 1923
Met Criteria: 3, 6, and 7
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
D6
City of Gardena 2021-2029 Housing Element C-7
8 4059017031 14007 VAN
NESS AVE 0.2 General
Commercial C3 O3 17 3
Dentistry
businesses;
Old
0.48 1959 4200
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D5A
8 4059017027 14115 VAN
NESS AVE 0.61 General
Commercial C3 O3 17 10 Business strip;
Vacancies, old 0.48 1959 12705
Met Criteria: 3, 4, 6, and 7
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
D5A
8 4059017028 14111 VAN
NESS AVE 0.2 General
Commercial C3 O3 17 3 Medical center 0.59 1959 5162
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55B
8 4059017029 14017 VAN
NESS AVE 0.2 General
Commercial C3 O3 17 3 Medical office 0.36 1959 3171
Met Criteria: 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D75B
8 4059017030 14015 VAN
NESS AVE 0.2 General
Commercial C3 O3 17 3 Office
building; Old 0.74 1960 6404
Met Criteria: 3 and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C65
8 4059017033 13971 VAN
NESS AVE 0.2 General
Commercial C3 O3 17 3 Business strip;
Vacancy, old 0.38 1961 3300
Met Criteria: 3, 4, 6, and 7
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
D5
8 4059017035 13945 VAN
NESS AVE 0.4 General
Commercial C3 O3 17 7 Business strip;
Vacancies 0.38 1959 6600 Met Criteria: 4, 6, and 7
High or long-term business vacancies DX
8 4059017034 13961 VAN
NESS AVE 0.2 General
Commercial C3 O3 17 3 Business strip;
old 0.42 1962 3630
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D5
8 4059017036 13931 VAN
NESS AVE 0.2 General
Commercial C3 O3 17 3
Office
building; Small
office building,
old
0.55 1987 4780
Met Criteria: 3, 6, and 7
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
D55A
8 4059017037 13901 VAN
NESS AVE 0.42 General
Commercial C3 O3 17 7 Business
Strip; Vacancy 0.38 1960 6891 Met Criteria: 4, 6, and 7 High or long-term business vacancies D5
9 4061013001
13151 S
WESTERN
AVE
2.45 Industrial M2 O4 23 56
Vacant
Building;
Vacant
0.47 1954 50112 Met Criteria: 3, 4, 6, and 7
High or long-term business vacancies C5B
City of Gardena 2021-2029 Housing Element C-8
Building, Old,
For Sale
10 6102001023 1735 W
130TH ST 0.46 Industrial M1 O5 30 14 Lumber Yard
Building 0.30 1962 6000
Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
S1
10 6102001022 1727 W
130TH ST 0.46 Industrial M1 O5 30 14 Manufacturing
Buildings; Old 0.50 1991 10000
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55
10 6102001024 1751 W
130TH ST 0.91 Industrial M1 O5 30 27 Lumber Yard 0.06 1979 2400 Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
10 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
Met Criteria: 3, 6, and 7
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
D5
10 6102001020 1721 W
130TH ST 0.43 Industrial M1 O5 30 13 Manufacturing
Buildings; Old 0.52 1974 9776
Met Criteria: 3, 5, 6, and 7
Presence of low-intensity or low-value
uses
C5B
10 6102001021 NA 0.03 Industrial M1 O5 30 1 Manufacturing Buildings; Old 0 0 0
Met Criteria: 3, 5, 6, and 7
Presence of low-intensity or low-value
uses
10 6102001025
12918 S
WESTERN
AVE
1 Industrial M1 O5 30 30 Lumber Yard 0.06 1979 2400
Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
10 6102001006
1734 W EL
SEGUNDO
BLVD
0.44 Industrial M1 O6 50 22
Manufacturing
building; Old
building.
Deteriorating
0.20 1957 3796
Met Criteria: 3, 5, 6, 7, and 8
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
CX
10 6102001010
1714 W EL
SEGUNDO
BLVD
0.44 Industrial M1 O6 50 22
Crane service
business;
Large lot with
vehicles/machi
nes in back
0.05 0 988
Met Criteria: 2, 5, and 7
Presence of low-intensity or low-value
uses
City of Gardena 2021-2029 Housing Element C-9
10 6102001007
1726 W EL
SEGUNDO
BLVD
0.44 Industrial M1 O6 50 22
Heavy
equipment
business;
Large lot filled
with vehicles
and machines
0.10 1961 19000
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
10 6102001026
1720 W EL
SEGUNDO
BLVD
0.44 Industrial M1 O6 50 22
Heavy
equipment
business;
Large lot filled
with vehicles
and machines
0.05 1959 900
Met Criteria: 3, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
S1
11 6102001016 1643 W
130TH ST 0.91 Industrial M1 O5 30 27
Vacant Lot;
Available
Vacant lot.
0 0 0 Met Criteria: 2, 5, and 7
Presence of vacant lots within the site
11 6102001017 1651 W
130TH ST 0.91 Industrial M1 O5 30 27
Dirt lot with
House; Low
FAR
0.03 1947 1210
Met Criteria: 2, 5, 6, and 7
Presence of low-intensity or low-value
uses
D5B
11 6102002022 1613 W
130TH ST 0.11 Industrial M1 O5 30 3
Old buildings,
industrial
business; Old
and
deteriorating
buildings
0.17 1964 814
Met Criteria: 3, 5, 6, 7, and 8
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
DX
11 6102002025 1613 W
130TH ST 0.23 Industrial M1 O5 30 7
Old buildings,
industrial
business; Old
and
deteriorating
buildings
0.40 1956 3996
Met Criteria: 3, 5, 6, 7, and 8
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
C5A
11 6102002023 NA 0.11 Industrial M1 O5 30 3
Old buildings,
industrial
business; Old
and
deteriorating
buildings
0 0 0
Met Criteria: 3, 5, 7, and 8
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
11 6102002026 1621 W
130TH ST 0.23 Industrial M1 O5 30 7
Old buildings,
industrial
business; Old
and
deteriorating
buildings
0.28 1953 2803
Met Criteria: 3, 5, 6, 7, and 8
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
D6A
11 6102001015 1635 W
130TH ST 0.91 Industrial M1 O5 30 27
Rental
business; Old
condition
0.04 1959 1500
Met Criteria: 2, 3, 6, 7, and 8
Presence of low-intensity or low-value
uses,
D5A
City of Gardena 2021-2029 Housing Element C-10
house on a
large lot
Presence of multiple lots that are already
under single or City ownership
11 6102002027 1619 W
130TH ST 0.23 Industrial M1 O5 30 7
Old buildings,
industrial
business; Old
and
deteriorating
buildings
0.31 1956 3150
Met Criteria: 3, 5, 6, 7, and 8
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
D6A
12 6102002020 1563 W
130TH ST 0.46 Industrial M1 O5 30 14
Metal
fabrication
business
0.45 1969 9080
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
C5B
12 6102002019 1559 W
130TH ST 0.46 Industrial M1 O5 30 14
Metal
fabrication
business
0.45 1980 9080
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
C7
12 6102002005
1564 W EL
SEGUNDO
BLVD
0.44 Industrial M1 O6 50 22 Lots with
cars/vehicles 0.05 0 1048
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
12 6102002006
1556 W EL
SEGUNDO
BLVD
0.44 Industrial M1 O6 50 22 Lots with
cars/vehicles 0 0 0
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
13 6102002016 1535 W
130TH ST 0.91 Industrial M1 O5 30 27
Plastic
fabrication
business
0.23 1957 9134
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
S1
13 6102002030
12801
HALLDALE
AVE
1.12 Industrial M1 O6 50 56
Manufacturing
/trucking
business; Old
brick building
0.41 1979 20000
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
DX
13 6102002028
1530 W EL
SEGUNDO
BLVD
1.76 Industrial M1 O6 50 88
Manufacturing
/industrial
building; Old
brick building,
permanently
closed
0.40 1973 30500
Met Criteria: 3, 4, 5, 6, and 7
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
DX
14 6102003004
1434 W EL
SEGUNDO
BLVD
0.47 Industrial M1 O6 50 23
pipe supply
business; Low
FAR, small
building large
lot, old
building
0.10 1978 20400
Met Criteria: 2, 3, 5, 6, and 7
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
DX
14 6102003005
1428 W EL
SEGUNDO
BLVD
0.41 Industrial M1 O6 50 21
pipe supply
business; Low
FAR, small
building large
0.40 1964 7000
Met Criteria: 2, 3, 5, 6, and 7
Presence of low-intensity or low-value
uses,
Extensive and/or severe physical
C5B
City of Gardena 2021-2029 Housing Element C-11
lot, old
building
blighting conditions that may be
impairing the value of the existing use
14 6102003024
1440 W EL
SEGUNDO
BLVD
1.1 Industrial M1 O6 50 55
Business and
industrial
supply; Large
old building
0.65 1977 31074
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6B
15 6102003017
12919 S
NORMANDIE
AVE
0.15 Industrial M1 O5 30 5
Small
manufacturing
/business;
0.12 1957 800
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
D5A
15 6102003026
12901 S
NORMANDIE
AVE
0.27 Industrial M1 O5 30 8
Party supply
store; Old
building,
available for
rent.
0.15 1954 1800
Met Criteria: 3, 4, 6, and 7
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
D6A
15 6102003010
12927 S
NORMANDIE
AVE
0.2 Industrial M1 O5 30 6 Liquor Store;
Old building 0.19 1954 1680
Met Criteria: 3, 6, and 7
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
D5A
15 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
Met Criteria: 3, 4, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
indicating that the value of the existing
use is impaired
CX
16 6115001012
12903 S
BUDLONG
AVE
0.52 Industrial M1 O4 23 12
Industrial
building; Old
brick building
0.26 1968 5900
Met Criteria: 3, 5, 6,and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5B
16 6115001011
1200 W EL
SEGUNDO
BLVD
0.59 Industrial M1 O4 23 14
Industrial
building; Old
brick building
0.62 1981 15826
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5A
16 6115001017 1243 W
130TH ST 0.91 Industrial M1 O5 30 27
Vitamin
warehouse
business;
0.27 8 1957 10800
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
C5A
16 6115001019 1303 W
130TH ST 0.61 Industrial M1 O5 30 18 Manufacturing
; Old building 0.23 1965 6000
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C5A
16 6115001026
12902 S
NORMANDIE
AVE
0.12 Industrial M1 O5 30 4 Home? Small
business; 0.10 1953 504
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D55B
City of Gardena 2021-2029 Housing Element C-12
16 6115001015 1239 W
130TH ST 0.46 Industrial M1 O5 30 14
Health
technology
business;
0.21 1955 4263
Met Criteria: 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
16 6115001018 1255 W
130TH ST 0.6 Industrial M1 O5 30 18
Manufacturing
/industrial; Old
building
0.12 1962 3200
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C55A
16 6115001016 1239 W
130TH ST 0.46 Industrial M1 O5 30 14
Health
technology
business;
0.55 1955 10924
Met Criteria: 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
C5A
16 6115001035 1311 W
130TH ST 0.61 Industrial M1 O5 30 18
Manufacturing
/Towing
Business; Old
brick building
0.53 1982 14135
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C7C
16 6115001028
12912 S
NORMANDIE
AVE
0.2 Industrial M1 O5 30 6 Manufacturing
; 0.59 1952 5160
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
D5A
16 6115001029 1341 W
130TH ST 0.2 Industrial M1 O5 30 6 Manufacturing
; 0.54 1962 4668
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
C5A
16 6115001027
12908 S
NORMANDIE
AVE
0.1 Industrial M1 O5 30 3
Insulation
Manufacturing
;
0.38 1955 1645
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
C5A
16 6115001003
1320 W EL
SEGUNDO
BLVD
0.88 Industrial M1 O6 50 44
Air conditioner
manufacturing
; Old building,
graffiti
0.49 1986 18927
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6
16 6115001004
1308 W EL
SEGUNDO
BLVD
0.88 Industrial M1 O6 50 44
Construction
material
supply; Old
buildings
0.06 1963 2400
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
S1
16 6115001005
1254 W EL
SEGUNDO
BLVD
0.76 Industrial M1 O6 50 38 Parking lot to
food business; 0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
16 6115001032
1342 W EL
SEGUNDO
BLVD
0.25 Industrial M1 O6 50 13 76 Gas
Station 0.01 1981 78
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
S5
16 6115001034
1246 W EL
SEGUNDO
BLVD
1.42 Industrial M1 O6 50 71
Food supply
business; Old
building
0.36 1956 22392
Met Criteria: 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
CX
16 6115001002
1332 W EL
SEGUNDO
BLVD
0.88 Industrial M1 O6 50 44 Large lot with
small building 0 0 0
Met Criteria: 2 and 7
Presence of low-intensity or low-value
uses
City of Gardena 2021-2029 Housing Element C-13
16 6115001033
12816 S
NORMANDIE
AVE
0.36 Industrial M1 O6 50 18
Clothing store
warehouse;
Old brick
building
0.57 1976 8898
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6
16 6115001800
1218 W EL
SEGUNDO
BLVD
1.23 Industrial M1 O6 50 61 Industrial yard 0.04 0 1975 Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
16 6115001006
1254 W EL
SEGUNDO
BLVD
0.12 Industrial M1 O6 50 6 Parking lot to
food business 0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
17 6115001031
12923 S
BUDLONG
AVE
0.92 Industrial M1 O4 23 21
Manufacturing
building; Old,
uneven paint
0.10 1954 4000
Met Criteria: 3, 5, 6, and 7
Presence of low-intensity or low-value
uses
C5
18 6115002023 1215 W
132ND ST 2.06 Industrial M1 O4 23 47
Water bottle
business; Low
FAR
0.16 1959 14640
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
S1
18 6115002032
13021 S
BUDLONG
AVE
1.14 Industrial M1 O4 23 26
Industrial
building; Old
building
0.25 1959 12550
Met Criteria: 3, 5, 6, 7, and 8
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
C5A
18 6115002031 1220 W
130TH ST 0.91 Industrial M1 O4 23 21
Electronic
manufacturing
; Old building
0.39 1967 15400
Met Criteria: 3, 5, 6, 7, and 8
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
C5A
19 6115004017
13423 S
BUDLONG
AVE
0.32 Industrial M1 O4 23 7
Marble
manufacturing
business; Old
building
0.61 1957 8520
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5
20 6115004019
13437 S
BUDLONG
AVE
0.18 Industrial M1 O4 23 4
Industrial
machinery
shop; Old
building
0.70 1980 5500
Met Criteria: 3, 5, 6, and 8
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
C55
20 6115004032
13441 S
BUDLONG
AVE
0.17 Industrial M1 O4 23 4
Industrial
machinery
shop; Old
building
0.28 1958 2034
Met Criteria: 3, 5, 6, 7, and 8
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
D5A
20 6115004020 1203 W
135TH ST 0.41 Industrial M1 O4 23 9
Manufacturing
building; Old
building
0.64 1961 11440 Met Criteria: 3, 5, and 6 C5
City of Gardena 2021-2029 Housing Element C-14
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
21 4062004041
14401 S
WESTERN
AVE
YES 0.14 General
Commercial C3 O6 50 7 Plumbing
business 0.46 1926 2820
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
C45A
22 6115020008 1124 W
135TH ST 1.21 General
Commercial C3 O4 23 28
Plastic
manufacturing
supply
business; Old
building
0.12 0 6400
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
S1
22 6115020012 1144 W
135TH ST 0.75 General
Commercial C3 O4 23 17
Industrial
business; Old
buildings
0.25 1951 8200
Met Criteria: 3, 5, 6, 7, and 8
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
C5B
22 6115020006 1100 W
135TH ST 0.87 General
Commercial C3 O4 23 20 Laundromat;
Old building 0.26 1971 10000
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6A
22 6115020014 1110 W
135TH ST 1.01 General
Commercial C3 O4 23 23 Industrial park;
Old buildings 0.44 1987 19280
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55B
22 6115020009
13530 S
BUDLONG
AVE
0.42 General
Commercial C3 O4 23 10 Manufacturing
business 0.71 1952 12900
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C45B
22 6115020013 1156 W
135TH ST 0.28 General
Commercial C3 O4 23 6
Medical
supply
business; Old
building
0.49 1987 6015
Met Criteria: 3, 5, 6, 7, and 8
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
C55
23 6102010008
13429 S
NORMANDIE
AVE
0.17 Industrial M1 O4 23 4
Store fronts;
Vacant,
severely
deteriorated,
graffiti
0.75 1956 5520
Met Criteria: 3, 4, 5, and 6
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
C45
23 6102010009 1415 W
135TH ST 0.38 Industrial M1 O4 23 9
Fabrication
center; Old
Building
0.73 1979 12095
Met Criteria: 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership
C6B
23 6102010006 1414 W
134TH ST 0.78 Industrial M1 O4 23 18
Manufacturing
business; Old
building
0.22 1961 7480
Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
C5B
City of Gardena 2021-2029 Housing Element C-15
Presence of multiple lots that are already
under single or City ownership
23 6102010017 1435 W
135TH ST 0.75 Industrial M1 O4 23 17
Vehicle yard;
Machinery,
cars, other
vehicles
0.07 1949 2400
Met Criteria: 2, 5, 6, and 7
Presence of low-intensity or low-value
uses
S1
23 6102010007
13421 S
NORMANDIE
AVE
0.55 Industrial M1 O4 23 13
Manufacturing
business; Old
building
0.15 1961 3600
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C5B
23 6102010005 1436 W
134TH ST 0.78 Industrial M1 O4 23 18 Manufacturing
business; 0.15 1980 5000
Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
C5
23 6102010016 1421 W
135TH ST 0.75 Industrial M1 O4 23 17
Furniture
warehouse;
Old building
0.37 1979 12095
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
C6B
24 6115004031
13428 S
NORMANDIE
AVE
0.5 Industrial M1 O4 23 11
2 commercial
buildings; Old
buildings,
small
businesses
0.37 1959 8100
Met Criteria: 3, 5, 6, and 7
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
C5
25 6102016013
13615 S
NORMANDIE
AVE
0.55 Industrial M2 O4 23 13
Auto services;
Old building,
graffiti
0.52 1967 12384
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5B
25 6102016020
13609 S
NORMANDIE
AVE
0.29 Industrial M2 O4 23 7
Manufacturing
building; Old
building
0.63 1956 8000
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5A
25 6102016023 NA 0.07 Industrial M2 O4 23 2
Storage
driveway;
Adjacent to
printing
business
0.98 1956 3000
Met Criteria: 2, 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
DX
25 6102017030
13725 S
NORMANDIE
AVE
0.13 Industrial M1 O4 23 3
Extension of
Office
Building; Old
building
0.52 1963 2926
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5A
25 6102016025 1580 W
139TH ST 0.07 Industrial M2 O4 23 2
Driveway to
printing
business;
0.14 0 425
Met Criteria: 2, 5, and 7
Presence of low-intensity or low-value
uses
DX
25 6102017026 NA 0.08 Industrial M1 O4 23 2
Parking lot;
Parking lot for
motel
0 0 0
Met Criteria: 2, 5, 7, and 8
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-16
25 6102016022
13507 S
NORMANDIE
AVE
0.37 Industrial M2 O4 23 8
Food
manufacturer;
Old building
0.62 1957 10000
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5A
25 6102016024
13527 S
NORMANDIE
AVE
0.36 Industrial M2 O4 23 8
Printing
business; Old
building, new
paint
0.83 1957 13000
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5A
25 6102017033
13717 S
NORMANDIE
AVE
1.03 Industrial M1 O4 23 24
Office
building; Old
building
0.27 1963 12000
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6A
25 6102017044
13705 S
NORMANDIE
AVE
1.03 Industrial M1 O4 23 24
Packaging
supply
business; Old
building
0.57 1979 25421
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55B
25 6102017040 1425 W
139TH ST 0.45 Industrial M1 O4 23 10
Home;
Surrounded by
many cars
0.09 1959 1821
Met Criteria: 2, 3, 6, and 7
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
D7B
25 6102017045
13807 S
NORMANDIE
AVE
0.25 Industrial M1 O4 23 6 Auto services 0.15 1962 1584 Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C4A
25 6102017027
13815 S
NORMANDIE
AVE
0.5 Industrial M1 O4 23 12 Motel; Old
building 0.89 1960 19360
Met Criteria: 3, 6, and 8
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
DX
25 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
Met Criteria: 2, 6, and 7
Presence of low-intensity or low-value
uses
DX
26 6115005045
13606 S
NORMANDIE
AVE
0.15 Industrial M1 O4 23 3 Auto Services;
Old building 0.64 1959 4176
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5
26 6115005042
13616 S
NORMANDIE
AVE
0.46 Industrial M1 O4 23 11 Auto Services;
Old Building 0.60 1962 12000
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5
26 6115005044
13612 S
NORMANDIE
AVE
0.16 Industrial M1 O4 23 4 Auto Services;
Old building 0.65 1965 4524
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C45
City of Gardena 2021-2029 Housing Element C-17
26 6115005036
13602 S
NORMANDIE
AVE
0.15 Industrial M1 O4 23 4
Auto services;
Old brick
building
0.54 1982 3500
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55A
26 6115005047
13526 S
NORMANDIE
AVE
0.23 Industrial M1 O4 23 5
Auto services;
Old brick
building
0.60 1979 6000
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55A
26 6115005037
13518 S
NORMANDIE
AVE
0.38 Industrial M1 O4 23 9
Furniture
warehouse
business; Old
building
0.59 1966 9796
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55
26 6115005038
13506 S
NORMANDIE
AVE
0.3 Industrial M1 O4 23 7
Nozzle
manufacturing
; Old building
0.61 1969 7900
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55A
27 6115009011
13722 S
NORMANDIE
AVE
0.32 Industrial M1 O4 23 7
Plastic
manufacturing
business; Old
building
0.56 1961 7848
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
CX
27 6115009010
13714 S
NORMANDIE
AVE
0.32 Industrial M1 O4 23 7
Powder
coating
business; Old
building
0.56 1961 7848
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5
27 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
Met Criteria: 3, 6, and 7
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
D5A
27 6115009078
13850 S
NORMANDIE
AVE
0.84 Industrial M1 O4 23 19
Strip mall and
restaurant;
Old buildings
0.06 1992 2025
Met Criteria: 3, 6, and 7
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
D55B
28 6102013011
13618 S
WESTERN
AVE
0.51 Industrial M2 O5 30 15 Manufacturing
; Vacancy 0.52 1961 11645
Met Criteria: 3, 4, 5, 6, and 7
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
C5A
28 6102013019 1746 W
135TH ST 0.51 Industrial M2 O5 30 15
Vacant
Building;
Vacant
Building
0.48 1961 10696 Met Criteria: 4, 5, 6, and 7
High or long-term business vacancies C55A
28 6102013017
13610 S
WESTERN
AVE
0.42 Industrial M2 O5 30 13
Parking Lot;
Parking Lot for
Business
0.04 1961 800
Met Criteria: 2, 5, 6, and 7
Presence of low-intensity or low-value
uses
SX
City of Gardena 2021-2029 Housing Element C-18
Presence of multiple lots that are already
under single or City ownership
28 6102013020
13528 S
WESTERN
AVE
1.01 Industrial M2 O5 30 30
Vacant
Building;
Vacant
Building
0.23 1963 10251
Met Criteria: 4, 5, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
indicating that the value of the existing
use is impaired
C5B
28 6102013010
13614 S
WESTERN
AVE
0.54 Industrial M2 O5 30 16 Manufacturing
; Vacancy 0.42 1957 9900
Met Criteria: 4, 5, 6, 7, and 8
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
D5A
28 6102013014
13610 S
WESTERN
AVE
0.66 Industrial M2 O5 30 20 Bus Business; 0.17 1959 4850 Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
29 4061026005 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot 0.11 1980 1200
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
29 4061026002 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot 0.11 1980 1200
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
29 4061026030 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot 0.99 1980 11200
Met Criteria: 2, 5, 6, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
29 4061026006 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot 0.11 1980 1200
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
29 4061026036
13511 S
WESTERN
AVE
0.52 Industrial M2 O5 30 16 Trailer/Truck
Lot 0.06 1950 1236
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
29 4061026007 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot 0.99 1980 11200
Met Criteria: 2, 5, 6, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
City of Gardena 2021-2029 Housing Element C-19
29 4061026034 NA 0.26 Industrial M2 O5 30 8 Trailer/Truck Lot 0.11 1980 1200
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
30 4061026032
13715 S
WESTERN
AVE
1.29 Industrial M2 O5 30 39 Manufacturing 0.27 1964 15280 Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55B
30 4061026023
13801 S
WESTERN
AVE
0.26 Industrial M2 O5 30 8 Manufacturing 0.28 1952 3200 Met Criteria: 3, 5, 6, 7, and 8
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
D5A
30 4061026022
13727 S
WESTERN
AVE
0.52 Industrial M2 O5 30 15 Manufacturing 0 0 0
Met Criteria: 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
31 4061027006
14119 S
WESTERN
AVE
0.77 General
Commercial C3 O6 50 39 Auto Services;
Old Buildings 0.50 1988 16800
Met Criteria: 3, 5, 6, and 7
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
C5C
31 4061027004
14101 S
WESTERN
AVE
0.39 General
Commercial C3 O6 50 19 Impound Lot 0.03 1954 480
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
SX
31 4061027005
14107 S
WESTERN
AVE
0.39 General
Commercial C3 O6 50 19 Impound Lot 0.20 1996 3312
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
C6B
31 4061027014
1835 W
ROSECRANS
AVE
3.6 General
Commercial C3 O6 50 180
Building
products
business
0.05 1951 8400
Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
C5A
31 4061027013
1859 W
ROSECRANS
AVE
1.02 General
Commercial C3 O6 50 51
Building
products
business
0.09 1952 3920
Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
S1
32 4062003008 1957 W
144TH ST YES 0.22 General
Commercial C3 O6 50 11
Vacant
Building; Old
brick building
1.02 1954 9760
Met Criteria: 4, 5, 6, and 8
High or long-term business vacancies,
indicating that the value of the existing
use is impaired,
C5A
City of Gardena 2021-2029 Housing Element C-20
Presence of multiple lots that are already
under single or City Ownership
32 4062003027
1930 W
ROSECRANS
AVE
YES 0.2 General
Commercial C3 O6 50 10 Warehouse;
Old 0.38 1948 3263
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
SX
32 4062003028
1922 W
ROSECRANS
AVE
YES 0.43 General
Commercial C3 O6 50 21 Warehouse;
Old 0.21 1956 4000
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
S1
32 4062003022 1939 W
144TH ST YES 0.46 General
Commercial C3 O6 50 23
Vacant
building; Old
brick building
0.64 1956 12848
Met Criteria: 4, 5, 6, and 8
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
C5B
32 4062003024
1954 W
ROSECRANS
AVE
YES 0.19 General
Commercial C3 O6 50 10 Auto services 0.40 1948 3340
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
D55A
32 4062003037 1119 W
144TH PL YES 0.22 General
Commercial C3 O6 50 11 Parking lot 0.88 1964 8400
Met Criteria: 2, 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
DX
32 4062003029
1916 W
ROSECRANS
AVE
YES 0.2 General
Commercial C3 O6 50 10 Industrial yard 0.28 1948 2460
Met Criteria: 2, 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
SX
32 4062003030
1910 W
ROSECRANS
AVE
YES 0.2 General
Commercial C3 O6 50 10 Cake Shop 0.29 1950 2500
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
S1
32 4062003021 1919 W
144TH ST YES 0.23 General
Commercial C3 O6 50 12 Industrial yard 1.00 1956 10000
Met Criteria: 2, 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership
DX
33 4062003023 NA YES 0.23 General
Commercial C3 O6 50 12
Parking lot;
Parking lot to
vacant
building
1.00 1954 10000 Met Criteria: 2, 4, 5, and 6
High or long-term business vacancies DX
32 4062003031
1900 W
ROSECRANS
AVE
YES 0.2 General
Commercial C3 O6 50 10 Auto services;
Old 0.56 1969 4897
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C55A
32 4062003036 1901 W
144TH ST YES 0.21 General
Commercial C3 O6 50 10
Industrial brick
building; Old
brick building
0.71 1979 6494
Met Criteria: 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership
C55
City of Gardena 2021-2029 Housing Element C-21
33 4062004008 1839 W
144TH ST YES 0.26 General
Commercial C3 O6 50 13 Industrial yard 0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
33 4062004032 1847 W
144TH ST YES 0.13 General
Commercial C3 O6 50 6 Industrial
building; Old 0.35 1952 1988
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
DX
33 4062004036
1850 W
ROSECRANS
AVE
YES 0.22 General
Commercial C3 O6 50 11 Industrial
building/yard; 0.02 1940 176
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
33 4062004033 NA YES 0.13 General
Commercial C3 O6 50 6 Industrial yard 0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
33 4062004082
14314 S ST
ANDREWS
PL
YES 0.46 General
Commercial C3 O6 50 23
Auto services;
Old brick
building
0.55 1983 11097
Met Criteria: 2, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C5
33 4062004079
1830 W
ROSECRANS
AVE
YES 1.18 General
Commercial C3 O6 50 59
Banquet Hall;
Large parking
lot included
0.03 1967 1720
Met Criteria: 2, 5, 6, and 7
Presence of low-intensity or low-value
uses
DX
34 6102014040
1617 W
ROSECRANS
AVE
2.31 Industrial M2 O6 50 116
Industrial park;
Furniture
business,
martial arts,
etc
0.60 1973 60000
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
C5L
34 6102014048
1701 W
ROSECRANS
AVE
1.05 Industrial M2 O6 50 53
Industrial
Park; Older
building,
Fading paint
0.55 1979 25016
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6A
34 6102014046
1725 W
ROSECRANS
AVE
2.38 Industrial M2 O6 50 119
Industrial
Park; Older
building,
Fading paint
0.49 1979 50400
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6A
34 6102014041
1639 W
ROSECRANS
AVE
4.62 Industrial M2 O6 50 231
Fitness
equipment
manufacturing
; Large old
building
0.50 1969 10000
0 Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C55B
34 6102014039
1601 W
ROSECRANS
AVE
0.22 Industrial M2 O6 50 11 Air control
engineering; 0.52 0 5000
Met Criteria: 3, 5, and 7
Presence of low-intensity or low-value
uses,
C5A
City of Gardena 2021-2029 Housing Element C-22
Small old
building
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
34 6102014069
1735 W
ROSECRANS
AVE
1.19 Industrial M2 O6 50 60
Industrial
Park; Older
building,
Fading paint
0.48 1979 25016
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6A
34 6102014038
1611 W
ROSECRANS
AVE
2.1 Industrial M2 O6 50 105
Industrial
distribution;
Several big
trucks parked
0.50 1960 45350
Met Criteria: 2, 5, 6, and 7
Presence of development opportunities
on adjoining land
C5A
35 6103002035
1718 W
ROSECRANS
AVE
0.22 General
Commercial C3 O6 50 11
Industrial
business; Old
building, old
paint,
deteriorating
0.41 1964 3904
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5B
35 6103002033
1732 W
ROSECRANS
AVE
0.22 General
Commercial C3 O6 50 11 Liquor store 0.33 1969 3204
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
C6A
35 6103002034 NA 0.12 General
Commercial C3 O6 50 6
Industrial
business; Old
building, old
paint,
deteriorating
0 0 0
Met Criteria: 3, 5, and 7
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
36 6103004037
1650 W
ROSECRANS
AVE
1.36 General
Commercial C3 O6 50 68
Home
furniture
warehouse;
Old building,
vacant,
deteriorating
0.55 1964 32256
Met Criteria: 3, 4, 5, 6, and 7
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
C5A
36 6103004021
1600 W
ROSECRANS
AVE
1.03 General
Commercial C3 O6 50 52
Metal
manufacturing
; Large, old
industrial
building.
Deteriorating,
boarded up
windows
0.57 1979 25506
Met Criteria: 3, 4, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6B
37 6103005027 NA YES 0.15 General
Commercial C3 O6 50 8
Building
material lot;
Open lot with
building
materials,
sparce small
structures
0 0 0
Met Criteria: 2, 5, 7, and 8
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-23
37 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
Met Criteria: 2, 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
C45A
37 6103005028 NA YES 0.06 General
Commercial C3 O6 50 3
Building
material lot;
Open lot with
building
materials,
sparce small
structures
0 0 0
Met Criteria: 2, 5, and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
37 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
Met Criteria: 2, 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
DX
37 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
0 1964 0
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
37 6103005057 NA YES 0.24 General
Commercial C3 O6 50 12
Building
material lot;
Open lot with
building
materials,
sparce small
structures
0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
37 6103005051
1522 W
ROSECRANS
AVE
YES 0.34 General
Commercial C3 O6 50 17 Work boot
warehouse 0.49 1961 7200
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
CXB
37 6103005029
1510 W
ROSECRANS
AVE
YES 0.3 General
Commercial C3 O6 50 15
Fast food
restaurant;
Old building
0.16 1977 2116
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
DX
37 6103005052
1520 W
ROSECRANS
AVE
YES 0.34 General
Commercial C3 O6 50 17
Auto
registration
business; Old
building,
vacancy
0.49 1961 7200 Met Criteria: 4, 5, 6, and 7
High or long-term business vacancies CXB
37 6103005053
1518 W
ROSECRANS
AVE
YES 0.4 General
Commercial C3 O6 50 20 Furniture store 0.56 1962 9800
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
CXB
37 6103005026
1536 W
ROSECRANS
AVE
YES 0.29 General
Commercial C3 O6 50 14
Building
material lot;
Open lot with
building
0.38 1961 4810
Met Criteria: 2, 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership,
City of Gardena 2021-2029 Housing Element C-24
materials,
sparce small
structures
Presence of development opportunities
on adjoining land
37 6103005054
14315
HALLDALE
AVE
YES 0.34 General
Commercial C3 O6 50 17 Cabinet store;
Old building 0.53 1965 7840
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
C5A
38 6103009063
14315 S
NORMANDIE
AVE
1.2 General
Commercial C3 O6 50 60
Building
material
businesses;
Old brick
building
0.48 1977 25076
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C6C
38 6103009057
1408 W
ROSECRANS
AVE
0.43 General
Commercial C3 O6 50 22 Gas Station 0.05 1982 846
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
S6
39 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
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
CXC
39 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
Met Criteria: 2, 5, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
40 4062003003 1920 W
144TH ST YES 0.45 General
Commercial C3 O6 50 23
Industrial brick
building; Old
brick building
0.63 1960 12260
Met Criteria: 3, 5, 6, and 8
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
C5A
40 4062003001 1900 W
144TH ST YES 0.23 General
Commercial C3 O6 50 12 Industrial
building; Old 0.37 1961 3724
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C5A
40 4062003005 1940 W
144TH ST YES 0.23 General
Commercial C3 O6 50 11 Industrial
building; Old 0.52 1954 5178
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C5
City of Gardena 2021-2029 Housing Element C-25
40 4062003006 1946 W
144TH ST YES 0.23 General
Commercial C3 O6 50 11
Industrial
building; Old
building
0.50 1954 4956
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C4
40 4062003007
14404
GRAMERCY
PL
YES 0.22 General
Commercial C3 O6 50 11
Manufacturing
building; Old
brick building
0.57 1960 5416
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C5A
40 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
Met Criteria: 2, 3, 5, 6, 7, and 8
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
C5A
40 4062003004 1934 W
144TH ST YES 0.23 General
Commercial C3 O6 50 11
Industrial
building; Old
building
0.55 1955 5456
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C5B
41 4062004009 1858 W
144TH ST YES 0.25 General
Commercial C3 O6 50 13
Auto services;
Permanently
closed
0.27 1951 2908
Met Criteria: 4, 5, 6, and 7
High or long-term business vacancies,
indicating that the value of the existing
use is impaired,
Presence of development opportunities
on adjoining land
S1
41 4062004026 1848 W
144TH ST YES 0.25 General
Commercial C3 O6 50 13
Manufacturing
building; Old
building
0.36 1960 3952
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
SX
41 4062004022 NA YES 0.14 General
Commercial C3 O6 50 7
Parking Lot;
Parking Lot for
plumbing
business
0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
41 4062004021 NA YES 0.15 General
Commercial C3 O6 50 7
Parking Lot;
Parking Lot for
plumbing
business
0 0 0
Met Criteria: 2, 5, 7, and 8
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-26
41 4062004029 1830 W
144TH ST YES 0.13 General
Commercial C3 O6 50 6 Manufacturing
building; Old 0.48 1980 2730
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
C55
41 4062004031 1818 W
144TH ST YES 0.25 General
Commercial C3 O6 50 13 Industrial
Building; Old 0.28 1972 3000
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
S1
41 4062004023
14415 S
WESTERN
AVE
YES 0.14 General
Commercial C3 O6 50 7 Vacant
Building; Old 0.63 1924 3863 Met Criteria: 4 and 6
High or long-term business vacancies DX
41 4062004027 1838 W
144TH ST YES 0.25 General
Commercial C3 O6 50 13 Industrial
building; Old 0.61 1956 6610
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C55A
41 4062004030 1828 W
144TH ST YES 0.25 General
Commercial C3 O6 50 13
Industrial
building;
Leasing
0.38 1940 4100
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
SX
41 4062004081 1834 W
144TH ST YES 0.12 General
Commercial C3 O6 50 6 Industrial
building; Old 0.46 1974 2425
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
C5A
41 4062004083
14421 S
WESTERN
AVE
YES 0.3 General
Commercial C3 O6 50 15 Auto services 0.05 1957 700
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
D4A
42 4062005002
14507 S
WESTERN
AVE
YES 0.14 General
Commercial C3 O5 30 4 Small
business 0.21 1936 1288
Met Criteria: 3, 6, 7, and 8
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
D5A
42 4062005003 NA YES 0.14 General
Commercial C3 O5 30 4
Parking Lot;
Parking Lot to
plumbing
0 0 0
Met Criteria: 2, 3, 5, 7, and 8
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
42 4062005025
14525 S
WESTERN
AVE
YES 0.14 General
Commercial C3 O5 30 4 Construction
business; 0.51 1936 3133
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
DX
City of Gardena 2021-2029 Housing Element C-27
42 4062005001
14501 S
WESTERN
AVE
YES 0.16 General
Commercial C3 O5 30 5
Parking Lot;
Parking Lot to
building
0 0 0
Met Criteria: 2, 5, and 6
Presence of low-intensity or low-value
uses
42 4062005024
14519 S
WESTERN
AVE
YES 0.13 General
Commercial C3 O5 30 4 Plumbing
business 0.52 1948 2915
Met Criteria: 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
D5A
42 4062005004 NA YES 0.13 General
Commercial C3 O5 30 4
Parking Lot;
Parking Lot to
plumbing
0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
43 4062005067 1817 W
146TH ST YES 0.15 General
Commercial C3 O5 30 5 Barbershop;
Old, low FAR 0.10 1952 641
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D3A
44 4062006033 NA YES 0.15 General
Commercial C3 O5 30 4
Plumbing
Business;
Large parking
lot
0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
44 4062006032 NA YES 0.15 General
Commercial C3 O5 30 5
Plumbing
Business;
Large parking
lot
0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
44 4062006048
14609 S
WESTERN
AVE
YES 0.3 General
Commercial C3 O5 30 9
Plumbing
Business;
Large parking
lot
0.18 1946 2400
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
45 6103030014
14690 S
WESTERN
AVE
YES 0.37 General
Commercial C3 O5 30 11 Auto services 0.10 1954 1587
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
SX
45 6103030015
14632 S
WESTERN
AVE
YES 0.18 General
Commercial C3 O5 30 5 Auto services 0.17 1944 1313
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
D3A
46 4062016037
14807 S
WESTERN
AVE
0.11 General
Commercial C3 O5 30 3 Business
Strip; Old 0.63 1955 3000
Met Criteria: 3, 6, and 8
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
D6A
46 4062016036
14801 S
WESTERN
AVE
0.11 General
Commercial C3 O5 30 3 Business
Strip; Old 0.63 1953 3000
Met Criteria: 3, 6, and 8
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
DX
City of Gardena 2021-2029 Housing Element C-28
46 4062016038
14817 S
WESTERN
AVE
0.09 General
Commercial C3 O5 30 3 Business
Strip; Old 0.61 1957 2400
Met Criteria: 3, 6, and 8
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
D6A
46 4062016039
14855 S
WESTERN
AVE
0.23 General
Commercial C3 O5 30 7 Motel; Old 0.38 1956 3832
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D6
47 4062017013
14921 S
WESTERN
AVE
0.15 General
Commercial C3 O5 30 4 Electric supply
store; Old 0.59 1928 3884
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C6A
47 4062017011
14901 S
WESTERN
AVE
0.11 General
Commercial C3 O5 30 3 Restaurant;
Old 0.51 1960 2450
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
D5A
47 4062017012 NA 0.06 General
Commercial C3 O5 30 2 Driveway 0 0 0
Met Criteria: 2 and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
47 4062017014
14929 S
WESTERN
AVE
0.23 General
Commercial C3 O5 30 7
Car Wash;
Deteriorating,
old, declining
0.17 1964 1728
Met Criteria: 3, 5, 6, and 7
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
CX
48 6103021002
14920 S
WESTERN
AVE
YES 0.2 General
Commercial C3 O5 30 6
Parking Lot;
Parking Lot for
Furniture store
0.06 1922 517
Met Criteria: 2, 3, 5, 6, and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
D3A
48 6103021026 1744 W
149TH ST YES 0.2 General
Commercial C3 O5 30 6 Jewelry Store;
Old 0.37 1938 3200
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
DX
48 6103021025
14914 S
WESTERN
AVE
YES 0.37 General
Commercial C3 O5 30 11 Motel 0.32 1948 5100
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
D6C
City of Gardena 2021-2029 Housing Element C-29
49 6103021033
15020 S
WESTERN
AVE
0.19 General
Commercial C3 O5 30 6 Car Lot 0.98 1985 8098
Met Criteria: 2, 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
DX
49 6103021053
15014 S
WESTERN
AVE
0.2 General
Commercial C3 O5 30 6 Car Lot 0.99 1961 8600
Met Criteria: 2, 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
DX
4949 6103021054
15014 S
WESTERN
AVE
0.2 General
Commercial C3 O5 30 6 Car Lot 0.99 1961 8600
Met Criteria: 2, 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
DX
50 6103021031
15032 S
WESTERN
AVE
0.2 General
Commercial C3 O5 30 6 Donut Shop;
Old 0.09 1950 810
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D5A
51 4062017047
15019 S
WESTERN
AVE
0.18 General
Commercial C3 O5 30 6
Pastor
Mobely; Large
open space
0.22 1950 1728
Met Criteria: 2, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
D55A
51 4062017050
15019 S
WESTERN
AVE
0.14 General
Commercial C3 O5 30 4
Pastor
Mobely; Large
open space
0.98 1955 6000
Met Criteria: 2, 6, and 8
Presence of multiple lots that are already
under single or City ownership
DX
51 4062017049
15001 S
WESTERN
AVE
0.23 General
Commercial C3 O5 30 7 Grocery store;
Low FAR 0.24 1952 2400
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
DX
52 4062017042 NA 0.14 General
Commercial C3 O3 17 2
Vacant Lot;
Vacant Lot
with cars on it
0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of vacant lots within the site,
Presence of multiple lots that are already
under single or City ownership
52 4062017038 1819
MARINE AVE 0.14 General
Commercial C3 O3 17 2 Auto Services 0.29 1953 1776
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
DX
52 4062017040 1829
MARINE AVE 0.14 General
Commercial C3 O3 17 2
Vacant
building;
Vacant
building
0.32 1946 1920 Met Criteria: 4, 5, 6, and 7
High or long-term business vacancies CX
52 4062017037 1813
MARINE AVE 0.14 General
Commercial C3 O3 17 2 Auto Services 0.13 1959 798
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
D3A
52 4062017039 1823
MARINE AVE 0.14 General
Commercial C3 O3 17 2 Auto Services 0.25 1966 1500
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
CX
City of Gardena 2021-2029 Housing Element C-30
52 4062017041 NA 0.14 General
Commercial C3 O3 17 2
Vacant Lot;
Vacant Lot
with cars on it
0 0 0 Met Criteria: 2, 5, and 7
Presence of vacant lots within the site
53 4062017044 1845
MARINE AVE 0.14 General
Commercial C3 O3 17 2
Vacant
Building;
Vacant
Building
0.25 1954 1500
Met Criteria: 4, 5, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
indicating that the value of the existing
use is impaired
DX
54 4063005006 1820
MARINE AVE 0.16 General
Commercial C3 O3 17 3
Business/Hom
e; Business in
front, unit it
back
0.26 1941 1828
Met Criteria: 3, 6, 7, and 8
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
D5B
54 4063005005 1816
MARINE AVE 0.16 General
Commercial C3 O3 17 3 Auto Services 0.29 1972 2000
Met Criteria: 5, 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
D5A
55 4063005047
15103 S
WESTERN
AVE
0.2 General
Commercial C3 O5 30 6
Valero
Gasoline
Station;
0.05 1963 400
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
S6
55 4063005050
15109 S
WESTERN
AVE
0.42 General
Commercial C3 O5 30 13 Business strip;
Vacancies, old 0.14 1972 2536
Met Criteria: 4, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
indicating that the value of the existing
use is impaired
D65A
56 4063006002
15225 S
WESTERN
AVE
0.11 General
Commercial C3 O5 30 3 Business strip;
Old building 0.99 1961 4760
Met Criteria: 3 and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
D6A
56 4063006004 1808 W
152ND ST 0.25 General
Commercial C3 O5 30 8
Chiropractor
Business; Old
building
0.42 1955 4552
Met Criteria: 3 and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
D5
56 4063006003
15219 S
WESTERN
AVE
0.12 General
Commercial C3 O5 30 3 Business strip;
Old building 0.92 1961 4800
Met Criteria: 3 and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
D6B
57 6103018025
15112 S
WESTERN
AVE
YES 2.95 General
Commercial C2 O5 30 88 Strip Mall;
Vacancies 0.11 1955 13750
Met Criteria: 4, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
DX
City of Gardena 2021-2029 Housing Element C-31
indicating that the value of the existing
use is impaired
58 4063007002
15345 S
WESTERN
AVE
0.11 General
Commercial C3 O5 30 3
Vacant
building;
Vacant
building
currently
leasing
0.19 1947 891
Met Criteria: 4, 5, 6, 7, and 8
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
D45B
58 4063007003
15325 S
WESTERN
AVE
0.11 General
Commercial C3 O5 30 3
Restaurant;
Small
business, old
0.34 1959 1629
Met Criteria: 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
DX
58 4063007001
15351 S
WESTERN
AVE
0.14 General
Commercial C3 O5 30 4
Restaurant;
Small
business, old
0.21 1949 1297
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D45B
58 4063007004
15325 S
WESTERN
AVE
0.06 General
Commercial C3 O5 30 2
Drive way;
Driveway to
restaurant
0 0 0
Met Criteria: 2, 4, 7, and 8
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
58 4063007005
15301 S
WESTERN
AVE
0.2 General
Commercial C3 O5 30 6
Vacant
gasoline
station;
Deteriorating,
old
0.15 1957 1300
Met Criteria: 3, 4, 5, 6, and 7
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
D4A
59 6103015025
15300 S
WESTERN
AVE
0.13 General
Commercial C3 O5 30 3 Dentist Office; 0.39 1954 2207
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
D5B
59 6103015026
15324 S
WESTERN
AVE
0.22 General
Commercial C3 O5 30 6 Small strip
mall; Old 0.43 1970 4148
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
C6B
59 6103015027
15340 S
WESTERN
AVE
0.34 General
Commercial C3 O5 30 10 Motel; 0.40 1945 5927
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
D7C
City of Gardena 2021-2029 Housing Element C-32
60 4063008001
15417 S
WESTERN
AVE
0.11 General
Commercial C3 O5 30 3
Business strip;
Vacancy,
declining
conditions
0.23 1962 1100 Met Criteria: 3, 4, 6, and 7
High or long-term business vacancies D5B
60 4063008002
15401 S
WESTERN
AVE
0.24 General
Commercial C3 O5 30 7
Office and
store fronts;
Vacancy,
declining
conditions
0.39 1956 4032 Met Criteria: 3, 4, 6, and 7
High or long-term business vacancies D55A
61 6105008032
1450 W
REDONDO
BEACH
BLVD
YES 4.43 General
Commercial C3 O5 30 133 Bank of
America; 0.16 1978 29906
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
D65A
61 6105008030 NA YES 0.07 General
Commercial C3 O5 30 2 Bank of
America; 0 0 0
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
61 6105008031 NA YES 0.1 General
Commercial C3 O5 30 3 Bank of
America; 0 0 0
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
62 4063005017 1914
MARINE AVE 0.16 General
Commercial C3 O3 17 3
Vacant
Building;
Vacant
Building
0.13 1948 911
Met Criteria: 4, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
indicating that the value of the existing
use is impaired
D45
63 4063005025 1958
MARINE AVE 0.18 General
Commercial C3 O3 17 3 Old building 0.34 1961 2628
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
C6B
64 4062013018 2003
MARINE AVE 0.25 General
Commercial C3 O3 17 4 Auto Services; 0.09 1960 960
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
S6
65 4062013020 2021
MARINE AVE 0.34 General
Commercial C3 O3 17 6
Business strip;
Several
vacancies
0.15 1947 2240
Met Criteria: 4, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
indicating that the value of the existing
use is impaired
D5A
66 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 Met Criteria: 4, 6, and 7
High or long-term business vacancies CX
67 4064023019 2421
MARINE AVE YES 0.11 General
Commercial C3 O5 30 3 Swim School; 0.15 1960 731
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D4
City of Gardena 2021-2029 Housing Element C-33
67 4064023020 2415
MARINE AVE YES 0.26 General
Commercial C3 O5 30 8 Strip Mall;
Vacancy 0.43 1962 4815 Met Criteria: 4, 6, and 7
High or long-term business vacancies D5B
67 4064023021 2403
MARINE AVE YES 0.17 General
Commercial C3 O5 30 5 Strip Mall;
Vacancy 0.28 1953 2086 Met Criteria: 4, 6, and 7
High or long-term business vacancies D5B
67 4064023035 NA YES 0.31 General
Commercial C3 O5 30 9 Vacant Lot;
Vacant Lot 0.52 1966 7000 Met Criteria: 2, 6, and 7
Presence of vacant lots within the site DX
68 4069003002 2912
MARINE AVE 0.15 General
Commercial C3 O3 17 3
3 businesses;
Vacancies, old
building
0.65 1956 4271 Met Criteria: 4 and 6
High or long-term business vacancies C5A
68 4069003001 2918
MARINE AVE 0.15 General
Commercial C3 O3 17 3
Office Space;
Vacancies, old
building
0.87 1959 5658 Met Criteria: 4 and 6
High or long-term business vacancies DXB
69 4069004027 2938
MARINE AVE 0.23 General
Commercial C3 O5 30 5 Small store; 0.13 1972 1250
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D5A
69 4069004026
15115
ATKINSON
AVE
0.16 General
Commercial C3 O5 30 3
Vacant
Building;
Vacant
Building, old
0.32 1960 2237 Met Criteria: 4, 6, and 7
High or long-term business vacancies C55B
70 4069004002
15340
CRENSHAW
BLVD
0.16 General
Commercial C3 O5 30 3 Restaurant;
Old, low FAR 0.43 1986 2978
Met Criteria: 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
D6A
70 4069004001
15342
CRENSHAW
BLVD
0.16 General
Commercial C3 O5 30 3 Restaurant;
Old, low FAR 1.15 1985 8014
Met Criteria: 6 and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
71 4069019002
15406
CRENSHAW
BLVD
0.19 General
Commercial C3 O4 23 4 Vacant Store;
low FAR 0.32 1944 2605
Met Criteria: 4, 6, and 7
Presence of low-intensity or low-value
uses,
High or long-term business vacancies,
indicating that the value of the existing
use is impaired
D8A
71 4069019001
15400
CRENSHAW
BLVD
0.2 General
Commercial C3 O4 23 5
Dentist; Old,
dilapidated,
low FAR
0.20 1973 1781
Met Criteria: 3, 6, and 7
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
D5A
72 4069019024
15416
CRENSHAW
BLVD
0.37 General
Commercial C3 O4 23 8 5 travel and
medical; 0.39 1994 6318
Met Criteria: 7, and 8
Presence of development opportunities
on adjoining land
C6B
City of Gardena 2021-2029 Housing Element C-34
73 4069019009
15520
CRENSHAW
BLVD
0.49 General
Commercial C3 O4 23 11 6 business; 3
Vacancies 0.56 1946 12031 Met Criteria: 4, 5, 6, and 7
High or long-term business vacancies D65B
74 4069020002 15622 S
CRENSHAW 0.14 General
Commercial C3 O4 23 3 3 business
strip mall; 0.57 1977 3500
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
D6A
75 4069020005
15706
CRENSHAW
BLVD
0.13 General
Commercial C3 O4 23 3
School
Related;
School
Business
0.37 1944 2073
Met Criteria: 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership
DX
75 4069020006
15712
CRENSHAW
BLVD
0.13 General
Commercial C3 O4 23 3
Parking Lot;
Parking Lot for
Business
0.44 1979 2500
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
75 4069020007
15716
CRENSHAW
BLVD
0.12 General
Commercial C3 O4 23 3 Psychic; 0.26 1944 1374
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
D6A
75 4069020008
15722
CRENSHAW
BLVD
0.18 General
Commercial C3 O4 23 4 Restaurant;
Old 0.10 1970 760
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
DX
76 4066012033
15915 S
WESTERN
AVE
YES 0.47 General
Commercial C3 O5 30 14 Strip Mall;
Vacancies 0.33 1987 6721 Met Criteria: 4, 6,and 7
High or long-term business vacancies D6C
77 4066012004
16017 S
WESTERN
AVE
0.28 General
Commercial C3 O5 30 8 Auto services; 0.12 1957 1500
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
D65
78 4066012026
16127 S
WESTERN
AVE
0.29 General
Commercial C3 O5 30 9 Business strip;
Old 0.45 1963 5625
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C6A
78 4066012028
16119 S
WESTERN
AVE
0.46 General
Commercial C3 O5 30 14 Inn 0.08 1966 1654
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
D6C
79 4066013025
16303 S
WESTERN
AVE
0.15 General
Commercial C3 O5 30 4
Strip mall,
office building;
Old
0.46 1991 3000
Met Criteria: 3, 6, 7, and 8
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
D65A
City of Gardena 2021-2029 Housing Element C-35
79 4066013014
16229 S
WESTERN
AVE
0.19 General
Commercial C3 O5 30 6
Strip mall,
office building;
Old
0.54 1982 4450
Met Criteria: 3, 6, 7, and 8
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
D65A
79 4066013016
16311 S
WESTERN
AVE
0.3 General
Commercial C3 O5 30 9 School/acade
my; Old 0.32 1956 4212
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
DX
79 4066013024
16225 S
WESTERN
AVE
0.1 General
Commercial C3 O5 30 3
Office
building; Old,
parking lot
1.47 1985 6415
Met Criteria: 2, 3, 6, and 8
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
DX
79 4066013023
16219 S
WESTERN
AVE
0.15 General
Commercial C3 O5 30 4 Office
building; Old 0.80 1985 5256
Met Criteria: 3, 6, and 8
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
C55A
79 4066013022
16213 S
WESTERN
AVE
0.15 General
Commercial C3 O5 30 4 Glass store;
Old 0.84 1953 5473
Met Criteria: 3, 6, and 8
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
D55
79 4066013026
16321 S
WESTERN
AVE
0.3 General
Commercial C3 O5 30 9 Fast food; Old 0.07 1966 872
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D7
80 4066025015
16401 S
WESTERN
AVE
0.13 General
Commercial C3 O5 30 4 Church
Parking Lot; 1.01 1956 5700
Met Criteria: 2 and 6
Presence of low-intensity or low-value
uses
DX
80 4066025017
16417 S
WESTERN
AVE
0.14 General
Commercial C3 O5 30 4
Church
Parking Lot/
Vacant Lot;
0 0 0 Met Criteria: 2 and 7
Presence of vacant lots within the site
80 4066025020
16501 S
WESTERN
AVE
0.14 General
Commercial C3 O5 30 4 Bail bond
business; Old 0.72 1921 4399
Met Criteria: 3 and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
CX
80 4066025016
16411 S
WESTERN
AVE
0.14 General
Commercial C3 O5 30 4
Church
Parking Lot/
Vacant Lot;
1.03 1924 6303
Met Criteria: 2 and 6
Presence of vacant lots within the site,
Presence of low-intensity or low-value
uses
C5B
City of Gardena 2021-2029 Housing Element C-36
8080 4066025021
16505 S
WESTERN
AVE
0.13 General
Commercial C3 O5 30 4 Business strip;
Old, vacancy 0.40 1969 2250 Met Criteria: 4, 6, and 7
High or long-term business vacancies C6A
81 4066025025
16531 S
WESTERN
AVE
0.14 General
Commercial C3 O5 30 4 Liquor store
and bar; Old 1.07 1930 6500
Met Criteria: 3 and 6
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
C65A
81 4066025024
16523 S
WESTERN
AVE
0.14 General
Commercial C3 O5 30 4 Restaurant; 0.41 1922 2500
Met Criteria: 3, 6, and 7
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
D55A
82 6105010021
15830 S
WESTERN
AVE
0.39 General
Commercial C3 O5 30 12 Inn; 0.66 1969 11174
Met Criteria: 6, 7, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
D6
82 6105010024
15926 S
WESTERN
AVE
0.42 General
Commercial C3 O5 30 13 Cafe; 0.16 1968 2865
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
DX
82 6105010018
15820 S
WESTERN
AVE
0.32 General
Commercial C3 O5 30 10 Inn; 0.58 1955 8096
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
D55B
82 6105010060
15824 S
WESTERN
AVE
0.42 General
Commercial C3 O5 30 13 Inn; 0.79 1959 14481
Met Criteria: 6 and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
D6B
82 6105010062
15930 S
WESTERN
AVE
0.43 General
Commercial C3 O5 30 13 Vacant Lot; 0 0 0 Met Criteria: 2, 5, and 7 Presence of vacant lots within the site
82 6105010026
15934 S
WESTERN
AVE
0.42 General
Commercial C3 O5 30 13 Bakery; 0.33 1979 6032
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
C5B
83 6105010043
16102 S
WESTERN
AVE
0.2 General
Commercial C3 O5 30 6 Commercial
building; 0.32 1950 2800
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
D6A
83 6105010044
16108 S
WESTERN
AVE
0.2 General
Commercial C3 O5 30 6 Restaurant;
Old 0.34 1967 2938
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55A
83 6105010045
16116 S
WESTERN
AVE
0.19 General
Commercial C3 O5 30 6 Veterinarian
Hospital; 0.42 1955 3511
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
D65B
City of Gardena 2021-2029 Housing Element C-37
83 6105010064
16016 S
WESTERN
AVE
0.85 General
Commercial C3 O5 30 25 Medical
Offices; 0.03 1955 1100
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D5A
83 6105010048 1735 W
162ND ST 0.9 General
Commercial C3 O5 30 27
Elks Lodge
Building; Old
Brick Building
0.31 1956 12000
Met Criteria: 6 and 7
Presence of development opportunities
on adjoining land
CX
83 6105010047 1743 W
162ND ST 0.28 General
Commercial C3 O5 30 9
Parking Lot;
Parking Lot to
Business Strip
0.09 1962 1131
Met Criteria: 2, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
C5A
8383 6105010046
16126 S
WESTERN
AVE
0.52 General
Commercial C3 O5 30 16
Business
Strip;
Vacancies
0.48 1954 10835
Met Criteria: 4, 6, 7, and 8
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
D6B
84 6105004045
16240 S
WESTERN
AVE
0.52 Public/Institu
tional O O5 30 15 Motel; 0.70 1958 15850
Met Criteria: 3, 6, and 8
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
D6B
84 6105004036
16224 S
WESTERN
AVE
0.33 Public/Institu
tional O O5 30 10 Motel; 0.53 1966 7650
Met Criteria: 3, 6, 7, and 8
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
D6B
85 6105004046
1735 W
GARDENA
BLVD
0.7 Public/Institu
tional O O5 30 21 Auto Services; 0.23 1952 7050
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C5B
85 6105004043
16320 S
WESTERN
AVE
0.34 Public/Institu
tional O O5 30 10 Strip Mall; Old 0.37 1979 5502
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D65C
86 6105001010 1747 W
166TH ST 0.12 General
Commercial C3 O5 30 4
Parking Lot;
Parking Lot to
Org/Communit
y Center and
Businesses
0.96 1956 5000
Met Criteria: 2, 6, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
86 6105001002
16520 S
WESTERN
AVE
0.05 General
Commercial C3 O5 30 1
Organization/
Cultural
center;
0.88 1930 1920
Met Criteria: 6 and 8
Presence of multiple lots that are already
under single or City ownership
CX
86 6105001003
16516 S
WESTERN
AVE
0.08 General
Commercial C3 O5 30 2
Business
Strip;
Vacancies,
old,
deteriorating
0.92 1948 3200
Met Criteria: 3, 4, 6, and 8
High or long-term business vacancies,
indicating that the value of the existing
use is impaired,
Extensive and/or severe physical
CX
City of Gardena 2021-2029 Housing Element C-38
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 6105001001
16522 S
WESTERN
AVE
0.08 General
Commercial C3 O5 30 2
Organization/
Cultural
center;
0.70 1921 2450
Met Criteria: 6 and 8
Presence of multiple lots that are already
under single or City ownership
C5
86 6105001030
16510 S
WESTERN
AVE
0.27 General
Commercial C3 O5 30 8 Office Building 0.86 1985 10065
Met Criteria: 6 and 8
Presence of multiple lots that are already
under single or City ownership
C7A
87 6106003003
16816 S
WESTERN
AVE
0.15 General
Commercial C3 O5 30 4 Auto Services 0.24 1906 1543
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
D6A
87 6106003004
16820 S
WESTERN
AVE
0.15 General
Commercial C3 O5 30 4 Auto Services 0.17 1906 1128
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
87 6106003034
16910 S
WESTERN
AVE
0.56 General
Commercial C3 O5 30 17 Auto Services 0.09 1947 2148
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
SX
87 6106003028
16822 S
WESTERN
AVE
0.12 General
Commercial C3 O5 30 4 Plumbing
Business; Old 0.37 1960 1925
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D5B
87 6106003030
16826 S
WESTERN
AVE
0.12 General
Commercial C3 O5 30 4 Home 0.21 1926 1088
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
DX
87 6106003026
16924 S
WESTERN
AVE
0.21 General
Commercial C3 O5 30 6 Liquor Store 0.23 1959 2094
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
D55A
88 6106009001
17014 S
WESTERN
AVE
0.27 General
Commercial C3 O5 30 8 Auto Services 0.04 1949 480
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
DX
88 6106009014
17018 S
WESTERN
AVE
0.56 General
Commercial C3 O5 30 17 Auto Services 0.10 1993 2340
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses,
Presence of development opportunities
on adjoining land
C5A
88 6106009015
17000 S
WESTERN
AVE
2.04 General
Commercial C3 O5 30 61 Manufacturing
Offices; 0.34 1957 30000
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
C5
89 6106009008
17124 S
WESTERN
AVE
0.42 General
Commercial C3 O5 30 13
Manufacturing
Building;
Vacant,
leasing
0.42 1966 7760 Met Criteria: 4, 5, 6, and 7
High or long-term business vacancies C5C
89 6106009009
17128 S
WESTERN
AVE
0.42 General
Commercial C3 O5 30 13 House with
car lot; Large 0.03 1949 600
Met Criteria: 2, 6, and 7
Presence of low-intensity or low-value
uses
DX
City of Gardena 2021-2029 Housing Element C-39
lot with cars in
the back
90 6106013053
1650 W
ARTESIA
BLVD
4.18 Specific Plan ACSP O6 50 209
Manufacturing
Warehouse;
Old
0.43 1986 77568
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
C7
90 6106013049
1610 W
ARTESIA
BLVD
3.43 Specific Plan ACSP O6 50 171 Auto Services 0.13 1979 18900 Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C6
91 6106030016 NA 0.3 Industrial M1 O4 23 7
Lot for
Manufacturing
building; Old
building
0 0 0
Met Criteria: 2, 3, 5, 7, and 8
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
91 6106030015
16835 S
NORMANDIE
AVE
0.49 Industrial M1 O4 23 11
Manufacturing
business; Old
building
0.45 1957 9600
Met Criteria: 3, 5, 6, 7, and 8
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
CX
91 6106030011
16829 S
NORMANDIE
AVE
0.57 Industrial M1 O4 23 13
Manufacturing
Business; Old
building
0.04 1963 880
Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
92 6106027039
16617
NORMANDIE
AVE
1.01 Industrial M1 O4 23 23 Liquor Store;
Large building 0.48 1976 21200
Met Criteria: 6 and 7
Presence of low-intensity or low-value
uses
C5A
93 6106027026
16610
BRIGHTON
AVE
0.17 Industrial M1 O4 23 4 Parking lot to
business 0.56 1979 4140
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
93 6106027023
16601 S
NORMANDIE
AVE
0.15 Industrial M1 O4 23 3 Welding
business 0.32 1940 2064
Met Criteria: 5, 6, and 7
Presence of development opportunities
on adjoining land
DX
93 6106027027
16611 S
NORMANDIE
AVE
0.11 Industrial M1 O4 23 2
Plumbing
Business;
Small
business
0.17 1953 800
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
93 6106027040 1414 W
166TH ST 0.27 Industrial M1 O4 23 6
Manufacturing
business; Old
building
0.49 1958 5723
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
DX
City of Gardena 2021-2029 Housing Element C-40
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
94 6111007016 NA 0.11 General
Commercial C3 O4 23 2 Vacant Lot 0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of vacant lots within the site,
Presence of multiple lots that are already
under single or City ownership
94 6111007017 NA 0.21 General
Commercial C3 O4 23 5 Vacant Lot 0 0 0
Met Criteria: 2, 5, 7, and 8
Presence of vacant lots within the site,
Presence of multiple lots that are already
under single or City ownership
94 6111007032 1345 W
166TH ST 0.5 General
Commercial C3 O4 23 11
Engineering
Business; Old
Building
0.42 1979 9196
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5A
95 6111024009
17901 S
VERMONT
AVE
0.22 General
Commercial C3 O3 17 4 Strip Mall; Old
Building 0.67 1959 6400
Met Criteria: 3, 6, and 8
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
D5A
95 6111024010 NA 0.24 General
Commercial C3 O3 17 4 Strip Mall; Old
Building 0.91 1959 9500
Met Criteria: 3, 6, and 8
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 6106036015 6106036015 1.33 Industrial M2 O4 23 31 Manufacturing building; 0.76 1970 44235
Met Criteria: 5 and 6
Presence of development opportunities
on adjoining land
C5A
96 6106036025 1411 W
178TH ST 2.79 Industrial M2 O4 23 1
Back lot for
manufacturing
building;
0.65 1958 78542
Met Criteria: 2, 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
CX
96 6106036805 NA 0.35 Industrial M2 O4 23 8
Back lot for
manufacturing
building;
0 0 0
Met Criteria: 2, 5, and 7
Presence of development opportunities
on adjoining land
96 6106036023 1401 W
178TH ST 2.09 Industrial M2 O4 23 10
Back lot for
manufacturing
building;
.0.56 1954 50662
Met Criteria: 2, 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
CX
97 6106038025 1440 W
178TH ST 0.39 Industrial M1 O4 23 9
Realty and
Investment
Group; Old
Building
0 0 0
Met Criteria: 7 and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
9 6106038021 1446 W
178TH ST 0.39 Industrial M1 O4 23 9
Studio
Building; Old
Brick Building
0.47 1979 7906 Met Criteria: 3, 5, 6, and 7 C5A
City of Gardena 2021-2029 Housing Element C-41
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
97 6106038023 1406 W
178TH ST 0.39 Industrial M1 O4 23 9
Clothing store
warehouse;
Old building
0.51 1980 8736
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55A
97 6106038022 1402 W
178TH ST 0.39 Industrial M1 O4 23 9
Food
distribution;
Old building
0.52 1979 8800
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55A
97 6106038024 1440 W
178TH ST 0.39 Industrial M1 O4 23 9
Realty and
Investment
Group; Old
Building
1.08 1980 18312
Met Criteria: 3, 6, and 8
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
C65
98 6106038016 1468 W
178TH ST 0.79 Industrial M1 O4 23 18
Logistics
Building; Old
Brick Building
0.35 1971 12000
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C65A
98 6106038017 1480 W
178TH ST 0.73 Industrial M1 O4 23 17 Laboratory;
Old Building 0.57 1969 18025
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C6A
99 6106037020 1528 W
178TH ST 0.71 Industrial M1 O3 17 12
Manufacturing
/office
building; Old
brick building
0.53 1962 16448
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
CX
99 6106037025 1524 W
178TH ST 0.22 Industrial M1 O3 17 4
Office
building; Old
Building
0.46 1969 4424
Met Criteria: 3, 6, 7, and 8
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
C6A
99 6106037026 1520 W
178TH ST 0.22 Industrial M1 O3 17 4
Manufacturing
; Old Brick
Building
0.52 1961 4982
Met Criteria: 5, 6, 7, and 8
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
C6B
99 6106037029 NA 0.95 Industrial M1 O3 17 16
Building
prefab
business;
0.26 1996 10800
Met Criteria: 5, 6, 7, and 8
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
City of Gardena 2021-2029 Housing Element C-42
99 6106037002 17817
EVELYN AVE 0.17 Industrial M1 O3 17 3
Building
prefab
business; Old
building
0.81 1947 6000
Met Criteria: 3, 5, 6, and 8
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
S1
99 6106037024 17833
EVELYN AVE 0.17 Industrial M1 O3 17 3
Manufacturing
building; Old
building
0.54 1966 4027
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5B
99 6106037027 1500 W
178TH ST 1.14 Industrial M1 O3 17 19
Manufacturing
building; Old
Brick Building
0.20 1962 10000
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C5A
99 6106037030 17853
EVELYN AVE 2.57 Industrial M1 O3 17 44
Car/vehicle
yard; Land
with cars/ RVs
0.11 1953 12060
Met Criteria: 2, 5, 6, and 7
Presence of low-intensity or low-value
uses
S1
100 6106018050
17805 S
DENKER
AVE
0.15 Industrial M1 O3 17 3 Auto Services;
Old Building 0.13 1966 850
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C5
100 6106018042
17809 S
DENKER
AVE
0.15 Industrial M1 O3 17 3 Auto Services;
Old Building 0.18 1959 1176
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
D4B
101 6106018049 17908 LA
SALLE AVE 0.29 Mixed Use HB O3 17 5
Manufacturing
/office
building; Old
Building
0.63 1966 8004
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55
102 6106017020 17803 LA
SALLE AVE 0.23 Industrial M1 O3 17 4
Manufacturing
Building; Old
building,
deteriorating
1.63 1955 16350
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5
103 6106017001
17804 S
HARVARD
BLVD
0.22 Industrial M1 O3 17 4 Auto Services;
Tune Up Shop 1.01 0 9700
Met Criteria: , and 5
Presence of development opportunities
on adjoining land
103 6106017040
17812 S
HARVARD
BLVD
0.15 Industrial M1 O3 17 3 Auto Services;
Tune Up Shop 0.23 1963 1470
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C5A
104 6106021018 18011 LA
SALLE AVE 0.15 Mixed Use HB O3 17 3
Gymnastics
Studio; Old
Building
0.39 1957 2520
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
DX
105 6106021024 NA 0.07 Mixed Use HB O3 17 1
Manufacturing
Building
driveway;
0 0 0
Met Criteria: 2, 3, 5, and 7
Presence of low-intensity or low-value
uses
105 6106021037 18031 LA
SALLE AVE 0.15 Mixed Use HB O3 17 3
Manufacturing
Building; Old
Building
0.54 1960 3520
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
CX
City of Gardena 2021-2029 Housing Element C-43
Presence of development opportunities
on adjoining land
105 6106021047 18105 LA
SALLE AVE 0.29 Mixed Use HB O3 17 5
Security
Guard
business; Old
business
0.55 1979 6900
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C6
106 6106021051 1651 W
182ND ST 0.26 Mixed Use HB O5 30 8 Auto Services 0.27 1989 3000 Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
C6
107 6106020028
18111 S
HARVARD
BLVD
0.15 Mixed Use HB O3 17 2 Auto Services 0.15 1924 960
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
D4A
107 6106020043 NA 0.15 Mixed Use HB O5 30 4 Auto Services 0 0 0 Met Criteria: 5 and 7
Presence of low-intensity or low-value
uses
108 6106020018 1700 W
180TH ST 0.29 Mixed Use HB O3 17 5 Auto Services;
Garage 0.34 1972 4340
Met Criteria: 3, 5, 6, and 7
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
C5A
109 6106016017
17803 S
HARVARD
BLVD
0.45 Industrial M1 O3 17 8
Manufacturing
building; Old
building
1.11 1955 21801
Met Criteria: 3, 5, and 6
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
C5
110 6106016030
17822 S
HOBART
BLVD
0.15 Industrial M1 O3 17 2
Metal
manufacturing
shop; Old
brick building
0.54 1973 3500
Met Criteria: 3, 5, 6, and 7
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
C5A
110 6106016033
17812 S
HOBART
BLVD
0.22 Industrial M1 O3 17 4
Metal
manufacturing
shop; Old
brick building
0.59 1990 5624
Met Criteria: 3, 5, 6, and 7
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
C5
111 6106016032
17832 S
HOBART
BLVD
0.15 Mixed Use HB O3 17 2 Auto services;
Old building 0.57 1983 3700
Met Criteria: 3, 5, 6, and 7
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
C55
City of Gardena 2021-2029 Housing Element C-44
112 6106016031
17924 S
HOBART
BLVD
0.22 Mixed Use HB O3 17 4
Molding
manufacturer;
Old building
0.67 1964 6450
Met Criteria: 3, 5, and 6
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 6106020041
18116 S
HOBART
BLVD
0.15 Mixed Use HB O3 17 2
Manufacturing
building; Old
building
0.61 1985 4000
Met Criteria: 3, 5, and 6
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
C55
114 6106020040 1719 W
182ND ST 0.17 Mixed Use HB O5 30 5
Small
business;
Appears
vacant
building
0.84 1961 6218 Met Criteria: 4 and 6
High or long-term business vacancies C5
114 6106020038 1725 W
182ND ST 0.1 Mixed Use HB O5 30 3
Furniture
Store; Old
Building
0.70 1979 3031
Met Criteria: 3 and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55
115 6106019065 1745 W
182ND ST 0.15 Industrial M1 O5 30 4 Bicycle store 0.73 1982 4785 Met Criteria: 5 and 6
Presence of development opportunities
on adjoining land
C55
116 6106019059 NA 0.07 Industrial M1 O3 17 1 Manufacturing building 1.04 1980 3175
Met Criteria: 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
DX
116 6106019066
18105 S
HOBART
BLVD
0.22 Industrial M1 O3 17 4 Manufacturing
building 0.76 1980 7275
Met Criteria: 5, 6, and 8
Presence of multiple lots that are already
under single or City ownership,
Presence of development opportunities
on adjoining land
C55
116 6106019067
18101 S
HOBART
BLVD
0.15 Industrial M1 O3 17 2
Manufacturing
building; Old
brick building
0.57 1980 3696
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5
116 6106019047
18025 S
HOBART
BLVD
0.15 Industrial M1 O3 17 2
Manufacturing
building; Old
brick building
0.56 1976 3660
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C55B
117 6106019068 1726 W
180TH ST 0.36 Industrial M1 O3 17 6
Manufacturing
building; Old
brick building
0.16 1957 2480
Met Criteria: 5, 6, and 7
Presence of low-intensity or low-value
uses
SX
118 6106015050 1727 W
180TH ST 0.22 Industrial M1 O3 17 4 Manufacturing
business 0.64 1961 6132
Met Criteria: 5 and 6
Presence of development opportunities
on adjoining land
C55A
City of Gardena 2021-2029 Housing Element C-45
119 6106015044
17913 S
HOBART
BLVD
0.15 Industrial M1 O3 17 2
Manufacturing
building; Old
building
0.33 1956 2152
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
D5B
120 6106015029 NA 0.07 Industrial M1 O3 17 1 Parking Lot 0 0 0 Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
120 6106015030 NA 0.07 Industrial M1 O3 17 1 Parking Lot 0 0 0 Met Criteria: 2, 5, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
120 6106015048
17903 S
HOBART
BLVD
0.15 Industrial M1 O3 17 3 Painting
business; 0.77 1959 5040
Met Criteria: 5, 6, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
C5
120 6106015046
17807 S
HOBART
BLVD
0.15 Industrial M1 O3 17 3
Manufacturing
/Office
building; Old
building
0.60 1960 3932
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use,
Presence of development opportunities
on adjoining land
C5
120 6106015045
17831 S
HOBART
BLVD
0.15 Industrial M1 O3 17 3 Manufacturing
Building 0.76 1959 4940
Met Criteria: 5, 6, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
C5
120 6106015051
17815 S
HOBART
BLVD
0.3 Industrial M1 O3 17 5
Manufacturing
with parking
lot; Old
Building with
lot
0.08 1968 1008
Met Criteria: 2, 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D5A
121 6106015013
17850 S
WESTERN
AVE
0.06 Industrial M1 O5 30 2 Nutrients
Business; Old 0.77 1963 2000
Met Criteria: 3, 5, and 6
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
C5
121 6106015058
17810 S
WESTERN
AVE
0.13 Industrial M1 O5 30 4
Metal
Manufacturing
Business;
0.71 1956 4000
Met Criteria: 3, 5, 6, and 8
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
C5
121 6106015057 NA 0.06 Industrial M1 O5 30 2 Auto Services 0 0 0 Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
City of Gardena 2021-2029 Housing Element C-46
Presence of multiple lots that are already
under single or City ownership
121 6106015056
17910 S
WESTERN
AVE
0.13 Industrial M1 O5 30 4 Auto Services 0.13 1947 720
Met Criteria: 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
D5A
121 6106015055
17804 S
WESTERN
AVE
0.19 Industrial M1 O5 30 6
Metal
Manufacturing
Business
0.87 1946 7226
Met Criteria: 5, 6, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
C5
121 6106015060
17840 S
WESTERN
AVE
0.37 Industrial M1 O5 30 11 Manufacturing
; Old 0.30 1935 4830
Met Criteria: 3, 5, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
DX
121 6106015059
17820 S
WESTERN
AVE
0.19 Industrial M1 O5 30 6 Manufacturing
; Old 0.29 1956 2420
Met Criteria: 3, 5, 6, 7, and 8
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
DX
121 6106015019
17920 S
WESTERN
AVE
0.31 Industrial M1 O5 30 9 Clothing
Store; Old 0.39 1953 5277
Met Criteria: 3, 6, and 7
Extensive and/or severe physical
blighting conditions that may be
impairing the value of the existing use
D5A
122 6106019063 NA 0.06 General
Commercial C3 O5 30 2 Nursery 0 1980 0
Met Criteria: 2, 4, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
122 6106019048
18016 S
WESTERN
AVE
0.06 General
Commercial C3 O5 30 2 Strip Mall; Old,
Vacancies 1.02 1982 2667
Met Criteria: 4, 6, and 8
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
C7C
122 6106019049 NA 0.06 General
Commercial C3 O5 30 2 Strip Mall; Old,
Vacancies 0.85 1982 2225
Met Criteria: 4, 6, and 8
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
C7C
122 6106019050 NA 0.06 General
Commercial C3 O5 30 2 Strip Mall; Old,
Vacancies 0.37 1982 954
Met Criteria: 4, 6, 7, and 8
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
C7C
City of Gardena 2021-2029 Housing Element C-47
122 6106019055 NA 0.06 General
Commercial C3 O5 30 2 Strip Mall; Old,
Vacancies 0.44 1982 1148
Met Criteria: 4, 6, 7, and 8
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
C7C
122 6106019062 NA 0.06 General
Commercial C3 O5 30 2 Nursery 0 1980 0
Met Criteria: 2, 5, 6, 7, and 8
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
DX
122 6106019052 NA 0.06 General
Commercial C3 O5 30 2 Strip Mall; Old,
Vacancies 0.37 1982 954
Met Criteria: 4, 6, 7, and 8
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
C7C
122 6106019064
18110 S
WESTERN
AVE
0.19 General
Commercial C3 O5 30 6 Nursery 0.07 1980 616
Met Criteria: 2, 5, 6, and 7
Presence of low-intensity or low-value
uses,
Presence of multiple lots that are already
under single or City ownership
D5A
122 6106019054 NA 0.12 General
Commercial C3 O5 30 4 Strip Mall; Old,
Vacancies 0.37 1982 1907
Met Criteria: 4, 6, 7, and 8
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
C7C
122 6106019051 NA 0.12 General
Commercial C3 O5 30 4 Strip Mall; Old,
Vacancies 0.37 1982 1907
Met Criteria: 4, 6, 7, and 8
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
C7C
122 6106019053 NA 0.06 General
Commercial C3 O5 30 2 Strip Mall; Old,
Vacancies 0.37 1982 954
Met Criteria: 4, 6, 7, and 8
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
C7C
Total 6,586
City of Gardena 2021-2029 Housing Element C-48
Table C-2: 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
52 4062017042 NA 0.1 2 2
52 4062017038 1819 MARINE AVE 0.1 2 2
52 4062017040 1829 MARINE AVE 0.1 2 2
52 4062017037 1813 MARINE AVE 0.1 2 2
52 4062017039 1823 MARINE AVE 0.1 2 2
52 4062017041 NA 0.1 2 2
53 4062017044 1845 MARINE AVE 0.1 2 2
53 4063005006 1820 MARINE AVE 0.2 3 3
54 4063005005 1816 MARINE AVE 0.2 3 3
62 4063005017 1914 MARINE AVE 0.2 3 3
63 4063005025 1958 MARINE AVE 0.2 3 3
64 4062013018 2003 MARINE AVE 0.3 4 4
65 4062013020 2021 MARINE AVE 0.3 6 6
68 4069003002 2912 MARINE AVE 0.1 3 3
68 4069003001 2918 MARINE AVE 0.2 3 3
95 6111024009 17901 S VERMONT AVE 0.2 4 4
95 6111024010 NA 0.2 4 4
99 6106037020 1528 W 178TH ST 0.7 12 12
99 6106037025 1524 W 178TH ST 0.2 4 4
99 6106037026 1520 W 178TH ST 0.2 4 4
99 6106037029 NA 0.9 16 16
99 6106037002 17817 EVELYN AVE 0.2 3 3
99 6106037024 17833 EVELYN AVE 0.2 3 3
99 6106037027 1500 W 178TH ST 1.1 19 19
99 6106037030 17853 EVELYN AVE 2.6 44 44
100 6106018050 17805 S DENKER AVE 0.2 3 3
City of Gardena 2021-2029 Housing Element C-49
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
100 6106018042 17809 S DENKER AVE 0.1 3 3
101 6106018049 17908 LA SALLE AVE 0.3 5 5
102 6106017020 17803 LA SALLE AVE 0.2 4 4
103 6106017001 17804 S HARVARD BLVD 0.2 4 4
103 6106017040 17812 S HARVARD BLVD 0.1 3 3
104 6106021018 18011 LA SALLE AVE 0.1 3 3
105 6106021024 NA 0.1 1 1
105 6106021037 18031 LA SALLE AVE 0.1 3 3
105 6106021047 18105 LA SALLE AVE 0.3 5 5
107 6106020028 18111 S HARVARD BLVD 0.1 2 2
108 6106020018 1700 W 180TH ST 0.3 5 5
109 6106016017 17803 S HARVARD BLVD 0.5 8 8
110 6106016030 17822 S HOBART BLVD 0.1 2 2
110 6106016033 17812 S HOBART BLVD 0.2 4 4
111 6106016032 17832 S HOBART BLVD 0.1 2 2
112 6106016031 17924 S HOBART BLVD 0.2 4 4
113 6106020041 18116 S HOBART BLVD 0.1 2 2
116 6106019059 NA 0.1 1 1
116 6106019066 18105 S HOBART BLVD 0.2 4 4
116 6106019067 18101 S HOBART BLVD 0.1 2 2
116 6106019047 18025 S HOBART BLVD 0.1 2 2
117 6106019068 1726 W 180TH ST 0.4 6 6
118 6106015050 1727 W 180TH ST 0.2 4 4
119 6106015044 17913 S HOBART BLVD 0.1 2 2
120 6106015029 NA 0.1 1 1
120 6106015030 NA 0.1 1 1
120 6106015048 17903 S HOBART BLVD 0.1 3 3
120 6106015046 17807 S HOBART BLVD 0.1 3 3
120 6106015045 17831 S HOBART BLVD 0.1 3 3
120 6106015051 17815 S HOBART BLVD 0.3 5 5
O3 Total 17.0 300 300
O4 Overlay
5 4064012009 14516 CRENSHAW BLVD 0.18 4 4
5 4064012011 14504 CRENSHAW BLVD 0.18 4 4
5 4064012027 14600 CRENSHAW BLVD 0.38 8 8
5 4064012029 14520 CRENSHAW BLVD 0.18 4 4
5 4064012028 14526 CRENSHAW BLVD 0.18 4 4
5 4064012025 14614 CRENSHAW BLVD 0.18 4 4
City of Gardena 2021-2029 Housing Element C-50
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
5 4064012010 14510 CRENSHAW BLVD 0.18 4 4
5 4064012024 14626 CRENSHAW BLVD 0.18 4 4
5 4064012026 14604 CRENSHAW BLVD 0.36 7 7
5 4064012030 14426 CRENSHAW BLVD 0.36 7 7
9 4061013001 13151 S WESTERN AVE 2.5 56 56
16 6115001012 12903 S BUDLONG AVE 0.5 12 12
16 6115001011 1200 W EL SEGUNDO BLVD 0.6 14 14
17 6115001031 12923 S BUDLONG AVE 0.9 21 21
18 6115002023 1215 W 132ND ST 2.1 47 47
18 6115002032 13021 S BUDLONG AVE 1.1 26 26
18 6115002031 1220 W 130TH ST 0.9 21 21
19 6115004017 13423 S BUDLONG AVE 0.3 7 7
20 6115004019 13437 S BUDLONG AVE 0.2 4 4
20 6115004032 13441 S BUDLONG AVE 0.2 4 4
20 6115004020 1203 W 135TH ST 0.4 9 9
22 6115020008 1124 W 135TH ST 1.2 28 28
22 6115020012 1144 W 135TH ST 0.7 17 17
22 6115020006 1100 W 135TH ST 0.9 20 20
22 6115020014 1110 W 135TH ST 1 23 23
22 6115020009 13530 S BUDLONG AVE 0.4 10 10
22 6115020013 1156 W 135TH ST 0.3 6 6
23 6102010008 13429 S NORMANDIE AVE 0.2 4 4
23 6102010009 1415 W 135TH ST 0.4 9 9
23 6102010006 1414 W 134TH ST 0.8 18 18
23 6102010017 1435 W 135TH ST 0.8 17 17
23 6102010007 13421 S NORMANDIE AVE 0.5 13 13
23 6102010005 1436 W 134TH ST 0.8 18 18
23 6102010016 1421 W 135TH ST 0.8 17 17
24 6115004031 13428 S NORMANDIE AVE 0.5 11 11
25 6102016013 13615 S NORMANDIE AVE 0.6 13 13
25 6102016020 13609 S NORMANDIE AVE 0.3 7 7
25 6102016023 NA 0.1 2 2
25 6102017030 13725 S NORMANDIE AVE 0.1 3 3
25 6102016025 1580 W 139TH ST 0.1 2 2
25 6102017026 NA 0.1 2 2
25 6102016022 13507 S NORMANDIE AVE 0.4 8 8
25 6102016024 13527 S NORMANDIE AVE 0.4 8 8
25 6102017033 13717 S NORMANDIE AVE 1 24 24
City of Gardena 2021-2029 Housing Element C-51
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
25 6102017044 13705 S NORMANDIE AVE 1 24 24
25 6102017040 1425 W 139TH ST 0.5 10 10
25 6102017045 13807 S NORMANDIE AVE 0.3 6 6
25 6102017027 13815 S NORMANDIE AVE 0.5 12 12
25 6102017039 1433 W 139TH ST 1.9 43 43
26 6115005045 13606 S NORMANDIE AVE 0.1 3 3
26 6115005042 13616 S NORMANDIE AVE 0.5 11 11
26 6115005044 13612 S NORMANDIE AVE 0.2 4 4
26 6115005036 13602 S NORMANDIE AVE 0.2 4 4
26 6115005047 13526 S NORMANDIE AVE 0.2 5 5
26 6115005037 13518 S NORMANDIE AVE 0.4 9 9
26 6115005038 13506 S NORMANDIE AVE 0.3 7 7
27 6115009011 13722 S NORMANDIE AVE 0.3 7 7
27 6115009010 13714 S NORMANDIE AVE 0.3 7 7
27 6115009014 13706 S NORMANDIE AVE 0.3 7 7
27 6115009078 13850 S NORMANDIE AVE 0.8 19 19
69 4069004026 15115 ATKINSON AVE 0.16 5 5
69 4069004027 2938 MARINE AVE 0.09 3 3
70 4069004002 15340 CRENSHAW BLVD 0.16 3 3
70 4069004001 15342 CRENSHAW BLVD 0.16 3 3
71 4069019002 15406 CRENSHAW BLVD 0.2 4 4
71 4069019001 15400 CRENSHAW BLVD 0.2 5 5
72 4069019024 15416 CRENSHAW BLVD 0.4 8 8
73 4069019009 15520 CRENSHAW BLVD 0.5 11 11
74 4069020002 15622 S CRENSHAW 0.1 3 3
75 4069020005 15706 CRENSHAW BLVD 0.1 3 3
75 4069020006 15712 CRENSHAW BLVD 0.1 3 3
75 4069020007 15716 CRENSHAW BLVD 0.1 3 3
75 4069020008 15722 CRENSHAW BLVD 0.2 4 4
91 6106030016 NA 0.3 7 7
91 6106030015 16835 S NORMANDIE AVE 0.5 11 11
91 6106030011 16829 S NORMANDIE AVE 0.6 13 13
92 6106027039 16617 NORMANDIE AVE 1 23 23
93 6106027026 16610 BRIGHTON AVE 0.2 4 4
93 6106027023 16601 S NORMANDIE AVE 0.1 3 3
93 6106027027 16611 S NORMANDIE AVE 0.1 2 2
93 6106027040 1414 W 166TH ST 0.3 6 6
94 6111007016 NA 0.1 2 2
City of Gardena 2021-2029 Housing Element C-52
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
94 6111007017 NA 0.2 5 5
94 6111007032 1345 W 166TH ST 0.5 11 11
96 6106036015 6106036015 1.3 31 31
96 6106036025 1411 W 178TH ST 0 1 1
96 6106036805 NA 0.3 8 8
96 6106036023 1401 W 178TH ST 0.5 10 10
97 6106038025 1440 W 178TH ST 0.4 9 9
97 6106038021 1446 W 178TH ST 0.4 9 9
97 6106038023 1406 W 178TH ST 0.4 9 9
97 6106038022 1402 W 178TH ST 0.4 9 9
97 6106038024 1440 W 178TH ST 0.4 9 9
98 6106038016 1468 W 178TH ST 0.8 18 18
98 6106038017 1480 W 178TH ST 0.7 17 17
O4 Total 44.2 1004 1004
O5 Overlay (Consolidated Parcels)
6 4060001029 2200 W EL SEGUNDO BLVD 0.7 10 3 7 20
7 4061001029 12816 VAN NESS AVE 0.7 10 3 7 20 4061001012 2150 W EL SEGUNDO BLVD 10 6102001021 --
4.2 62 19 44 125
6102001020 1721 W 130TH ST
6102001023 1735 W 130TH ST
6102001022 1727 W 130TH ST
6102001005 1748 W EL SEGUNDO BLVD
6102001024 1751 W 130TH ST
6102001025 12918 S WESTERN AVE
11 6102002022 1613 W 130TH ST
3.6 54 16 38 108
6102002023 --
6102002025 1613 W 130TH ST
6102002026 1621 W 130TH ST
6102002027 1619 W 130TH ST
6102001016 1643 W 130TH ST
6102001017 1651 W 130TH ST
6102001015 1635 W 130TH ST
6102002020 1563 W 130TH ST 0.9 14 4 10 28 6102002019 1559 W 130TH ST 13 6102002016 1535 W 130TH ST 0.9 14 4 9 27
15 6102003017 12919 S NORMANDIE AVE
0.6 9 3 7 19 6102003010 12927 S NORMANDIE AVE
6102003026 12901 S NORMANDIE AVE
City of Gardena 2021-2029 Housing Element C-53
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
16 6115001027 12908 S NORMANDIE AVE
4.3 64 19 45 128
6115001026 12902 S NORMANDIE AVE
6115001028 12912 S NORMANDIE AVE
6115001029 1341 W 130TH ST
6115001015 1239 W 130TH ST
6115001016 1239 W 130TH ST
6115001019 1303 W 130TH ST
6115001018 1255 W 130TH ST
6115001035 1311 W 130TH ST
6115001017 1243 W 130TH ST
28 6102013017 13610 S WESTERN AVE
3.6 55 16 38 109
6102013011 13618 S WESTERN AVE
6102013019 1746 W 135TH ST
6102013010 13614 S WESTERN AVE
6102013014 13610 S WESTERN AVE
6102013020 13528 S WESTERN AVE
29 4061026005 --
2.1 32 10 22 64
4061026002 --
4061026030 --
4061026006 --
4061026007 --
4061026034 --
4061026036 13511 S WESTERN AVE
30 4061026023 13801 S WESTERN AVE
2.1 31 9 22 62 4061026022 13727 S WESTERN AVE
4061026032 13715 S WESTERN AVE
39 6114019017 1102 W ROSECRANS AVE 1.4 21 6 15 42 6114019021 1122 W ROSECRANS AVE 42 4062005002 14507 S WESTERN AVE
0.8 12 4 9 25
4062005003 --
4062005025 14525 S WESTERN AVE
4062005024 14519 S WESTERN AVE
4062005004 --
4062005001 14501 S WESTERN AVE
43 4062005067 1817 W 146TH ST 0.2 2 1 2 5
44 4062006033 --
0.6 9 3 6 18 4062006032 --
4062006048 14609 S WESTERN AVE
45 6103030015 14632 S WESTERN AVE 0.5 8 2 6 16
City of Gardena 2021-2029 Housing Element C-54
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
6103030014 14690 S WESTERN AVE
46 4062016037 14807 S WESTERN AVE
0.6 8 2 6 16 4062016036 14801 S WESTERN AVE
4062016038 14817 S WESTERN AVE
4062016039 14855 S WESTERN AVE
47 4062017012 --
0.5 8 2 6 16 4062017011 14901 S WESTERN AVE
4062017013 14921 S WESTERN AVE
4062017014 14929 S WESTERN AVE
48 6103021002 14920 S WESTERN AVE
0.8 12 3 8 23 6103021026 1744 W 149TH ST
6103021025 14914 S WESTERN AVE
49 6103021033 15020 S WESTERN AVE
0.6 9 3 6 18 6103021053 15014 S WESTERN AVE
6103021054 15014 S WESTERN AVE
50 6103021031 15032 S WESTERN AVE 0.2 3 1 2 6
51 4062017050 15019 S WESTERN AVE
0.5 8 3 6 17 4062017047 15019 S WESTERN AVE
4062017049 15001 S WESTERN AVE
55 4063005047 15103 S WESTERN AVE 0.6 9 3 7 19 4063005050 15109 S WESTERN AVE 56 4063006002 15225 S WESTERN AVE
0.5 7 2 5 14 4063006003 15219 S WESTERN AVE
4063006004 1808 W 152ND ST
57 6103018025 15112 S WESTERN AVE 2.9 44 13 31 88
58 4063007004 15325 S WESTERN AVE
0.6 9 3 6 18
4063007002 15345 S WESTERN AVE
4063007003 15325 S WESTERN AVE
4063007001 15351 S WESTERN AVE
4063007005 15301 S WESTERN AVE
59 6103015025 15300 S WESTERN AVE
0.7 9 3 7 19 6103015026 15324 S WESTERN AVE
6103015027 15340 S WESTERN AVE
60 4063008001 15417 S WESTERN AVE 0.4 5 2 3 10 4063008002 15401 S WESTERN AVE 61 6105008030 --
4.6 69 21 48 138 6105008031 --
6105008032 1450 REDONDO BEACH BLVD
66 4064023034 2315 MARINE AVE 1 15 5 11 31
City of Gardena 2021-2029 Housing Element C-55
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
67 4064023019 2421 MARINE AVE
0.9 12 4 9 25 4064023021 2403 MARINE AVE
4064023020 2415 MARINE AVE
4064023035 --
76 4066012033 15915 S WESTERN AVE 0.5 7 2 5 14
77 4066012004 16017 S WESTERN AVE 0.3 4 1 3 8
78 4066012026 16127 S WESTERN AVE 0.7 12 3 8 23 4066012028 16119 S WESTERN AVE 79 4066013024 16225 S WESTERN AVE
1.3 19 6 14 39
4066013025 16303 S WESTERN AVE
4066013023 16219 S WESTERN AVE
4066013022 16213 S WESTERN AVE
4066013014 16229 S WESTERN AVE
4066013016 16311 S WESTERN AVE
4066013026 16321 S WESTERN AVE
80 4066025015 16401 S WESTERN AVE
0.68 10 3 7 20
4066025017 16417 S WESTERN AVE
4066025020 16501 S WESTERN AVE
4066025016 16411 S WESTERN AVE
4066025021 16505 S WESTERN AVE
81 4066025025 16531 S WESTERN AVE 0.3 4 1 3 8 4066025024 16523 S WESTERN AVE 82 6105010018 15820 S WESTERN AVE
2.4 37 11 26 74
6105010021 15830 S WESTERN AVE
6105010024 15926 S WESTERN AVE
6105010060 15824 S WESTERN AVE
6105010062 15930 S WESTERN AVE
6105010026 15934 S WESTERN AVE
83 6105010043 16102 S WESTERN AVE
3.1 48 14 33 95
6105010044 16108 S WESTERN AVE
6105010045 16116 S WESTERN AVE
6105010047 1743 W 162ND ST
6105010046 16126 S WESTERN AVE
6105010064 16016 S WESTERN AVE
6105010048 1735 W 162ND ST
84 6105004036 16224 S WESTERN AVE 0.8 12 4 9 25 6105004045 16240 S WESTERN AVE 85 6105004043 16320 S WESTERN AVE 1 15 5 11 31 6105004046 1735 W GARDENA BLVD
City of Gardena 2021-2029 Housing Element C-56
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
86 6105001002 16520 S WESTERN AVE
0.6 8 3 6 17
6105001003 16516 S WESTERN AVE
6105001001 16522 S WESTERN AVE
6105001010 1747 W 166TH ST
6105001030 16510 S WESTERN AVE
87 6106003003 16816 S WESTERN AVE
1.3 19 6 14 39
6106003004 16820 S WESTERN AVE
6106003028 16822 S WESTERN AVE
6106003030 16826 S WESTERN AVE
6106003026 16924 S WESTERN AVE
6106003034 16910 S WESTERN AVE
88 6106009001 17014 S WESTERN AVE
2.9 43 13 30 86 6106009014 17018 S WESTERN AVE
6106009015 17000 S WESTERN AVE
89 6106009008 17124 S WESTERN AVE 0.8 13 4 9 26 6106009009 17128 S WESTERN AVE 106 6106021051 1651 W 182ND ST 0.3 4 1 3 8
107 6106020043 -- 0.1 2 1 1 4
114 6106020038 1725 W 182ND ST 0.3 4 1 3 8 6106020040 1719 W 182ND ST 115 6106019065 1745 W 182ND ST 0.1 2 1 1 4
121
6106015013 17850 S WESTERN AVE
1.4 22 7 15 44
6106015057 --
6106015058 17810 S WESTERN AVE
6106015056 17910 S WESTERN AVE
6106015055 17804 S WESTERN AVE
6106015059 17820 S WESTERN AVE
6106015019 17920 S WESTERN AVE
6106015060 17840 S WESTERN AVE
122
6106019063 --
0.9 15 4 11 30
6106019048 18016 S WESTERN AVE
6106019049 --
6106019050 --
6106019055 --
6106019062 --
6106019052 --
6106019053 --
6106019054 --
6106019051 --
City of Gardena 2021-2029 Housing Element C-57
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
6106019064 18110 S WESTERN AVE
O5 Total 62.3 934 283 660 1877
O6 Overlay
1 4060004027 13416 CRENSHAW BLVD
4.3 108 32 76 216
4060004041 --
4060004023 13208 CRENSHAW BLVD
4060004035 13236 CRENSHAW BLVD
4060004038 13400 CRENSHAW BLVD
4060004025 13424 CRENSHAW BLVD
4060004037 13310 CRENSHAW BLVD
4060004010 13204 CRENSHAW BLVD
4060004021 13226 CRENSHAW BLVD
4060004011 13120 CRENSHAW BLVD
4060004022 13214 CRENSHAW BLVD
4060004040 13430 CRENSHAW BLVD
4060004013 13100 CRENSHAW BLVD
4060004012 13112 CRENSHAW BLVD
2 4059022015 --
1.3 32 9 22 63
4059022014 13610 CRENSHAW BLVD
4059022016 13600 CRENSHAW BLVD
4059022018 13514 CRENSHAW BLVD
4059022017 13520 CRENSHAW BLVD
4059022019 13510 CRENSHAW BLVD
4059022024 13500 CRENSHAW BLVD
3 4059021017 13920 CRENSHAW BLVD
0.5 14 4 9 27 4059021018 13904 CRENSHAW BLVD
4059022026 --
4 4059021004 14160 CRENSHAW BL.
1.9 46 14 33 93
4059021005 14150 CRENSHAW BLVD
4059021013 14008 CRENSHAW BLVD
4059021014 --
4059021015 --
4059021011 --
4059021012 14030 CRENSHAW BLVD
4059021003 14160 CRENSHAW BLVD
4059021009 14100 CRENSHAW BLVD
4059021010 14044 CRENSHAW BLVD
4059021021 14124 CRENSHAW BLVD
10 6102001006 1734 W EL SEGUNDO BLVD 1.8 44 13 31 88
City of Gardena 2021-2029 Housing Element C-58
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
6102001010 1714 W EL SEGUNDO BLVD
6102001007 1726 W EL SEGUNDO BLVD
6102001026 1720 W EL SEGUNDO BLVD
12 6102002005 1564 W EL SEGUNDO BLVD 0.9 22 7 15 44 6102002006 1556 W EL SEGUNDO BLVD 13 6102002030 12801 HALLDALE AVE 2.9 72 22 50 144 6102002028 1530 W EL SEGUNDO BLVD 14 6102003005 1428 W EL SEGUNDO BLVD
2 49 15 35 99 6102003004 1434 W EL SEGUNDO BLVD
6102003024 1440 W EL SEGUNDO BLVD
15 6102003007 12829 S NORMANDIE AVE 0.6 15 4 11 30
16 6115001006 1254 W EL SEGUNDO BLVD
6.8 169 51 119 339
6115001032 1342 W EL SEGUNDO BLVD
6115001033 12816 S NORMANDIE AVE
6115001005 1254 W EL SEGUNDO BLVD
6115001003 1320 W EL SEGUNDO BLVD
6115001004 1308 W EL SEGUNDO BLVD
6115001002 1332 W EL SEGUNDO BLVD
6115001800 1218 W EL SEGUNDO BLVD
6115001034 1246 W EL SEGUNDO BLVD
21 4062004041 14401 S WESTERN AVE 0.1 4 1 2 7
31 4061027004 14101 S WESTERN AVE
6.2 154 46 108 308
4061027005 14107 S WESTERN AVE
4061027006 14119 S WESTERN AVE
4061027013 1859 W ROSECRANS AVE
4061027014 1835 W ROSECRANS AVE
32 4062003027 1930 W ROSECRANS AVE
3 75 23 52 150
4062003024 1954 W ROSECRANS AVE
4062003029 1916 W ROSECRANS AVE
4062003030 1910 W ROSECRANS AVE
4062003031 1900 W ROSECRANS AVE
4062003036 1901 W 144TH ST
4062003008 1957 W 144TH ST
4062003037 1119 W 144TH PL
4062003021 1919 W 144TH ST
4062003023 --
4062003028 1922 W ROSECRANS AVE
4062003022 1939 W 144TH ST
33 4062004032 1847 W 144TH ST 2.4 59 18 41 118
City of Gardena 2021-2029 Housing Element C-59
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
4062004033 --
4062004036 1850 W ROSECRANS AVE
4062004008 1839 W 144TH ST
4062004082 14314 S ST ANDREWS PL
4062004079 1830 W ROSECRANS AVE
34 6102014039 1601 W ROSECRANS AVE
13.9 348 104 243 695
6102014048 1701 W ROSECRANS AVE
6102014069 1735 W ROSECRANS AVE
6102014038 1611 W ROSECRANS AVE
6102014040 1617 W ROSECRANS AVE
6102014046 1725 W ROSECRANS AVE
6102014041 1639 W ROSECRANS AVE
35 6103002034 --
0.6 14 4 10 28 6103002035 1718 W ROSECRANS AVE
6103002033 1732 W ROSECRANS AVE
36 6103004021 1600 W ROSECRANS AVE 2.4 60 18 42 120 6103004037 1650 W ROSECRANS AVE 37 6103005028 --
3.4 85 26 60 171
6103005027 --
6103005058 1536 W ROSECRANS AVE
6103005057 --
6103005026 1536 W ROSECRANS AVE
6103005029 1510 W ROSECRANS AVE
6103005051 1522 W ROSECRANS AVE
6103005052 1520 W ROSECRANS AVE
6103005054 14315 HALLDALE AVE
6103005025 1560 W ROSECRANS AVE
6103005053 1518 W ROSECRANS AVE
6103005034 1560 W ROSECRANS AVE
38 6103009057 1408 W ROSECRANS AVE 1.6 41 12 29 82 6103009063 14315 S NORMANDIE AVE 40 4062003005 1940 W 144TH ST
1.8 45 13 32 90
4062003006 1946 W 144TH ST
4062003007 14404 GRAMERCY PL
4062003002 1910 W 144TH ST
4062003004 1934 W 144TH ST
4062003001 1900 W 144TH ST
4062003003 1920 W 144TH ST
41 4062004029 1830 W 144TH ST 2.2 56 17 40 113
City of Gardena 2021-2029 Housing Element C-60
Site ID APN Address Acres
Lower
Income
Units
Moderate
Income
Units
Above
Moderate
Income
Units
Total
Units
4062004081 1834 W 144TH ST
4062004022 --
4062004021 --
4062004023 14415 S WESTERN AVE
4062004009 1858 W 144TH ST
4062004026 1848 W 144TH ST
4062004031 1818 W 144TH ST
4062004027 1838 W 144TH ST
4062004030 1828 W 144TH ST
4062004083 14421 S WESTERN AVE
90 6106013049 1610 W ARTESIA BLVD 7.6 190 57 133 380 6106013053 1650 W ARTESIA BLVD O6 Total 68.2 1,702 510 1,193 3,405
City of Gardena 2021-2029 Housing Element C-61
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 supportive services. These include its Handyworker Fix Up Residential Rebate, and Mobile Home Rehabilitation programs. The Rent Mediation Boar d 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 D-13
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 disabilities, 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 City’s 2016 Analysis of Impediments to Fair Housing Choice ( 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 disabil ity (66%). Another 21 percent of cases were related to racial bias. 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 in 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 concentrated 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 the followi ng fair housing related services: discrimination complaint intake and investigation; fair housing training, outreach and education , general housing (landlord/tenant) counseling 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 inconclusive 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 dis ability, one race, and one national origin. Total FHEO inquiries 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 rec eive housing choice vouchers (HCV) and in five tracts, up to 5 percent of renters receive HCVs. To protect the confidentiality of renters receiving HCVs, tracts containing 10 or fewer 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/ethnic 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 minority 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.
CITY OF GARDENA 2021-2029 HOUSING ELEMENT 7 Appendix E
Affirmatively Furthering Fair Housing
Dissimilarity indices between non -White and White groups indicate that the County has become increasingly segregated since 1990. Segregation between Black and White communities has decreased, while segregation between Hispanic 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 minorit y 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 populations 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, segregation between Hispanic/White and Asian or 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. Consistent with this trend citywide, there has been an increase in racial/et hnic 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 99 percent of lower income units, 96.3 percent of moderate income units, and 98.8 percent of above moderate income units, are in block groups where racial/ethnic minority groups make up more than 81 percent of the population (Table E-5).
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Affirmatively Furthering Fair Housing
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% 27 1.0% 67 3.7% 26 1.2% 120 1.8%
>81% 2,609 99.0% 1,730 96.3% 2,127 98.8% 6,466 98.2%
Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
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 (2018) and RHNA Sites
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 than 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 ar ea 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 Gardena 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. Of all RHNA units, 99 percent are in tracts where 10 to 20 percent of the population e xperience a disability, including 100 percent of lower income units, 96.8 percent of moderate income units, and 99. 7 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 0.0% 58 3.2% 6 0.3% 64 1.0%
10-20% 2,636 100.0% 1,739 96.8% 2,147 99.7% 6,522 99.0% Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
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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 of 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 treatments 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 South 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. Figure E-11 shows that the percent of children 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 the 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% 232 8.8% 69 3.8% 163 7.6% 464 7.0%
60-80% 2,404 91.2% 1,670 92.9% 1,984 92.2% 6,058 92.0%
>80% 0 0.0% 60 3.3% 6 0.3% 66 1.0%
Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
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% 612 23.2% 460 25.6% 650 30.2% 1,722 26.1%
20-40% 2,024 76.8% 1,337 74.4% 1,503 69.8% 4,864 73.9%
Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
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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 the 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 2 5 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 Segundo 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 (94.7 percent of units), compared to 88.6 percent of moderate income units and 83 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 0.0% 8 0.4% 8 0.1%
25-50% 141 5.3% 205 11.4% 358 16.6% 704 10.7%
50-75% 1,635 62.0% 1,060 59.0% 1,165 54.1% 3,860 58.6% 75-100% 860 32.6% 532 29.6% 622 28.9% 2,014 30.6% Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
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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/et hnic 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 percent 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 more 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 LMI in most Gardena blo ck 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 recipi ents 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 tract poverty rate for the metro/micro area, whichever threshold is lower. HCD and the California Tac Credit 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 segregation 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 h igher rate than the average citywide. All racial/ethnic minority groups in Gardena have lower poverty rates than the 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 concentrations 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 grou ps 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 communities 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 Proximity 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 pov erty, more likely to utilize public 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 Reso urce (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 (66.4 percent of units) ( Table E-16). Of the 2,636 lower income RHNA units, 10.1 percent are in high resource tracts, 21.1 percent are in moderate resource tracts, including rapidly changing, and 68.9 percent are in low resource tracts. In comparison, 69 percent of moderate income units and 61.2 percent of above moderate income units are in low resource tracts. A larger pr oportion of moderate income units (17.8 percent) and above moderate income units ( 18.9 percent ) are in high resource tracts compared to lower income units.
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 266 10.1% 319 17.8% 406 18.9% 991 15.0% Moderate Resource 433 16.4% 201 11.2% 344 16.0% 978 14.8% Moderate Resource
(Rapidly Changing) 122 4.6% 37 2.1% 86 4.0% 245 3.7% Low Resource 1,815 68.9% 1,240 69.0% 1,317 61.2% 4,372 66.4% Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
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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 economic 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 Fern ando Valley cities east of Burbank. Areas around coastal 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 economic 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 southern 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 p reviously, the northern area of the City received low economic and education scores and is categorized 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 better 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 55.1 percent of lower income units, 62.8 percent of moderate income units, and 47.3 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
Units Percent Units Percent Units Percent Units Percent 61-70% 122 4.6% 95 5.3% 92 4.3% 309 4.7%
71-80% 344 13.1% 105 5.8% 281 13.1% 730 11.1%
81-90% 718 27.2% 469 26.1% 762 35.4% 1,949 29.6% 91-100% 1,452 55.1% 1,128 62.8% 1,018 47.3% 3,598 54.6% Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
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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 defin es 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 coastal 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.
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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 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 hous eholds 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 prob lem. 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.
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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).
Regional Trend. Cost burden by tenure and 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 households 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 househol ds have the lowest instance of cost burden (8.9 and 28.9
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-62
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.
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 cost 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 burde ned 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
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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 more common amongst renters than owners in Gardena.
Sites Inventory. Figure E-34 and Figure E-35 also include the sites inventory used to meet the City’s 2021 -2029 RHNA. As presented in Table E-21, most RHNA units are located in tracts where 20 percent to 40 percent of households are cost burdened.
Conversely, 67.7 percent of RHNA units are in tracts where 60 percent to 80 percent of renters are cost burdened. Over 70 percent of lower income units are in tracts where more than 60 percent of renter households overpay for housing. A slightly larger proportion of lower income units are in tracts where 60 percent to 80 percent of renters are cost burdened compared to moderate ( 67.2 percent) and above moderate ( 63.4 percent) income units.
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
Units Percent Units Percent Units Percent Units Percent 20-40% 1,912 72.5% 1,294 72.0% 1,592 73.9% 4,798 72.8%
40-60% 724 27.5% 503 28.0% 561 26.1% 1,788 27.1%
Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
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
Units Percent Units Percent Units Percent Units Percent 40-60% 753 28.6% 589 32.8% 788 36.6% 2,130 32.3%
60-80% 1,883 71.4% 1,208 67.2% 1,365 63.4% 4,456 67.7%
Total 2,636 100.0% 1,797 100.0% 2,153 100.0% 6,586 100.0%
.
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Figure E-34: (A) Overpaying Homeowners (2010-2014)
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(B) Overpaying Homeowners (2015-2019) and Sites Inventory
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 (2015-2019) and Sites Inventory
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 amongst 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 of 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 proportions of overcrowded and severely overcrowded households are categorized as low resource areas and have concentrations of racial and ethnic minorities, LMI households, and children in f emale-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 Households 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
CITY OF GARDENA 2021-2029 HOUSING ELEMENT E-69
Renter-Occupied 298,460 16.7% 134,745 7.6% 1,782,835
Source: HUD CHAS Data (based on 2013-2017 ACS), 2020.