SOUTH GATE CITY COUNCIL
REGULAR MEETING AGENDA
Tuesday, January 23, 2024 at
6:30 p.m.
SOUTH GATE COUNCIL CHAMBERS
8650 CALIFORNIA AVE
SOUTH GATE, CA 90280
ADDENDUM
DIAL-IN-NUMBER: 1 (669) 900-6833
MEETING ID:858 2311 1304
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Call to Order/Roll Call With Invocation & Pledge
CALL TO ORDER:
Gil Hurtado, Mayor
INVOCATION:
Tina Fierro, Deputy Director of Parks & Recreation
PLEDGE OF ALLEGIANCE:
Yodit Glaze, City Clerk
ROLL CALL:
Yodit Glaze, City Clerk
City Officials
MAYOR CITY CLERK
Gil Hurtado Yodit Glaze
VICE MAYOR CITY TREASURER
Maria Davila Jose De La Paz
COUNCIL MEMBERS CITY MANAGER
Joshua Barron Robert Houston Maria del Pilar Avalos
1 Al Rios
CITY ATTORNEY
Raul F. Salinas
Government Code Section 54953 permits the City Council of the City of South Gate to conduct its City Council meetings via teleconferencing for the benefit of the public and the members of the City Council. Pursuant to Section 54953 (b)(3), notice is hereby given that a member of the City Council will participate at the meeting
noticed herein, via teleconference at the following location: Council Member Avalos, Portola Hotel and Spa Two Portola Plaza Montery, CA 93940 Room # 360 Pursuant to Section 54953(b)(3), the City has posted an agenda at the above teleconference location, which shall also be accessible to the public during the City Council meeting. Because the remote location is also located within City Hall where the regular meeting will be held, the public is encouraged to participate in the City Council Chambers where a majority of the remaining City Council will also be located
Meeting Schedule
The regular meetings of the City Council are held on the second and fourth Tuesday of each month, closed session business will usually commence at 5:30 p.m., when scheduled, and general business session will commence at 6:30 p.m.
Brown Act
Agendas are drafted to accurately state what the legislative body is being asked to consider. The legislative body can take action on "all items" listed on the agenda and be in compliance with the open meeting laws. Under the Brown Act, no action may be taken on a matter unless it is listed on the agenda, or unless certain emergency or special circumstances exist. The governing body may direct staff to investigate and/or schedule certain matters for consideration at a future meeting.
City's Vision Statement
We envision a thriving, safe and inclusive community where everyone has the opportunity to access exceptional services, education and support to be resilient and live full, vibrant lives.
Public Communications
Public Comments on agenda items are limited to three (3) minutes. All comments are to be addressed directly to the Agency Members not to the members of the public.
Emails for public comment received prior to 12pm on the day of the Council Meeting will be summarized by the City Clerk, not read in its entirety. A copy of the email will be provided to the City Council and will also be available at the City Clerk's Office for public review. A copy of each email will be recorded for public record and noted on the official minutes of tonight's meeting.
Meeting Compensation Disclosure
Pursuant to Government Code Section 54952.3: Disclosure of compensation for meeting attendance by City Council Members is $790 monthly regardless of the amount of meetings.
Public Hearings
1. Public Hearing to consider all protests against a proposed sewer rate increase, as required by Article XIII D of the California Constitution (added in 1996 by prop. 2 218) and adopt a Resolution imposing that increase unless written protests by a majority of owners or tenants of affected properties are presented
The City Council will consider: (PW)
a. Conducting a public hearing pursuant to Section 6(a)(2) of Article XIII D of the California Constitution regarding the proposed sewer fee rate increases for which on November 14, 2023, the City mailed notifications to all real properties affected by the proposed increase to notify property owners or tenants receiving sewer service about the proposed rate increase;
b. During the Public Hearing, consider all protests against the proposed increases;
c. If written protests against the proposed increases are presented by the owner or tenant of a MAJORITY of the affected parcels of real property, comply with said Article XIII D by resolving to NOT increase the fee; and
d. If written protests against the proposed fee are presented by the owners or tenants of LESS THAN A MAJORITY of the affected parcels of real property, resolve to INCREASE the fee as authorized by said Article XIII D.
Documents:
Report Item 1 01232024.pdf
2. Public Hearing to consider a Resolution adopting the Final Draft 2021-2029 Housing Element Update
Following the conclusion of the Public Hearing, the City Council will consider: (CD) a. Approving a
Resolution
adopting the findings as outlined in the Final Draft 2021-2029 General Plan Housing Element Update; and
b. Declaring the Final Draft 2021-2029 General Plan Housing Element Update is in compliance with the Environmental Impact Report prepared and adopted for the General Plan 2035 and no further environmental study is required.
Documents:
Report Item 2 01232024.pdf
Comments From The Audience - Non-Agenda Items
During this time, members of the public may address the City Council regarding any items not listed on the agenda and within the subject matter jurisdiction of the City Council and not on this agenda. Comments from the audience will be limited to three (3) minutes per speaker; unless authorized by the Mayor, the time limit may not be extended by utilizing another member's time. There will be no debate or action on items not listed on the agenda unless authorized by law. The collective initial period of time for comments from the audience shall 3 be limited to 45 minutes. Any speaker that did not get a chance to speak during this segment due to the 45-minute limitations will be able to speak at the end of the meeting prior to adjournment.
Note: The City Council desires to provide all members of the public with the opportunity to address the Council. Nevertheless, obscene language, comments intended to disrupt/interfere, other actions which disrupt the progress of the meeting or slanderous comments will not be tolerated and may result in ejection and/or may constitute a violation of South Gate Municipal Code Section1.04.110.
Reports And Comments From City Officials
During this time, members of the City Council will report on matters pertaining to their service on various intergovernmental boards and commissions as a representative of the City pursuant to Assembly Bill 1234. City Council Members will also have an opportunity to comment on matters not on the agenda.
Consent Calendar Items
Agenda Items
3, 4, 5, 6, 7,
and
8 are Consent Calendar Items. All items including Ordinances, Resolutions and Contracts, may be approved by adoption of the Consent Calendar, individually and collectively by one (1) motion. There will be no separate discussion of these items unless Members of the City Council, the public, or staff request that specific items be removed from the Consent Calendar for separate discussion and action. Members of the public are permitted to speak on any item listed but their time period is limited to three (3) minutes in total.
Any motion to introduce or adopt an Ordinance on the Consent Calendar shall be: (1) a motion to waive the reading of the Ordinance and introduce the Ordinance or (2) a motion to waive the reading of the Ordinance and adopt the Ordinance, as appropriate.
3. Resolution declaring a continued emergency and authorizing repair, replacement or maintenance activities
of public Facilities related to the Urban Orchard, City Project No. 539-PRK with out public bidding, pursuant to the Emergency Contracting Procedures of the South Gate Municipal Code and the California Public Contract Code
The City Council will consider making a finding and adopting a Resolution
declaring an
emergency still exists and authorizing repair, replacement or maintenance activities of public facilities related to the Urban Orchard, City Project No. 539-PRK, without public bidding, pursuant to the emergency contracting procedures of the South Gate Municipal Code and the California Public Contract Code. (PW)
Documents:
Report Item 3 01232024.pdf
4. Amendment No. 8 to Contract No. 2796, Memorandum of Understanding with Los Angeles County Metropolitan Transportation Authority retroactively extending the grant funds lapsing date from February 28, 2022 to February 20, 2024 for the 4 Firestone Boulevard Regional Corridor Capacity Enhancement, Metro Project ID No. F3124, City Project No. 476-TRF, for the 2009 Call for Projects Program grant funds
T
he City Council will consider: (PW)
a. Approving
Amendment No. 8
to
Contract No. 2796
, Memorandum of Understanding
with the Los Angeles County Metropolitan Transportation Authority ("MOU") retroactively extending the grant funds lapsing date from February 28, 2022 to February 29, 2024, for the Firestone Boulevard Regional Corridor Capacity Enhancement, Metro Project ID No.
F3124, City Project No. 476-TRF, for the 2009 Call for Projects Program grant funds; and b. Authorizing the Mayor to execute Amendment No. 8 in a form acceptable to the City Attorney.
Documents:
Report Item 4 01232024.pdf
5. Amendment No. 3 to Contract No. 2022-77-CC with Z&K Consultants, Inc. for additional construction management and inspection services for Hollydale Community Park Renovation, City Project No. 607-PRK
The City Council will consider: (PW)
a. Approving
Amendment No. 3
to
Contract No.2022-77-CC
with Z&K
Consultants,Inc.,to provide additional construction management and inspection services for the Hollydale Community Park Renovation, City Project No. 607-PRK, at a not to exceed cost of $43,414;
b. Authorizing the Mayor to execute Amendment No. 3 in a form acceptable to the City Attorney; and
c. Authorizing the City Manager to approve and execute subsequent amendments, should they be needed, to oversee the project through construction completion in an amount not to exceed $50,000 monthly or $150,000, in the aggregate, to be funded with budgeted grant funds.
Documents:
Report Item 5 01232024.pdf
6. Agreement with T.E. Roberts, Inc. to replace water meters under the Automatic Meter Reading Upgrade - Phase 3, City Project No. 649-WTR
The City Council will consider: (PW)
a. Approving an
Agreement
with T.E. Roberts, Inc., to replace 1725 water meters under the Automatic Meter Reading Upgrade - Phase 3, City Project No. 649-WTR, in an amount not-to-exceed $1,267,250;
5 b. Appropriating $500,000 in Water Funds to fully fund the Automatic Meter Reading Upgrade - Phase 3, City Project No. 649-WTR;
c. Authorizing the Mayor to execute the Agreement in a form acceptable to the City Attorney;
d. Authorizing the City Manager to approve up to $120,000 in construction change orders that may arise;
e. Approving the Notice of Exemption for the Automatic Meter Reading Upgrade - Phase 3 City Project No. 649-WTR; and
f. Directing the City Clerk to file the Notice of Exemption with the Los Angeles County Recorder's Office.
Documents:
Report Item 6 01232024.pdf
7. Purchase Order with HERC Rentals for HVAC equipment rentals for temporary cooling at City Hall, the Police Station and the Sports Center from August through October 2023
The City Council will consider: (PW)
a. Authorizing the City Manager to approve a Purchase Order with HERC Rentals to fund equipment rentals that were temporarily provided to operate and/or supplement the HVAC systems at City Hall, the Police Station, and Sports Center from August through October of 2023, in an amount not to exceed $175,690; and
b. Appropriating $175,690 in General Funds to fund the purchase order with HERC Rentals.
Documents:
Report Item 7 01232024.pdf
8. City Council Appointments to the Various City Commissions, Committees and Boards
The City Council will consider: (CM)
a. Removing Council Member Maria del Pilar Avalos' current appointee, Brigida Salinas, from the Planning Commission and ratifying the nomination by Council Member Maria
del
Pilar Avalos of Jenny Perez to the Planning Commission;
b. Ratifying the nomination by Council Member Al Rios of Susan F. Janer to the Citizens Advisory Committee;
6 c. Ratifying the nomination by Council Member Al Rios of Angelica Martinez to the Citizens Advisory Committee; and
d. Ratifying the nomination by Council Member AI Rios of Richard Gonzales to the Citizens Advisory Committee.
Documents:
Report Item 8 01232024.pdf
Reports, Recommendations And Requests
9. (Cont. November 28, 2023 mtg) 2023 Homeless Census report by City Net
This item was continued from the November 28, 2023, City Council Meeting. The City Council will consider receiving and filing a report on the South Gate 2023 Homeless Census Report by City Net. (CM)
Documents:
Report Item 9 01232024.pdf
10. Warrant register for January 23, 2024
The City Council will consider approving the Warrant Register for January 23, 2024. (ADMIN SVCS)
Total of Checks: $2,861,368.59 Less: Voids $ ( 7,500.00) Less: Employee Payroll Deductions
$ 392,128.20)
Grand Total: $2,461,740.39
Cancellations: 98996, 104280
Documents:
Report Item 10 01232024.pdf
Adjournment
I, Yodit Glaze, City Clerk, certify that a true and correct copy of the foregoing Meeting Agenda was posted on January 18, 2024, at 12:25 p.m., as required by law.
Yodit Glaze
City Clerk
GENERAL NOTICE TO THE PUBLIC
7 The City Council adopted new rules relating to the conduct of the public meetings, proceedings, and business in the City of South Gate on July 12, 2022, (Resolution 2022-38-CC) and go into effect on August 1, 2022. Resolution #2022-38-CC is available at the City Clerk’s Office.
MEETING SCHEDULE
Regular meetings of the City Council are held on the second and fourth Tuesday of each month, closed session meetings will commence at 5:30 p.m. unless posted otherwise on its agenda. The regular City Council meetings will commence at 6:30 p.m. Agendas are available at the following locations:
City Clerk
Office,
Public Notice Boards at City Hall, and on the
City’s web page at https://www.cityofsouthgate.org
The Public can sign up to receive automatic notices of postings of agendas for the City Council or any other Commission or Board of the City of South Gate. Visit the City webpage and click on the Agenda & Minutes icon. That will take you the page where an individual can enter their email in the “Email Updates” box to register.
PUBLIC COMMENT/PARTICIPATION
Any person may request to address a legislative body during a public meeting. The Presiding Officer will call upon those present in the Council Chambers first. After all speakers in the Chambers have spoken, the Presiding Officer will call upon those participating via zoom or teleconference.
Speakers are limited to three (3) minutes on any item listed on the agenda, including public hearings.
Under Comments from the Audience portion, speakers are also limited to a single three (3) minutes time limit. Comments from the Audience is initially limited to 45 minutes at each meeting. Any speaker still wishing to speak, that did not speak, will have an addition Comments from the Audience opportunity after the last business item is finished. The Presiding Officer may extend the time limit as long as there is no objection from the City Council as a body.
To ensure that the public is able to participate, the City provides the opportunity to submit their comments in person, virtually, email, phone call, mail and any other method which may become available. Methods of participation may be subject to change during other such times when a State of Emergency, Health Order or State Executive Order limits in-person participation.
CURFEW
In absence of a motion duly adopted by majority vote of the City Council, the Presiding Officer may adjourn the City Council meetings at 10:30 p.m. The Presiding Officer may ask the City Council if any agenda items listed should be continued or dealt with during the meeting. For those items to be continued, the City Council can direct the item be placed on the next City Council agenda or the current meeting may be adjourned to a time certain at which time the meeting shall be reconvened as an Adjourned Regular Meeting of the City Council and action upon the published agenda continued.
STAFF REPORTS
As a general rule, staff reports. or other written documentation are prepared/organized with respect to each item of business listed on the agenda. Meeting agendas and staff reports are available at least 72- hours prior to the scheduled regular City Council meeting and a minimum of 24-hours prior to a Special City Council meeting. There are times when the City Council receives written material. revised material after the posting of agendas, these materials are become a public record and will be available for public view within 72-hours after the meeting in which they were received. Those materials and any other public document can be inspected in the City Clerk's Office located at 8650 California Avenue, South Gate.
SERVICES TO FACILITATE ACCESS TO PUBLIC MEETINGS
8 In compliance with the American with Disabilities Act, if you need special assistance to participate in the City Council Meetings, please contact the Office of the City Clerk. Notification 48 hours prior to the City Council Meeting will enable the City to make reasonable arrangements to assure accessibility. For further information, please contact the Office of the City Clerk at (323) 563-9510 or via email at [email protected]
.
9 €ITYMANMIER'S OFFICE
Item No. l
jAN 1 7 202't
,,2:dbfl'
Ciffl of South Gate
CITY COUNCIL
AGENJDA BNLL
DepartmentHead:
For the Regular Meeting of: January 23, 2024
ent: Public Works
Ciffl Manager:
Cervantes Rob Houstorb
SUBJECT: PROPOSITION 218 PUBLIC HEARING AND CONSIDERATION OF
ADOPTING A RESOLUTION TO INCREASE SEWER RATES
PURPOSE: To conduct a public hearing at which the City Council shall consider all protests against a proposed sewer fee rate increase, as required by Article XIII D of the California Constitution (added in 1996 by Prop. 218), and to impose that increase unless written protests are presented by a majority of the owners or tenants of the affected properties.
RECOMMENDED ACTION: The City Council will consider:
a. Conducting a public hearing pursuant to Section 6(a)(2) of Article XIII D of the California Constitution regarding the proposed sewer fee rate increases for which on November 14, 2023, the City mailed notifications to all real properties affected by the proposed increase to notify property owners or tenants receiving sewer service about the proposed rate increase;
b. During the Public Hearing, consider all protests against the proposed increases; c. If written protests against the proposed increases are presented by the owner or tenant of a MAJORITY of the affected parcels of real property, comply with said Article XIII D by resolving to NOT increase the fee; and
d. If written protests against the proposed fee are presented by the owners or tenants of LESS THAN A MAJORITY of the affected parcels of real property, resolve to INCREASE the fee as authorized by said Article XIII D.
FISCAL IMPACT: The existing sewer rate is $0.35 per hundred cubic feet of water discharged, which is calculated and billed based on 70% of the total water consumed. This sewer rate has not been increased since 2010, however, operational costs have. The current deficit is forecasted to increase from $767K to $2.1M annually in the next five year.
The proposed annual sewer rate increases over a 5-year period are 100%, 10%, 10%, 5% and 2%. This amounts to a total increase of 145% for a typical residential customers over a 5-year period. The first-rate increase will be effective July 1, 2024.
If the proposed sewer rate increases are approved, the additional Sewer Fund revenue to be provided over a 5-year period would eliminate the Sewer Fund deficit; provide funding for 1 10
capital improvements and equipment replacement; and provide funding to establish a Sewer Fund Reserve.
NOTICING PROCEDURES: The City mailed 16,151 Proposition 218 Notifications on November 14, 2023 to all affected properties receiving sewer service. Proposition 218 requires a minimum of 45 calendar days of advance notice be given to real properties receiving sewer service affected by the proposed rate increase, to notify the property owners or tenants. The City went above and beyond this requirement and provided 71 calendar days' notice in advance of the public hearing. The extended period was done to provide the public ample time to consider the proposed rates, as well as to provide the City time to conduct public outreach and education.
City published a notice of this January 23, 2024 public hearing on the proposed sewer rate increase in The Press on January 4, 2024 and January 11, 2024.
ANALYSIS: The Sewer Enterprise Fund is in a deficit for which the proposed rate increases are being considered. Sewer operations are :[unded by the Sewer Enterprise Fund ("Sewer Fund").
Enterprise funds, such as the Sewer Fund, are designed to be self-supporting business units, independent of the General Fund with operations fully supported by charges to customers receiving service from the business unit; in this case sewer services. Currently, the rate structure for the Sewer Fund generates approximately $1.17 million, annually. The total aru'iual cost of operations for the City's sewer operations is about $2 million. This ongoing shortfall in revenues accruing in the Sewer Fund requires that other funds (including the General Fund) subsidize the cost of sewer operations.
The Sewer Rate Study completed in June 2023, identified an estimated deficit in the Sewer Fund starting at $1.02 million this fiscal year and increasing to $2.08 million in Fiscal Year 2026/27.
Due to the funding shortfall, the City does not have sufficient Sewer Funds for priority needs, such as the establishment of a reserve fund, to :tully fund operations and to fund capital projects.
Revenue for the Sewer Fund is generated by a sanitary sewer service fee that appears on the monthly utility bills. The existing sewer fee rate is currently $0.35 per hundred cubic feet of water, based on 70% of the total water consumed, which generates an annual revenue of approximately $1.17 million. This rate is not sufficient to fully fund sewer operations.
To increase the sewer fee rate, the City must engage in a process mandated by the California State Constitution. In 1996 voters adopted Proposition 218, which added Articles XIII C and XIII D to the State Constitution. These new Articles deem most property-related governmentally assessed fees to constitute taxes, which may not be created or increased without certain public notices and approvals. Although sewer fees fund a critical health service, sewer fees cannot be raised if the rate payers, which can be either the owner or tenant, of a majority of the parcels served by the sewer system object to the increase.
For a local government to increase a sewer fee, it must follow these procedures established by Proposition 218:
1. A public hearing before the City Council must be scheduled. At least 45 days prior to the public hearing, the City must mail a notice to all real properties served by the sewer system and affected by the proposed fee increase, to notify the property owner 2 11
or tenant. The notice must specify the proposed fee increase, the total amount chargeable to all the parcels, the amount chargeable to the owner's or tenant's particular parcel, the duration of the fee increase, the reason for the fee increase, the basis upon which the amount of the proposed fee increase was calculated, and the time, date and location of the public hearing on the proposed fee increase. The notice must also include instructions on how to file a protest against the proposed rate increase and include a disclosure statement that the existence of a majority protest will result in the fee increase not being imposed. A total of 16,151, notifications were mailed out on November 14, 2023. The notice was mailed out 71 calendar days prior to the public hearing.
2. At the public hearing, the City Council shall consider all written protests against the proposed fee increase. The City may not impose the fee increase if there is a majority protest. A majority protest exists if an owner or tenant of fifty percent (50%) plus one (1) of the parcels affected by the rate increase file written protests opposing the fee tncrease.
The Proposition 218 notification mailed by the City sets forth the requirements for a valid written protest. The purpose of these requirements is to ensure that each written protest received was submitted by an owner or tenant of the affected parcel. Only one protest may be counted for each parcel, regardless of the number of individual owners or tenants of the parcel.
3. Counting of Protests: At the end of the public hearing, all written protests are counted. If an owner or tenant of a majority of the affected parcels has submitted written protests, the proposed rate increase cannot be approved. It is important to note that only protests cast by an owner or tenant are valid.
4. The written protest must contain the street address or Assessor's Parcel Number (APN) for the parcel (s) with respect to the which the protest is made. The protest must also be signed by the owner or tenant.
5. To be valid, a signed written protest must be received by the City Clerk or submitted during the public hearing. No protests will be accepted if submitted after the close of the public hearing.
6. A:[ter closing the public hearing, the City Clerk will tabulate the protests. Any member of the public may observe the tabulation. The City Clerk will then certify whether the written protests met the fi:[ty percent plus one (50% plus 1) threshold to constitute a majority protest.
7. A majority protest will result in the rate increases not being imposed.
8. If a majority protest does not exist, the legislative body may then approve and adopt the rate increases by resolution. The rate increases would be effective July 1, 2024.
BACKGROUND: The City owns and operates a municipal sanitary sewer system which provides services to properties citywide. The sewer system is comprised of nearly 120 miles of sewer mainlines, 19,500 sewer lateral services and 2,400 manholes. The Public Works 3 12
Department is responsible for the management of the sewer system. The maintenance and operation generally require daily staffing, equipment, vehicles and contract services.
The sewer system is managed in accordance with the 2006 state requirements which are outlined in the State Water Resources Control Board Order No. 2006-0003-DWQ titled, Statewide General Waste Discharge Requirements for Sanitary Sewer Systems ("State Order"). The State Order standardizes the requirements to facilitate proper funding and management of sanitary sewer systems by requiring a system-specific Sewer System Management Plan ("SSMP").
SSMPs must include provisions to provide proper and efficient management, operation, and maintenance of sanitary sewer systems, while taking into consideration risk management and cost benefit analysis. In Section 9 of "D. Provision," the State Order stipulates, "the Enrollee shall allocate adequate resources for the operation, maintenance, and repair of its sanitary sewer system, by establishing a proper rate structure, accounting mechanisms, and auditing procedures to ensure an adequate measure of revenues and expenditures " The City established the Sewer Fund to address costs due to the maintenance and improvement of the sewer system. Since 1965, the City has collected fees from residents based on water consumption to contribute to the maintenance and operation of the City's sewer system. The City is required to provide the current sewer system service and maintain its continued operation throughout the City. The Sewer Fund obtains its revenue based on a $0.35 charge per 100 cubic feet of water or 748 gallons used by residents, businesses and industry. The last modification to the City's sewer rate was in 2010.
On July 11, 2023, the City Council authorized staff to move forward with the Proposition 218 process for a proposed sewer rate increase based on a fixed and variable rate.
The proposed rate structure includes a Fixed Rate plus Variable Rate. The Fixed Rate provides revenue needed for the City's fixed operating costs which remain the same regardless of water usage. The Variable Rate proposed allows for residents to control their bill based on actual usage. The proposed billing structure allows for the variable rate charged to be less for single family residential units while still securing an equitable contribution to the Sewer Fund to fully fund the City's needs. The rate increase is proposed to meet the needs of the sewer program over the next five years. The rates would provide sufficient revenue to eliminate the projected Sewer Fund deficits shown in the 5-year Financial Forecast For Sewer Fund Without Rate Increases below (Table 2).
Rate Structure (Table 1)
Classification
Existing
Sewer
Rate
Proposed Sewer Rate Increases and Rates
FY
2024/25
FY
2025/26
FY
2026/27
FY
2027/28
FY
2028/29
100% 10% 10% 5% 2oA
Single Family Resid ential Properties (Fixed + Variable Usage) Fixed $3.29 $3.62 $3.99 $4.19 $4.28
Variable $0.35 $0.32 $0.36 $0.40 $0.42 $0.43
Sample Billing* $3.50 $6.49 $7.22 $7.99 $8.39 $8.58
Non-Single Family Residential Properties (Variable Usage) Multifamily - i $0.35 i $0.74 i $0.82 i $0.91 i $0.96 i $0.98 4 13
Residential
Commercial $0.35 $0.74 $0.82 $0.91 $0.96 $0.98
Industrial $0.35 $0.83 $0.92 $1.02 $1.08 $1.11
Other $0.35 $0.83 $0.92 $1.02 $1.08 $1.11
5-Year Financial Forecast for Sewer Fund without Rate Increases (Table 2) I FY 2021/22 I FY 2022/23 I FY 2023/24 I FY 2024/25 I FY 2025/26 I FY 2026/27 Annual Revenue
Existing Rate Revenue $1,171,006 $1,171,006 $1,171,006 $1,171,006 $1,171,006 $1,171,006 Other Revenue $14,925 $14,954 $14,983 $15,012 $15,042 $15,073 Total Revenue $1,185,931 $1,185,960 $1,185,989 $1,186,018 $1,186,048 $1,186,079 Annual Expenditures
Employee Services $413,126 $492,936 $510,723 $529,192 $548,374 $568,296 Supplies and Services $790,590 $781,858 $821,009 $862,124 $888,086 $914,838 Debt $0 $337,779 $337,808 $713,969 $713,938 $714,096
Vehicle Replacement $200,000 $41,200 $98,133 $661,100 $67 4,958 $520,366 Depreciation Expense* $550,000 $550,000 $550,000 $550,000 $550,000 ' $550,000 Capital Outlay
Furiding not available for planned capital projects, emergency projects or funding reserves.
Reserves
Total Expenditures l $1,953,716 l $2,203,773 l $2,317,673 l $3,316,385 l $3,375,356 l $3,267,596 Pro,jected Deficit l ($767,785) l ($1,017813) l ($1,131,684) l ($2,130,367) l ($2,189,308) l ($2,081,517) *Depreciation eXpenSeS is an accounting process to identify the appropriate funding to be set aside for reinvestment in the capital infrastnicture to ensure it maintains its full usefulness.
On September 26, 2023, the City Council adopted a Resolution of Intent to set a public hearing for January 23, 2024, at 6:30 p.m. to take place at the City Hall Council Chambers located at 8650 California Avenue, South Gate, CA 90280. The scheduled public hearing date provided 26 more days than the legally required time frame to file a protest. This was done to provide ample time to allow an owner or tenant to consider the proposed rate increase. It also provided time for the City to conduct outreach about the proposed rate increase.
The City hired an outreach consultant to implement a robust outreach program. Staff mailed out a fact sheet on October 30, 2023; conducted public outreach on October 14, 2023 during the Art Walk Event and on November 4, 2023, during the Family Day in the Park; held a Sewer Rate workshop on November 16, 2023 at the South Gate Park Municipal Auditorium; and included a copy of the fact sheet in the South Gate Connect Winter edition. The fact sheet included a QR code to a website developed for the proposed sewer rate increase which includes a rate calculator, an informative bilingual video and Frequently asked Question and Answers. Outreach was also conducted by social media.
The City conducted a brief rate comparison with eight cities including the cities of Long Beach, Norwalk, Lynwood, Whittier, and other cities in LA County. The City's current sewer rate is the lowest of all the cities included in the rate comparison. Further, the proposed sewer rate increase will result in the City's rates still being the lowest at the beginning of implementation. At the end of five years of rate increases, the City's sewer rate would be the third lowest of the cities 5 14
surveyed; presuming the surveyed cities do not raise their rates over the next five years, which is unlikely.
ATT ACHMENTS: A. Proposed Resolution Adjusting Sewer Rates Notice of Proposed Sewer Rate Increase required by Prop 218 (English and Spanish)
Notices of Public Meeting
Rate Comparison
GD:lc
15 Attachment A
RESOLUTION NO.
CITY OF SOUTH GATE
LOS ANGELES COUNTY, CALIFORNIA
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTH
GATE, CALIFORNIA, INCREASING FEES FOR SEWER SERVICES WHERF,AS, the City of South Gate owns, operates and maintains a sanitary sewage collection system which serves the entire City and consists of approximately 120 miles of gravity sewers and appurtenant structures such as manholes and laterals; WHEREAS, a properly maintained and operated sewage collection system is important for the health and well-being of the community as well as for protection of the environment; WHEREAS, the City maintains a separate Sewer Enterprise Fund which is designed to cover the cost of the ongoing maintenance and capital improvements required to properly operate and maintain the City's sewer system;
WHEREAS, a Sewer Rate Study was conducted by a consultant at the City's direction resulting in the creation of a Sewer Rate Study Report dated June 12, 2023; WHEREAS, the Sewer Rate Study identified the current shortfall in revenue accruing in the Sewer Enterprise Fund and projects growing deficits over the next five years; WHEREAS, a shortfall in the Sewer Enterprise Fund results in the need to transfer funds from the General Fund of the City to cover the shortfall thereby potentially impacting other City services such as public safety and parks and recreation; WHEREAS, increases in property related fees and change, including rates for the sewer service are subject to the requirement of Article XIII D, Section 6 of the California Constitution (enacted in 2016 by Proposition 218);
WHEREAS, Proposition 218 protects the property owner by limiting the methods by which a local government exacts revenue;
WHEREAS, on July 11, 2023, City Council directed staff to initiate the Proposition 218 process to consider a sewer rate increase;
WHEREAS, on September 26, 2023, City Council adopted Resolution No. 2023-68-CC establishing certain sewer rates for sewer services and authorizing staff to notify owners and tenants, in accordance with the requirements of Proposition 218, and set a public hearing for January 23, 2024 to consider new sewer rates;
1 AS13772.0860872 4865-2431-4523V2
16 WHEREAS, notice of the date, time and location the public hearing on the proposed sewer rate increase was published twice in the local newspaper of record, first on January 4, 2024 and again on January 11, 2024; and
WHEREAS, the duly noticed public hearing on the proposed sewer rate increase will be held at 6:30pm, or soon thereafter as could be heard, on Tuesday, January 23, 2024, in the City Council Chambers at South Gate City Hall, 8650 California Avenue, South Gate, CA 90280; and WHEREAS, a robust public outreach program was conducted, under which Staff mailed a Fact Sheet, hosted a table at the South Gate Art Walk and at the Family Day in the Park event, held a workshop exclusively to discuss the proposed sewer rate increase, included advertisement in the South Gate Coru'iect Winter edition, and hosted a website to discuss the proposed rate lnCreaSe.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SOUTH GATE, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby declare that the above recitals are true and correct and incorporated herein by reference.
SECTION 2. The City Council hereby declares, Pursuant to Article XIII D, Section 6 of the California Constitution, the City of South Gate hereby establishes the following sewer rate structure conforming with Proposition 218 requirements.
Classifications
Existing
Sewer Rate
Proposed Sewer Rate Increases and Rates
FY
2024/25
FY
2025/26
FY
2026/27
FY
2027/28
FY
2028/29
100% 10% 10% 5% 2%
Single Family Residential Properties (Fixed + Variable Usage) Fixed $3.29 $3.62 $3.99 $4.19 $4.28
Variable $0.35 $0.32 $0.36 $0.40 $0.42 $0.43
Non-Single Family Residential Properties ('/ariable Usage) Multifamily Residential $0.35 $0.74 $0.82 $0.91 $0.96 $0.98 Commercial $0.35 $0.74 $0.82 $0.91 $0.96 $0.98
Industrial $0.35 $0.83 $0.92 $1.02 $1.08 $1.11
Other $0.35 $0.83 $0.92 $1.02 $1.08 $1.11
SECTION 3. The City Council hereby approves the amendment of the City's Schedule of Fees to reflect the rates set forth in Section 4 above, which shall be effective July 1, 2024. 2 AS13772.0860872 4865-2431-4523v2
17 SECTION 4. The City Clerk shall certify the adoption of this Resolution which shall be effective upon its adoption.
PASSED, APPROVED, and ADOPTED on this 23rd day of January 2024.
CITY OF SOUTH GATE:
By:
Gil Hurtado, Mayor
ATTEST:
B7:
Yodit Glaze, City Clerk
(SEAL)
APPROVED AS TO FORM:
By:
Raul F. Salina4 City A-ttorney
3 AS13772.0860872 4865-2431-4523v2
18 INSTRUCTIONS FOR WRITTEN PROTESTS
Customers of record receiving City sewer service may protest the proposed 2024-2028 sewer service rate increases by submitting a written protest by mail or delivering in person to the South Gate City Hall, City Clerk's Office at 8650 California Avenue, South Gate, CA 90280. To be deemed valid, protests must be in writing, signed, and contain the following information:
1. A statement that the proposed rates that are the subject of the hearing are being protested.
2. Nameofthecustomerofrecordwhoissubmittingthe
protest.
3. The assessor's parcel number and/or street address of the property with respect to which the protest is made.
4. Original, wet signature and legibly printed name of the customer of record who is submitting the protest.
5. Date the protest was signed.
6. A statement by the named customer of record affirming the contents of the protest are true and correct.
NOTE THAT PROTESTS SUBMITTED BY EMAII,
FAX, OR PHOTOCOPY DO NOT COUNT
AS FORMAL WRITTEN PROTESTS
Only one written protest per parcel, filed by a customer of record shall be counted in calculating a majority protest. The City Clerk, or her designee, will tabulate the protests, and any member of the public may observe the tabulation. The existence of a majority protest will result in the rate increases not being imposed. All protests are public records and will be retained for a minimum oftwo years.
HOW TO SUBMIT A WRITTEN PROTEST
Written protests must be received by the City Clerk at South Gate City Hall 8650 California Avenue, South Gate, CA 90280 prior to the close of the public hearing on January 23, 2024, to be considered valid and to be counted in the protest tabulation. For more information about the proposed rate increases, visit http:// CivicMic.com/SouthGate.
Proposition 218 Notification
PROPOSED FIVE-YEAR INCREASES FOR
SEWER SERVICES
You are receiving this notice in compliance with Proposition 218, which requires the City to inform its sewer ratepayers about:
ii Proposed rate increases that are being considered. ii The amount of the proposed rate increases.
* The basis on which the rates are calculated.
ii The reason for the proposed increases.
The City provides sanitary sewer service to more than 15,000 residential, commercial, and industrial customers. In 2023, the City commissioned a Sewer Rate Study to determine the rates necessary to ensure revenue sufficiency to meet the operation and maintenance (O&M) and capital needs of the City's sewer utility, to plan for rate and revenue stability, to provide adequate operating and capital reserves, and to improve the overall financial health of the sewer utility. The Sewer Rate Study also confirms that rates are fair and equitable and are based on the cost-of-service guidelines used in the industry.
The City's sewer service charge is billed via the City's monthly water/utility billing statements, or via the monthly water/utility billing statements of the Golden State Water Company.
REASON FOR PROPOSED INCREASES
The City of South Gate is committed to providing safe, reliable, and high-quality sewer service to its customers. The City is proposing the rate increases to fund essential repairs, maintenance, upgrades, and expansions to the sewer system.
These improvements are aimed at maintaining the integrity of the infrastructure, meeting state and federal regulations, and ensuring the long-term viability of the system. The proposed rate increases detailed in this notice would generate the revenue necessary to meet the revenue requirements of the City's sewer utility.
t:o
19 Single Family Residential - Fixed, per parcel
Single Family Residential - Variable, per HCF
Multi-Family Residential, per HCF
Commercial, per HCF
ndustrial, per HCF
Other, per HCF
N/A
S0.35
S0.35
S0.35
S0.35
S0.35
S3.29
S0.32
S0.74
60.74 S0.83
S0.83
S3.62
S0.36
S0.82
S0.82
9o.gz
S0.92
S3.99
S0.40
S0.91
5o.gi
S1.02
91.02 S4.19
!'0.42
S0.96
S0.96
S1.08
!>1.08
S4.28
!>0.43
!>0.98
S0.98
S1.11
S1.11
HCF = 100 cubic feet, or 748 gallons of wter use
The chart below shows sample average monthly billings under both the current sewer rate structure and the proposed sewer rate structure.
SAMPLE MONTHLY BILLINGS
Proposed 2024 Proposed 2025 Proposed 2026 Proposed 2027 Proposed 2028 Current Effectlve Effective Effective Effective Effective CustomerClass 2023 2/1/2024 1/1/2025 1/1/2026 1/1/2027 1/1/2028 HCF = 100 cubic feet, or 748 gallons of water use
NOTIFICATION OF PROPOSED RATE INCREASES
FOR SANIT ARY SEWER SERVICES
PUBLIC HEARING ON
PROPOSED SEWER RATE INCREASES
Tuesday, January 23, 2024, 6:30 p.m.
City of South Gate Council Chambers
8650 California Avenue, South Gate
PUBLIC HEARING
The City Council will conduct a public hearing to consider the proposed five-year rate increases for its sanitary sewer services.
All customers of record receiving the City's sanitary sewer services, and all other interested persons, may appear at the public hearing to make comments regarding the proposed rate mcrtases.
HOW PROPOSED INCREASES WERE DETERMINED
The City of South Gate commissioned a comprehensive Sewer Rate Study in 2023. The Study was prepared by Raftelis Financial Consultants, Inc, an independent, third-party expert. The Sewer Rate Study provides a summary of the key findings and recommendations related to the development of the financial plans for the sewer utility and the development of the updated sewer service rates. To meet the ongoing expenses of the City's sewer utility and provide fiscal stability, Raftelis projected the City's revenue requirements, including operations and maintenance expenses, capital improvement expenditures, debt service costs, reserve requirements, etc., for the five-year study period. O&M expenses include the cost of operating and maintaining the collection system lines as well as the cost of providing technical services, such as engineering services and other administrative costs of the sewer system, including billing and customer service.
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20 INSTRUCCIONES PARA PROTESTAS POR ESCRITO
Los clientes registrados que reciben el servicio de alcantarillado de la Ciudad pueden protestar los aumentos de tarifas propuestas al servicio de alcantarillado para 2024-2028 presentando una protesta por escrito por correo o entregandola personalmente al Ayuntamiento de South Gate, Oficina de la Secretaria Municipal en el 8650 California Avenue, South Gate, CA 90280. Para que se consideren validas, las protestas deben ser por escrito, firmadas y contener la siguiente informaci6n:
1. Una declaraci6n que se protestan las tarifas propuestas que son objeto de la audiencia publica.
2. Nombre del cliente registrado que presenta la protesta.
3. El numero de parcela y/o direcci6n postl del tasador propietario del inmueble respecto del cual se realiza la protesta.
4. Firma original, y nombre impreso de manera legible del cliente registrado que presenta la protesta.
5. Fecha en que se f'rm6 la protesta.
6. Una declaraci6n del cliente registrado afirmando que el contenido de la protesta es verdadero y correcto.
TENGA EN CUENTA QUE LAS PROTESTAS ENVIADAS POR
CORREO ELECTR6NICO, FAX, O FOTOCOPIA NO CUENTAN
COMO PROTEST AS POR ESCRITO FORMALES
S61o una protesta por escrito, por parcela, presentada por un cliente registrado, se contara para calcular una protesta mayoritaria. La Secretaria Municipal, o su persona designada, tabulara las protestas y cualquier miembro del publico podra observar la tabulaci6n. La existencia de una protesta mayoritaria dara lugar a que no se impongan los aumentos de tarifas. Todas las protestas son registros publicos y se conservaran durante un minimo de dos arios.
C6MO PRESENT AR UNA PROTESTA POR ESCRITO
Para ser consideradas validas y contadas en la tabulaci6n de protestas, las protestas por escrito deben ser recibidas por la Secretaria Municipal en el Ayuntamiento de South Gate, 8650 California Avenue, South Gate, CA 90280 antes del cierre de la audiencia publica del 23 de enero 2024. Para obtener mas informaci6n sobre los aumentos de tarifas propuestas, visite http://CivicMic.com/SouthGate.
Notificaci6n de la Proposici6n 218
AUMENTO PROPUESTO DE CINCO AVOS
PARA SERVICIOS DE ALCANT ARILLADO
Usted est5 recibiendo este aviso en cumplimiento de la Proposici6n 218, que requiere que la Ciudad informe a sus contribuyentes de los servicios de alcantarillado sobre:
* Aumentos de tarifas propuestos que se estan considerando. ii Ei monto del aumeto de tarifa propuesta.
ii La base sobre la que se calculan las tarifas.
ii El motivo de los aumentos propuestos.
La Ciudad brinda servicio de alcantarillado sanitario a m;is de 15,000 clientes residenciales, comerciales e industriales. En 2023, la Ciudad encarg6 un Estudio de Tarifas de Alcantarillado para determinar las tarifas necesarias para garantizar los fondos suficientes para cumplir la operaci6n y mantenimiento (O&M) y las necesidades de capital del servicio de alcantarillado de la Ciudad, para planificar la estabilidad de tarifas e ingresos, proporcionar reservas operativas y de capital adecuadas, y mejorar la salud financiera general de los servicios de alcantarillado. EI Estudio de Tarifas de Alcantarillado tambien confirma que las tarifas son justas y equitativas y se basan en las pautas de costo del servicio utilizadas en la industria.
El cargo por el servicio de alcantarillado de la Ciudad se factura a trav6s de los estados de cuenta mensuales de agua/servicios pGblicos de la Ciudad, o mediante los estados de cuenta mensuales de facturas de agua/servicios pablicos de la Compariia de Agua Golden State.
RAZ6N DE LOS AUMENTOS PROPUESTOS
La Ciudad de South Gate est5 comprometida a brindar un servicio de alcantarillado seguro, confiable, y de alta calidad a sus clientes. La Ciudad propone los aumentos de tarifas para financiar reparaciones, mantenimiento, mejoramientos, y ampliaciones esenciales del sistema de alcantarillado. Estas mejoras tienen como objetivo mantener la integridad de la infraestructura, cumplir con las regulacionesestatalesyfederales,ygarantizarlaviabilidad del sistema a largo plazo. Los aumentos de tarifas propuestos y detallados en este aviso generarian los ingresos necesarios para cumplir con los requisitos de ingresos de servicios publicos de alcantarillado de la Ciudad.
21 CALENDARIO DE AUMENTOS DE TARIFAS
El calendario propuesto de cinco arios de aumentos en las tarifas de alcantarillado se representa debajo:
Residencial Unifamiliar - Fijo, por parcela
Residencial unifamiliar - Variable, por HCF
Residencial Multifamiliar, por HCF
Comercial, por HCF
ndustrial, por HCF
Otro, por HCF
N/A
S0.35
S0.35
S0.35
SO.35
S0.35
S3.29
S0.32
S0.74
90.74 S0.83
S0.83
S3.62
S0.36
S0.82
S0.82
S0.92
S0.92
S3.99
50.40 S0.91
S0.91
51.02 91.02
S4.19
90.42 S0.96
S0.96
S1.08
!>1.08
S4.28
S0.43
S0.98
S0.98
S1.11
S1.11
HCF = 100 pies cabicos, o 748 galones de uso de agw El cuadro a continuaci6n muestra ejemplos de facturaci6n mensual promedio segun la estructura de tarifas de alcantarillado actual y la estructura de tarifas de alcantarillado propuesta.
Residencial unifamiliar, 10 HCF
ResidencialMultifamiliar,75 HCF S26.25 S55.50 S61.50 S68.25 S72.00 S73.50 Comercial, 100 HCF S35.00 S74.00 S82.00 5g'i.oo 596.00 S98.00 ndustrial/Otro, 200 HCF S70.00 S166.00 S184.00 S204.00 §216.00 S222.00 HCF = 100 pies cbbrcos, o 748 galones de uso de agua NOTIFICAC16N DE pnopucms DE AUMENTOS DE TARIFAS
PARA SERVICIOS DE ALCANT ARILLADO SANITARIO
AUDIENCIA PLJBLICA SOBRE PROPUESTAS DE
AUMENTOS EN LAS TARIFAS DE ALCANTARILLADO
martes, 23 de enero, 2024, 6:30 PM
Sala de Juntas del Consejo de la Ciudad de South Gate 8650 California Avenue, South Gate
AUDIENCIA PUBLICA
EI Concejo Municipal Ilevara a cabo una audiencia pGblica para considerar los aumentos de tarifas propuestos a cinco anos para sus servicios de alcantarillado sanitario. Todos los clientes registrados que reciben los servicios de alcantarillado sanitario de la Ciudad, y todas las demas personas interesadas, pueden presentarse en la audiencia publica para hacer comentarios sobre los aumentos de tarifas propuestos.
CC)MO SE DETERMINARON LOS AUMENTOS PROPUESTOS
La Ciudad de South Gate encarg6 un estudio integral de tarifas de alcantarillado en 2023. El estudio fue preparado por Raftelis Financial Consultants, Inc, un experto externo e independiente. EI Estudio de Tarifas de Alcantarillado proporciona un resumen de los hallazgos y recomendaciones clave relacionados con el desarrollo de los planes financieros de servicios de alcantarillado y el desarrollo de las tarifas actualizadas del servicio de alcantarillado. Para cubrir los gastos corrientes del servicio de alcantarillado de la Ciudad y proporcionar estabilidad fiscal, Rafkelis proyect6 que los requisitos de ingresos de la Ciudad, incluyendo los gastos de operaci6n y mantenimiento, gastos de mejoras de capital, costos del servicio de la deuda, requisitos de reserva, etc., por el periodo del estudio de cinco arios. Los gastos de O&M incluyen el costo de las lineas del sistema de recolecci6n, asi como el costo de brindar servicios t6cnicos, tales como servicios de mgenieria y otros costos administrativos del sistema de alcantarillado, incluyendo facturaci6n y servicio al cliente.
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22 CITY OF SOUTH GATE
NOTICE OF PUBLIC HEARING
Attachment C
7 '.iieHH
"" 0 2 2024
FilED
NOTICE IS HEREBY GIVEN that the City Council of South Gate, California will conduct a public hearing for the purpose of adopting a resolution to consider the proposed five-year rate increases for its sanitary sewer services. All customers of record receiving the City's sanitary sewer services, and all other interested persons, may appear at the public hearing to make comments regarding the proposed rate increases. The Public Hearing is scheduled for:
DATE:
TIME:
LOCATION:
January 23, 2024
6:30 p.m.
COUNCIL CHAMBERS
SOUTH GATE CITY HALL
8650 CALIFORNIA AVENUE
SOUTH GATE, CA 90280
ThePublicHearingmeetingwillbeconductedinpersonorthroughvideoconferencing. Any comments may be made in person at the hearing or in writing to the City Clerk or the City Council prior to the hearing.
YoumayaccessthehearingsthroughZoomoraphonecall. FortheupdatedDial-inNumber and Conference Code for the January 23, 2024 City Council meeting, please visitthe City's website at www,cityofsouthgate.org/AgendaCenter.
NOTICE IS HEREBY GIVEN that any and all persons interested inthe matter hereinabove set forth are privilegedto attend saidhearing andthen andthere testify orpresent evidence uponany matter relating thereto.
THIS NOTICE IS GIVEN by order of the City Clerk of said City andis datedthis Jarniary 2, 2024.
Yodit laze, City Clerk
Publication date: Thursday, January 4 & 11, 2024
Account No.: 100-701-31-6302
/4
23 Sewer Rate Survey - FY 2022-2023
Proposed Rate Increase
$30.00
$25.00
$20.00
$15.00
$10.00
$5.00
$0.00
$19.49
$1 6.25
$3.50
€
$6.49 $6.95 $7.58
$8.58
$11 .34 $11.34 $11 .77
SouthGate SouthGate- Torrance
(Current Rates) (Proposed Year
4 Increase)
Norwalk SouthGate- LongBeach
(Proposed Year
51ncrease)
Lynwood Whittier Redondo Beach Pomona Manhattan
Beach
1. Calculated using South Gate average single-family residence (SFR) use of 10 hcf/month
2. The survey presuming that other cities do NOT raise their rates over the next five years, which is unlikely. 0 24
aTYMANAGER'S OFFICE Item No. 2
JAN 1 7 202'l
1:17!H> Cit)> of South Gate
CITY COUNCIL
AGENDA BHLL,
For tlie Regular Meeting of: Januarv 23, 2024
Origi i ipartment: Communitv Development / J
DepailtnentDirector: ;2 CityMaiiager:
e ith . Elguira Rob (Ious[on
SUBJECT: FINAL DRAFT 2021-2029 HOUSING ELEMENT UPDATE OF SOUTH GATE 2035 GENERAL PLAN
PURPOSE: To conduct a Public liearing to consider a Resolution adopting tlie updated findings for tl'ie Final Draft 2021-2029 General Plai'i Housing Element.
RECOMMENDED ACTION: Following tlie conclusion of tlie Public Hearing, tlie City Council will consider:
a. Approving a Resolution adopting tlie f-nidings as outlined in tlie Final Drafi 2021-2029 General Plan Housing Elen'ient Update; and
b. Declaring the Final Draft 202]-2029 General Plan I-Iousing Elen'ient Update is in compliance witli the Environmental Impact Report prepared and adopted for tlie Generai Plan 2035 and no fuitlier environmental study is required.
FISCAL IMPACT: Tliere is no fiscal impact from tlie approval of tlie Final Draft 2021- 2029 l-lousing Elen'ient Update.
NOTICING REQUIREMENTS: Adveitising and notification of tlie public liearing for tliis iten'i was conducted in compliance witli SGMC Sections 11.50.020 and 11.50.030. Notice of tlie l"iearing was originally posted ai'id publislied in tl'ie "Soull'i Gcife Press" on January 11, 2024.
ENVIRONMENTAL EVALUATION: An Eiwiroi'iinental Jinpact Repoit was prepared and adopted for tlie General Plan 2035 and no f-uitlier eiwironi"iiental study is required.
ANALYSIS: Tlie City Council adopted a Draft Housing Elei'itent Update in June 2021, whicli allowed staff to submit the docuinent to tlie State Depaitment of Housing and Conununity Developinent (HCD). After fiirtlier review, HCD instructed staff to include certain language witliin tlie subject Resolution and additional programs to tlie Draft Housing Eleinent Update.
This language has been added to tl"ie attaclied Resohition and tlie additioi"ial programs liave been added to the Draft }!ousing Element Update. Edited language is redlined and/or liigl'iligl"ited.
Tlie I-lorising Elei'iient is one of tlie seven required elen'ients of a Cityas General Plan. Tl'ie General Plan serves as tlie local governinent 'blueprint" for tlie developn'ient and growtli of tlie City. Tlqe State of Calit'omia reqhiires Housing Elen'ients to be hipdated and certified every eiglit 1 25
years by the HCD. In many instances, the certification of a local Housing Element is placed as a condition for cities to submit and receive state approval on grant applications and development projects,
The Housing Element is intended to outline goals and policies consistent with the City's General Plan, as well as with state requirements and laws. The Housing Element analyses currerit and projected housing needs for all economic segments of the community and includes policies and progratns for providing adequate housing during the set planning period, For the 2021-2029 Housing Element cycle, the Southern California Association of Governments ("SCAG") region has been allocated a future housing growth of 1,341,827 uriits by the State Department of Housing and Cornrnunity Development ("HCD"). SCAG is responsible for allocating this future housing need to jurisdictions within the six-county region. In this capacity, SCAG developed a Regional Housing Needs Assessment ("RHNA") that determines each jurisdiction's share of the forecasted regional growth through 2029. The City of South Gavs share of the regional housing need is 8,282 units as allocated by SCAG.
The City must demonstrate that its land inventory is adeq'iiate in terms of the amount of land available, zoning provisions, and development standards, to facilitate and encourage the development of housing flu"oughout the city, Based on the City's site inventory of housing throughout the city, the City does not intend to rezone any parts of the City to accommodate its RHNA,
Per Senate Bin 166 (No Net Loss Law), the state requires an ongoing accounting of the jurisdiction's continued ability to meet tlie RI-INA as sites identified in the I-Iousing Element are developed. Specifically, each site in the Housing Element must identify, on a parcel-level, the number of units anticipated and RHNA income category addressed. As development occurs, if a parcel is developed with fewer total units OR fewer units in the RHNA income category than estimated in the I-Iousing Element, then the City must be able to make a finding for approving the project that the City will continue to have adequate capacity for meeting its remaining RHNA for all income categories.
Because housing units developed at the market rate are not likely to be affordable regardless of density, the City will continue to lose capacity for lower income units as development occurs.
For this reason, State HCD in its sites inventory memo (dated June 10, 2020) recornrnends that ttte sites inventory includes a buffet of i5 to 30 percent for the lower and moderate-income categories.
The initial dra:tt Housing Element Update was sent to HCD and received on October 13, 2021, HCD provided the City with comnnents via a telephone conference call and also with a letter listing their review advisories (Attachment B), etc. Planning staff held a workshop/study session on February 1, 2022, for which a flyer was posted on the City's website and was also mailed to stakeholders who had previously expressed interest in hearing about the I-Iousing Element update and/or housing within tlie City.
The City's consultant, Veronica Tam & Associates, worked with the City to respond to HCD's advisories and comments and also assisted with ensut'ng tliat the 6"1 cycle Housing Element would be consistent with numerous state housing bills that substantially changed the 2 2
26 requirements of the Housing Element for planning period 2021-2029. These changes include the following:
a Requirements for the RHNA to address not only :[uture growth but also to compensate for the lack of housing construction during the last 20 years, resulting in cost burden and overcrowding.
Requirements for adequate sites for RHNA have been tightened to:
- Limit the use of small sites
Add new requirements for reusing available sites from the 5th cycle Add new requirements for sites to be rezoned to accommodate the RHNA Add a replacement housing requirement
Add a by-right approval requirement for projects with 20% affordable units Add a no-net-loss monitoring requirement to replenish the sites inventory - Add an exemption for small projects to not provide common open space a 'New reqxiirement for affirmatiyely furthering fair housing that necessitates to:
- Complete an assessment of fair housing conditions - Distribute RHNA sites in a manner that furthers fair housing opportunities a New program requirements to:
- Aflirmatively fiuther fair housing
Incentivize ADUs
- Establish timelines and specific outcomes
Modify parking requirements by:
Updating Zoning Code to ensure parl6ng standards are consistent throughout the Code
Allowing for Bmergency Shelters by:
Updating Zoning Code to allow for locating emergency shelters and low barrier navigation centers in Light Industrial zoned parcels The revised draft Housing Element update for the 61" cycle addresses the requirements above and also provides for further outreach throughout the upcoming planning period.
CONCLUSION: The proposed Resolution adopts the Final Draft 2021-2029 General Plan Housing Element Update, prepared in accordance w'th state law and pursuant to the requirements of the California Environmental Quality Act. The adopted 2021-2029 General Plan Housing Element Update will be transmitted to HCD for final review and certification.
ATTACHMENTS: A. Proposed Resolution
B, Final Draft Housing Element
C. Notice of Public I-Iearing
3 3
27 ATT ACHMENT A
RESOLUTION NO.
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SOUTH GATE, CALIFORNIA, ADOPTING THE FINAL DRAFT 2021-2029 GENERAL PLAN HOUSING ELEMENT tn'DATE
WHEREAS, the preparation, adoption, and periodic update of the City of South Gate ("City") Housing Element is mandated by California State Law (Govt. Code Sections 65580- 65589);
WHEREAS, the City has completed a Final Draft General Plan Housing Element Update forthe 2021-2029 planning period;
WHEREAS, state law requires that the California Department of Housing and Community Development conduct a review of a local jurisdiction's Housing Element Update for compliance with state housing law;
WHEREAS, the Housing Element is a policy document that, among other things, identifies programs intended to facilitate meeting the housing needs of all City residents, including those special and very low-income populations most in need, and explains how the City intends to accommodate the City's share of projected regional housing needs, as determined by the Southern California Association of Government's Regional Housing Needs Assessment ("RHNA"); WHEREAS, the City Council, upon giving the required notice on the eleventh day of January 2024 in the South Gate Press, conducted a duly advertised public hearing as required by law to consider the Final Draft General Plan Housing Element Update for the 2021-2029 on January 23, 2024;
WHEREAS, based on general development trends resulting on continuous rising land values, changes in desired land uses, COVID-impacted business shifts, age and condition of non- residential structures, nature and character of existing uses, and existing Floor Area Ratio on nonvacant sites, as well as the likelihood of commercial uses on nonvacant sites converting to residential and/or mixed-use residential developments due to the continued decline of retail, auto- related, and other commercial uses, the existing uses on the sites identified in the site inventory to accommodate the City's RHNA are likely to be redeveloped with new residential or mixed use development, and therefore are not considered significant impediments to additional residential development during the period covered by the Housing Element; WHEREAS, the South Gate Municipal Code has adopted General Plan 2035 (excluding the Housing Element) on December 8, 2009;
WHEREAS, the Housing Element is an integral component of the General Plan, and no new environmental document is required pursuant to California Environmental Quality Act; WHEREAS, at the time of the adoption of the General Plan, the City has submitted the Final draft Housing Element to the Department of Housing and Community Development (HCD) Page I of 3
4 28
as required by law; and
WHEREAS, the Housing Element has been revised to incorporate all comments received from HCD to its satisfaction.
NOW, THEREFORE, THE CITY COtJNCIL OF THE CITY OF SOUTH GATE, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council does hereby declare that the above recitals are true and correct and incorporated herein by reference.
SECTION 2. The City Council does hereby certify that the adoption of the Final "Draft" 2021- 2029 General Plan Housing Element Update will not be detrimental to the health, safety, and welfare of the general public and will not have a significant effect on the environment; therefore, a Negative Declaration has been prepared in accordance with CEQA.
SECTION 3. The City Corincil does hereby acknowledge that the Final "Draft" of the 2021-2029 General Plan Housing Element Update constitutes a comprehensive element of the City's General Plan which contains analysis, strategies, policies and programs to address provision of sufficient housing for all income groups, preservation of affordable housing stock, methods to minimize governmental constraints to provision of housing, provision of affordable housing opportunities for low and moderate income households, and compliance with all applicable state and local laws, regulations, and guidelines relating to housing.
SECTION 4. The City Council does hereby adopt the Final "Draft" 2021-2029 General Plan Housing Element Update and approves the Initial StudyfNegative Declaration and transmits the Final "Draft" 2021-2029 General Plan Housing Element Update to HCD for final review and certification.
[Remainder of page left blank intentionally.]
5 29
SECTION 5. The City Council hereby delegates authority to the Director of Community Development, or her designee, to incorporate minor changes or revisions, which are of a non- legislative nature and that result from HCD's review for final certification of the Housing Element, without further City Council consideration or re-adoption of the 2021-2029 Housing Element.
SECTION 6. The City Clerk shall certify the adoption of this Resolution which shall be effective upon its approval.
PASSED, APPROVED and ADOPTED this 23'd day of January 2024.
CITY OF SOUTH GATE:
By:
Gil Hurtado, Mayor
ATTEST:
By:
Yodit Glaze, City Clerk
(SEAL)
APPROVED AS TO FORM:
By:
Raul F. Salinas, City Attorney
6 30
ATTCHMENT B
Revised July 2023
City of South Gate
8650 California Avenue
South Gate, CA 90280
7 31
8 32
CONTENTS
Introduction
Purpose of the Housing Element
Community Profile
Data Sources
Population Characteristics
Household Characteristics
Housing Problems
Special Needs Groups
Housing Characteristics
Affordable Housing
Housing Constraints
Market Constraints
Governmental Constraints
Environmental Constraints
Service and Facility Infrastructure
Housing Resources
Residential Development Potential
Financial Resources
Administrative Resources
Energy Conservation
84 84
108
110
ill
Housing Plan
Goals and Polices
Implementing Actions
Quantified Objectives
114
114
117
142
Appendix A: Review of Accomplishments
Effectiveness of Addressing Special Needs
Program-Specific Review
Appendix B: Public Participation
Outreach List and Materials
Appendix C: Sites inventory C-I
Appendix D: Affirmatively Furthering Fair Housing D-1 South Gate General Plan 2035
9 33
LIST OF T ABIES
Table HE-1: Population Growth (1970-2020)
Table HE-2: Comparative Population Growth (2000-2020) Table HE-3: Age Distribution (2000-2018)
Table HE-4: Comparative Age Distribution (2018)
Table HE-5: Comparative Ethnic and Race Distribution (2018) Table HE-6: Households by Type (2000-2018)
Table HE-7: Income Distribution (2018)
Table HE-8: Employment by Sector (2018)
Table HE-9: Occupation and Wage Comparison
Table HE-10: Overcrowding by Tenure
Table HE-11: Housing Cost Burden by Tenure and Household Typel Table HE-12: Special Needs Groups
Table HE-13: Large Households by Tenure (2019)
Table HE-14: Disability Status (2018)
Table HE-15: Poverty by Household Type
Table HE-16: Comparative Housing Growth
Table HE-17: Changes in Housing Stock, 2010-2020
Table HE-18: Year Units Built
Table HE-19: Annual Median Home Prices (2018-2020) Table HE-20: Median Market Rent by Number of Bedrooms (2018) Table HE-21: Estimated Affordable Housing Price by Income and Household Size (2020) Table HE-22: Inventory of Subsidized Rental Housing for Lower Income Households Table HE-23: Rent Subsidies Required
Table HE-24: Estimated Market Value of At-Risk Units Table HE-25: Estimated New Construction Costs
Table HE-26: Disposition of Home Purchase and Improvement Loan Applications (2017) Table HE-27: Place Types
Table HE-28: Allowable Place Types by District
Table HE-29: Allowable Place Types by Corridor
Table HE-30: Zones Allowing Residential and Mixed Use Place Types Table HE-31: Development Standards in Residential Zones Table HE-32: Development Standards in Urban Mixed-Use and Commercial Zones Table HE-33: Residential Uses in Specific Plan Areas Table HE-34: Specific Plan Development Standards
Table HE-35: Available Density Bonus Incentives
Table HE-36: Density Bonus Program Maximum Bonuses Table HE-37: Parking Standards for Residential Uses Table HE-38: Provisions for a Variety of Housing Types Table HE-39: Required Roadway Widths
Table HE-40: Comparison of Planning Fees
Table HE-41: Building and Development Impact Fees for Typical Projects Table HE-42: Permit Processing Times by Application Type Table HE-43: ADU Projections and Affordability
Housing Element
10 34
Table HE-44: Current and Pending Projects
Table HE-45: Summary of Progress toward RHNA
Table HE-46: Draft Gateway District Specific Plan - North of Firestone Table HE-47: Draft Gateway District Specific Plan - South of Firestone Table HE-48: Hollydale Specific Plan
Table HE-49: Tweedy Specific Plan
Table HE-50: Outside of Specific Plan Areas
Table HE-51: City-Owned Properties
Table HE-52: Summary of Sites Inventory
Table HE-53: Quantified Objectives by Income: 2021-2029 100
103
103
106
142
South Gate General Plan 2035
11 35
LIST OF FIGURES
Figure HE-1: Median Household Income (2018)
Figure HE-2: Median Home Sales Price (2019)
Figure HE-3: Neighborhoods
Figure HE-4: Districts
Figure HE-5: Corridors
Figure HE-6: Zoning Map
Figure HE-7: Discretionary Permit Process
Figure HE-8: Draft Gateway District Specific Plan Parcel Consolidation Figure HE-9: Hollydale Village Specific Plan Area
Figure HE-10: Tweedy Boulevard Specific Plan Area
iv Housing Element
101
36 INTRODUCTION
Purpose of the Housing Element
The State of California identifies the provision of decent and affordable housing for every Californian as a statewide goal. To that end, every jurisdiction in California must prepare a Housing Element that identifies and addresses the housing needs in its community. The Housing Element must be updated periodically. This Housing Element for the City of South Gate covers the planning period of October 15, 2021 through October 15, 2029.
Pursuant to State Housing Element law (Section 65580) of the Government Code, the Housing Element must contain local commitments to:
* Provide sites with appropriate zoning and development standards and with services and facilities to accommodate the jurisdiction's Regional Housing Needs Assessment (RHNA) for each income level.
* ASSiSt in the development of adequate housing to meet the needs of low and moderate income households.
* Address and, where appropriate and legally possible, remove governmental constraints to the maintenance, improvement, and development of housing, including housing for all income levels and housing for persons with disabilities. * Conserve and improve the condition of the existing affordable housing stock. * Promote housing opportunities for all persons regardless of race, religion, sex, marital status, ancestry, national origin, color, familial status, or disability. * Preserve the affordability of assisted housing developments for lower income households.
The Housing Element is an integral component of the General Plan and one of the two General Plan elements that must be reviewed for compliance with State law by a State agency.l The State Department of Housing and Community Development (HCD) is responsible for reviewing the Housing Element for compliance.
1 The State General Plan law mandates seven elements: Land Use; Circulation; Housing; Conservation; Open Space; Noise; and Safety. The Housing Element and Safety Element are the only two elements that must be reviewed by a State agency for compliance with State law.
South Gate General Plan 2035
13 1
37 Housing Element Contents
State Housing Element law mandates specific topics and issues that must be addressed in the Housing Element. These include:
* An analysis of population and employment trends, documentation of projections, and quantification of existing and projected housing needs for all income levels. * An analysis and documentation of household characteristics, such as the age of housing stock, tenancy type, overcrowded conditions, and the level of payment compared to ability to pay.
* An analysis and documentation of special needs, such as female-headed households, homeless individuals, persons with disabilities, large households, farmworkers, and the elderly.
* A regional share of the total regional housing need for all income categories. * An inventory of land suitable for residential development, including vacant and infill/redevelopment opportunities. This analysis also looks at potential residential sites and their accessibility to adequate infrastructure and services. * Identifying actual and potential governmental and non-governmental constraints that could potentially impede the maintenance, improvement, and development of housing for all income groups.
* Identifying and analyzing opportunities for energy conservation in residential developments.
* An inventory of at-risk units that have the possibility of converting to market rate. * A statement of goals, policies, quantified objectives, financial resources, and scheduled programs for the improvement, maintenance, and development of housing.2 2 State law recognizes that the total housing need may exceed available resources and a jurisdiction's ability to satisfy identified needs. As a result, quantified objectives do not need to match the total housing need.
However, a jurisdiction is required to establish the maximum number of housing units by income category that can be constructed, rehabilitated, and conserved over a five-year time period. 2 Housing Element
14 38
Community Outreach
State law requires that adequate opportunity for participation be solicited from all economic segments of the community towards preparation of the Housing Element. Specifically, the jurisdiction must proactively outreach to lower and moderate income persons and persons with special needs. Preparation of the Housing Element must also be coordinated with other local jurisdictions within the regional housing market area.
Public Meetings
A series of public meetings were conducted to obtain public input on housing-related issues.
These include:
* February 2020: Inclusionary Housing Ordinance briefing before the Planning Commission
* March 2020: Public informational meeting on housing issues * August 2020: Inclusionary Housing Ordinance update before the City Council * February 2, 2021: Community workshop to discuss housing needs and potential programs and policies
* July 28, 2021: Inclusionary Housing Ordinance workshop before the Planning Commission and City Council, which also included information on the Housing Element The City advertised the community workshop on City website and also with special invitations sent to stakeholders and agencies and organizations that serve lower and moderate income and special needs households. Public comments received generally relate to the need for affordable housing in the community.
Pubjic Review of Draft Housing Element
The Draft 2021-2029 South Gate Housing Element was available for public review on the City website starting on September 24, 2021. The City published a Notice of Availability, sent an eblast to agencies and individuals with an interest in housing-related matters, and sent special notifications to stakeholders and organizations that serve lower and moderate income households and persons with special needs.
Public Hearings
Public hearings were conducted before the Planninz Commission on May 3, 2022 and before the City Council on June 28, 2022 for the adoption of the Housing Element. Members of the public spoke in support of the Housing Element.
South Gate Genera! Plan 2035
15 3
39 Consistency with General Plan 2035
The 2021-2029 City of South Gate Housing Element was prepared to ensure internal with the Generalconsistency with the General Plan 2035. As such, the goals and policies contained in this Housing Element are entirely consistent with other elements of the General Plan. The Housing Element does not determine the intensity or distribution of residential growth. Such policy directions are established in the Land Use Element of the General Plan, and Specific Plans that implement the General Plan vision. As portions of the General Plan are amended in the future, the Housing Element will be reviewed along with other elements to ensure internal consistency is maintained.
The General Plan was comprehensively updated in 2010 and includes policies and analysis relating to flood hazards and flood management. The Safety Element will be updated to address new requirements relating high fire hazards and severe climate change. 4 Housing Element
16 40
COMMUNITY PROFILE
Residential neighborhoods in South Gate are at a crossroads. The City's primary land use is single family residential - an essential component of the American Dream. The comparatively small size of many of the homes and, in some cases, proximity to former industrial areas, indicate that South Gate's residential neighborhoods were primarily built to house blue collar and middle class workers in the adjacent industrial areas and other Southland locations. This period of construction and occupation lasted from approximately 1920 to 1970. More recent conditions affecting South Gate have been the de-industrialization of Los Angeles, including closure of many manufacturing plants, and strong immigration pressures.
These trends call for a transformation of the City to respond not only to the changing economic structure and employment base in South Gate, but also a significant growth and diversification in population. The Southern California Association of Governments (SCAG) projects a population growth of 15 percent for South Gate between 2016 and 2045. The housing needs of this growing and diverse population can no longer be met in the predominantly single-family residential neighborhoods. General Plan 2035 introduces a new approach to housing the future residents of South Gate.
The purpose of this Community Profile is to provide a technical overview of the socioeconomic and physical characteristics of the City of South Gate. The data provide information regarding past and present population growth, socioeconomic conditions and housing characteristics that would influence existing and future housing needs in the community.
Data Sources
Multiple data sources were used to update the Housing Element. These include:
* Local Housing Data Package prepared by the Southern California Association of Governments (SCAG) for the purpose of assisting in the Housing Element update. This data package is based on 2014-2018 American Community Survey * Affirmatively Furthering Fair Housing Data and Mapping Resources by the State Department of Housing and Community Development
* Comprehensive Housing Affordability Strategy (CHAS) data prepared by the US Department of Housing and Urban Development
South Gate General Plan 2035
17 5
41 Population Characteristics
Growth Trends
The California Department of Finance estimates that the total population of South Gate in 2020 is 97,003 persons. This represents an increase of almost three percent since 2010. The City's population growth over the last fifty years is displayed in Table HE-1. Since 1970, South Gate's population has increased by approximately 70 percent; however, much of this growth occurred in the 1990s. The City's population decreased slightly in the early 2000s but has seen a slight increase since 2010.
Comparing the City's population over time to neighboring cities shows not only the growth patterns of each community but also allows for a regional analysis of population growth and trends. Table HE-2 compares growth in the City of South Gate, the County of Los Angeles, and surrounding municipalities. Between 2000-2010, South Gate and all of the surrounding municipalities except for Downey experienced small decreases in population while the County of Los Angeles had a small increase in population. However, between 2010 and 2020, South Gate and all of the surrounding communities saw very small increases in population with South Gate having the largest percent increase at 2.8 percent. During this same time period, the County had a slightly greater increase of 3.6 percent.
Table HE-1: Population Growth (1970-2020)
-. la.f!i * " -A4
1970
1980
1990
2000
2010
2020
56,909
66,784
86,284
96,375
94,396
97,003
37.4%
29.2%
11.7%
-2.1%
2.8%
Sources:
City of South Gate Housing Element ok the General Plan, 1989. u.s. Bureau of the Census, 2000 and 2010
CA Dept. of Finance E-5 Population and Housing Unit Estimates, 2020
6 Housing Element
18 42
Table HE4: Comparative Population Growth (2000-2020)
South Gate
County of Los Angeles
Bell Gardens
Cudahy
Downey
Huntington Park
Lynwood
Paramount
Sources:
1. 2
u.s. Bureau of the Census, 2000, and 2010
CA Dept. of Finance E-5 Population and Housing Unit Estimates & E-1 Population Estimates, 2020.
Age Characteristics
96,375
9,519,338
44,054
24,208
107,323
61 ,348
69,845
55,266
94 396
9,818,605
42,072
23 805
I1l ,772
58,114
69 772
54 098
97,003
10,172,951
42,449
24,172
113,529
59,515
71,269
55,461
-2.1%
3.1%
-4.5%
-1 .7%
4.1%
-5.3%
-0.1%
-2.1%
A review of the population's age distribution is an integral component of determining current and future housing needs within a jurisdiction. Table HE-3 indicates that adults between the ages of 25 and 54 and children (ages five to 19) comprised the largest portions of the City's population. The American Community Survey (ACS) estimates a median age of 31.6 for South Gate in 2018. There a has been a steady increase in the median age since 2000; however, the City's median age is still well below the County's median age of 36. The relative youthfulness of the City's population creates a unique set of issues to be addressed. The percent change within each age category also indicates that the City's population is aging overall. Since 2000, the number of children under 5 years and 5-19 years has declined. The largest increases in number occurred in adults ages 55-64 years and seniors (aged 65-74 and 75+). Seniors aged 65-74 had the greatest increase in number (almost 40 percent) between 2010 and 2018.
Table HE-q: Age Distribution (2000-2018)
Under5Years 9,692 9.8% 7,963 8.4% 6,484 6.8% -17.8% -18,6% 5-19Years 27,954 28.2% 24,870 26.3% 22,683 23.9% -11.O% -8.8% 20-24Years 8,719 8.8% 7,839 8.3% 8,129 8.5% -10.I% 3,7% 25-54Years 39,709 40.0% 39,233 41.6% 39,658 41.7% -1.2% 1,1% 55-64Years 7,870 7.9% 7,868 8.3% 9,379 9.9% O.O% 19,2%
65-74Years 2,818 2.8% 4,007 4.2'!/o 5,593 5.9% 42.2% 39,6% 75+Years 2,431 2.5% 2,616 2.8% 3,177 3.3% 7.6% 21,4%
MedianAge 26.0 29.4 31.6 -
Source: u.s. Bureau ofthe Census, 2000 and 2010 Census, American Community Survey (ACS) Table SO101, 2014-2018 (5-year estimates).
South Gate General Plan 2035
19 7
43 Table HE-4 provides a comparison of the median age in South Gate, surrounding cities and the County of Los Angeles. Most of the cities in the region exhibited a similar age profile: low median age (youthful population) and a relatively small senior population. The City of Downey and the County as a whole, however, had a significantly higher median age and larger senior population.
Table HE-4: Comparative Age Distribution (2018)
South Gate
County of Los Angeles
Bell Gardens
Cudahy
Downey
Huntington Park
Lynwood
26,376
2,246,521
13,153
7,571
27,194
16,619
20 034
27.7%
22.2%
30.8%
31.5%
24.1%
28.3%
28.2%
59,957
6,552,254
26 329
14,7B7
72,740
37,230
45,704
63.0%
64.9%
61.7%
61.6%
64.4%
63.4%
64.4%
8,770
1,299,277
3,159
1658
12,967
4,845
5,284
Paramount 30.6 15,655 28.6% 34,799 63.5% 4,322
Source: u.s. Bureau of the Census, American Community Survey (ACS) Table SO101, 2014-2018 (5-year estimates).
Racial and Ethnic Characteristics
9.2%
12.9%
7.4%
6.9%
11.5%
8.3%
7.4%
7.9%
Based on American Community Survey data, persons of Hispanic origin were the dominant ethnic group residing within the City of South Gate, comprising 95 percent of the City's population (90,380 persons). The City's proportion of Hispanic residents is much higher than the County's (48.5 percent). Table HE-5 provides a comparison of the racial and ethnic profile of the City of South Gate and the County of Los Angeles.
Table HE-§: Comparative Ethnic and Race Distribution (2018) Hispanic Origin
Non-Hispanic
White
90 380 95.0% 4,893,603 48.5%
2,954
620
703
178 0.2%
2,659,052
795,505
1,451 ,560
24,821
African-American
Asian
Native Hawaiian and Other Pacific
Islander
Americanlndian/AlaskaNative O.1% 20,307
Other <O.1% 29,924
TwoorMoreRaces 164 0.2% 223,280
TotalPopulation 95,103 100.O% 10,098,052
Source: u.s. Bureau ofthe Census, American Community Survey (ACS) Table DPO5, 2014-2018 (5-year estimates).
26.3%
7.9%
14.4%
0.2%
0.2%
0.3%
2.2%
iOO.O%
8 Housing Element
20 44
Household Characteristics
The household characteristics of a community provide critical information regarding housing needs. These data are important indicators of areas where intervention and/or housing programs may be needed. Household and family incomes are indicators of housing affordability for a community just as the owner/renter ratio may determine the stability of the housing market. The household characteristics for the City of South Gate provide important information to assist decision makers in adopting programs and policies to alleviate specific housing problems.
Composition and Size of Households
The Census Bureau definition of a "family" is a group of two people or more (one of whom is the householder) related by birth, marriage, or adoption and residing together; all such people (including related subfamily members) are considered as members of one family. The definition of a "household" is the total number of persons that occupy a housing unit whether related or unrelated. The Census Bureau does not include persons living in convalescent or retirement homes, or those living in other group quarters, as living within a household. Analyzing household composition and size trends within a jurisdiction helps to determine the type and number of housing units required in a community. Table HE-6 presents a comparison of households by type for the City of South Gate over the past two decades.
Table HE-§: Households by Type (2000-2018)
Total Population
In Group Quarters
Total Households
Family Households
Married Couple Families
Single Parent Households
Non-Family Households
Householder Living Alone
Householder 65+ (Alone)
Average Household Size
96,375
141
23,213
20,063
13,843
3,714
3,150
2,414
1,110
100.O%
<0.1%
100.O%
86.4%
59.6%
16.0%
13.6%
10.4%
4.8%
94,936
88 23,278
20,150
U,183
3 656
3,128
2,292
gge
100.O%
<0.1%
100.O%
86.6%
56.6%
15.7%
13.4%
9.8%
4.3%
95,103
88"
23,926
20,500
12,104
3 964
3,426
2,701
1,223
3.97 4.21Average Family Size
Note: '= All data from u.s. Bureau of the Census, except Group Quarters population data from CA DOF 2020 Estimates Sources:
1. 2.
u.s. Bureau of the Census, 2000 and 2010 Census, American Community Survey (ACS) Table DPO2, 2014-2018.
CA Dept. of Finance E-5 Population and Housmg Unit Estimates, 2020. 100.O%
<0.1 %
100.O%
85.7%
50.6%
16.6%
14.3%
11.3%
5.1 %
South Gate General Plan 2035
21 9
45 Persons residing in group quarters have typically comprised a negligible proportion of South Gate's population (less than one percent). Among total households in the City, most were considered family-households (86 percent); the proportion of family-households in South Gate has remained relatively steady since 2000, with a small decrease between 2010 and 2018.
Since 2010, the number of married couple families has declined (8 percent decrease) and the number of single parent households has increased (8 percent). The City's average household size and family size both decreased slightly between 2000 and 2018. Among the City's non- family households, the majority were single persons living alone. The numbers both of non- family households and of single persons living alone increased slightly between 2010 and 2018.
Seniors comprised a significant portion (45 percent) of these single-person households.
Household Income
Income is the most important factor in determining whether a household or family is able to balance housing costs with basic necessities of life while avoiding housing problems such as cost burden and overcrowding. Income levels can vary considerably among households, based upon tenure, household type, location of residence, and race/ethnicity, among other factors.
According to the 2014-2018 ACS, the estimated median household income for South Gate was 550,246. Figure HE-1 compares the City's median household income with that of nearby communities and Los Angeles County. As shown, the median household income in the City was higher than the majority of the neighboring jurisdictions, except for Downey and Paramount; however, it is still well below the County median of 564,251. The City of Downey was the only jurisdiction in the neighboring region with a median income that exceeded the County median.
Figure HE-I: Median Household Income (2018)
5,8 l':liJl(-l
) 7:1 :ll:ICI
3 '-tl :21i-'IJI
s -o i I i-ll i(-i
e [1 ) ':lill I
s oi-i -ii :i i
'- I i-i l-11-II-
ai Jl
Sszi,zsi
S41,355 S43,381
S71,948
S40,638
553,031
r)'i.i'=l -1111 tirg-:ii L/I" '.rira: P:l.=ll.-llil - Source: u.s. Bureau ofthe Census, American Community Survey (ACS) Table S1901, 2014-2018. 10 Housing Element
22 46
To facilitate the analysis of income distribution among households in communities, the State Department of Housing and Community Development (HCD) groups households into categories by income. Income categories are determined as a percentage of the Area Median Income (AMI) and then adjusted for household size in the following manner:
* Extremely Low Income - 0 to 30 percent AMI
* Very Low Income - 31 to 50 percent of the AMI * Low Income - 51 to 80 percent of the AMI
* Moderatelncome-81tol20percentoftheAMl
Above Moderate Income - above 120 percent of the AMI Table HE-7 shows the income distribution according to the Southern California Association of Governments (SCAG). As shown, South Gate has a significantly higher percentage of lower income households (51 percent) compared to the County (41 percent).
Table HE-7: Income Dis(ribution (2018)
Very Low (O to 50%) 29% 26%
Low (51 to 80%) 22% 15%
Moderate (81 to 120%) 20% 16%
Above Moderate (over 120%) 29% 43%
Source: SCAG, RHNA Calculator, March 2021
Employment
Approximately 77.5 percent of South Gate's working age population (ages 20 to 64) was in the labor force, according to the 2014-2018 ACS. Unemployment among South Gate residents of that same age group was 9.2 percent. Although the Countywide labor participation rate was very similar (77.2 percent), the unemployment rate for South Gate is notably higher than the Countywide rate of 6.4 percent.
Residents of the City of South Gate are employed across all industries. Table HE-8 lists the number of residents employed in each industry. The greatest number of residents are employed in the Education, Healthcare, and Social Assistance industry (17 percent), followed by the Manufacturing industry (16 percent).
Table HE-9 displays the occupational characteristics of South Gate residents from the 2014- 2018 ACS. It also provides the median annual earnings for these occupations in both South Gate and LA County. As demonstrated in Table HE-8, the majority of employed South Gate residents held production, transportation, and material moving occupations (28 percent), followed by sales and office occupations (24 percent). Production, transportation, and material moving occupations are among the lowest paid in the City and Countywide. It should also be noted that South Gate General Plan 2035 11
23 47
while management, business, science and arts occupations are the highest paid in both the City and Countywide, the median annual earnings for this occupation category is markedly lower in the City when compared to the County as a whole (S47, 529 versus S73,774).
Table HE-U: Employment by Sector (2018)
Agriculture, forestry, fishing/hunting, mining
Construction
Manufacturing
Wholesale Trade
Retail Trade
Transportation, warehousing, and utilities
Information
Finance/insurance, real estate, rental/leasing
Professional, scientific, management, administrative, waste management services Education services, health care, social assistance
Arts, entertainment, recreation, accommodation, food service Other services, except public administration
Public Administration
Total
Source: u.s. Bureau of the Census, American Community Survey (ACS) Table, 2014-2018. 180
3,089
6,886
2,955
4 950
3162
677
1,558
3 357
7 313
4 368
2,838
1,135
42,468
0.4%
7.3%
16.2%
7.0%
11.7%
7.4%
1.6%
3.7%
7.9%
17.2%
10.3%
6.7%
2.7%
100.O%
Table HE-U: Occupation and Wage Comparison
Management, Business, Science, and 71563 17,0/0Arts Occupations ServiceOccupations 8,422 19.8%
Sales and Office Occupations 10,261 24.2%
Natural Resources, Construction, and 41431 10140/0Maintenance Occupations Production, Transportation, and Material 111791 27180/o Movinq Occupations
Total 42,468 100.O%
Source U.S BureauoftheCensus,AmericanCommunitySurvey(ACS),2014-2018 $47 529
$27,242
$31,265
$37,124
$30,608
$32,259
$73,774
$27,060
$40,658
$37,299
$30,764
$44,923
12 Housing Element
24 48
Housing Problems
Housing problems include overcrowding and overpayment (cost burden). Both are related either directly or indirectly to household income compared to housing costs.
Estimates of Housing Needs
The data estimating the number of households at each income level presented earlier do not provide any detail on the specific housing needs and problems faced by the City's lower income households. However, the Comprehensive Housing Affordability Strategy (CHAS) developed by the Census Bureau for HUD provides detailed information on housing needs by income level for different types of households in South Gate. Detailed CHAS data based on the 2013-2017 ACS data is displayed in (Table HE-11: ). Housing problems considered by CHAS include:
* Units with physical defects (lacking complete kitchen or bathroom); * Overcrowded conditions (housing units with more than one person per room); * Housing cost burden, including utilities, exceeding 30 percent of gross income; or * Severe housing cost burden, including utilities, exceeding 50 percent of gross income.
The types of housing problems faced by South Gate households vary according to household income, type, and tenure. However, the following observations can be made about the City:
* In general, renter-households had a higher level of housing problems (73 percent) compared to owner-households (52 percent).
* Of the 5,260 extremely low income households in the City, 89 percent had a housing problem. Approximately 88 percent incurred a housing cost burden exceeding 30 percent of monthly income and 76 percent incurred a housing cost burden exceeding 50 percent of monthly income. Very low income households have a similarly high rate of housing problems (86 percent).
* The proportion of households with a severe cost burden is significantly higher for extremely low income households (76 percent) when compared to low income households (7 percent) and very low income households (24 percent). * Projected housing needs for extremely low income households through the end of the planning period include a need for additional Housing Choice Vouchers and new or substantially rehabilitated rental housing of adequate size and at affordable rates to avoid or alleviate the problems of overcrowding and cost burden.
South Gate General Plan 2035 13
25 49
Overcrowding
HCD defines overcrowding as a unit that is occupied by more than one person per room, including living and dining room but excluding kitchen, bathrooms and hallways. Severe overcrowding occurs when a unit is occupied by more than 1.5 persons per room. Generally, overcrowding occurs as a result of high housing costs in relation to income. This situation forces families to live together in a housing unit, pooling income in order to pay the rent or mortgage. However, some cultures (such as Hispanic and Asian households) tend to have larger household size either because of the number of children in the family or the practice/preference of multi-generation living or living with extended family members. With a scarcity of units of sufficient size to accommodate large and very large families, overcrowding can result.
The City of South Gate is essentially a built-out community with very little remaining vacant residentially zoned land. As a community with a significant number of large-family households, the City of South Gate is especially vulnerable to overcrowding. Significant overcrowding exists as families and extended family members live together in order to pool the money needed each month to pay for housing. The intensity of use caused by this condition significantly reduces the useful life of the existing housing stock. Seniors, in particular, are especially susceptible to increased competition for available housing due to their fixed and limited incomes. Illegal conversion of garages into living units and doubling up of families are also common in the community. As shown in Table HE-10, overcrowding in the City is severe. Overall, 24 percent of South Gate households were living in overcrowded units, compared to just 11 percent of Los Angeles County households. Overcrowding disproportionately affected the City's renter- households; approximately 29 percent of renter-households experienced overcrowding compared to 17 percent of owner-households.
Table HE-10: Overcrowding by Temire
Owner Occupied Units 10,096 100% 1,514,629 100oA
Not Overcrowded
I.OO or Less Occupants Per Room 8 424 83.4%
Overcrowded
1.01 to 1.50 0ccupants Per Room
1.51 or More Occupants Per Room
Renter Occupied Units
Not Overcrowded
1 304
368
13,830
12.9%
3.6%
100%
1.00 or Less Occupants Per Room 9 850 71 .2%
Overcrowded
1.01 to 1.50 0ccupants Per Room
1.51 or More Occupants Per Room
Total Overcrowded
2 511
1,469
5,652
18.2%
10.6%
23.6%
Source: Bureau of the Census, American Community Survey (ACS), 2014-2018. 1,430,158
61 ,736
22 735
1,791 ,480
1,497,665
160169
133 646
378,286
94.4%
4.1%
1.5%
100%
83.6%
8.9%
7.5%
11.4%
14 Housing Element
26 50
Cost Burden
Monthly housing payments for a considerable number of South Gate residents exceed the 30 percent affordability standard. According to the Comprehensive Housing Affordability Strategy (CHAS) data developed for HUD, 51 percent of the City's households spent more than 30 percent of their gross income on housing costs in 2017 Table HE-11).
Extremely low and very low income households were particularly cost-burdened, with approximately 83 percent of these households overpaying for housing. Among the extremely low and very low income households, renter-households are generally more impacted by cost burden than owner-households. Large family households in the extremely low income category are the exception, with renter-households and owner-households similarly impacted by cost burden (95 percent of renter households and 97 percent of owner households). This indicates that affordable housing for large families in this income group is extremely difficult to find.
Among low income households, housing cost burden affected a significantly higher proportion of owner-households (55 percent) than renter-households (34 percent), indicating that rental housing is generally more affordable to this income group.
South Gate General Plan 2035 15
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Table HE-11: Housing Cost Burden by Tenure and Household Type' Extremely Low (0-30%)
With any housing problem
With cost burden >30%
With cost burden >50%
Very Low (31-50%)
With any housing problem
With cost burden >30%
With cost burden >50%
Low (51 -80%)
With any housing problem
With cost burden >30o*
With cost burden >50%
Moderate (80-1 00%)
With any housing problem
With cost burden >30%
With cost burden >50%
Above Moderate (>100%)
With any housing problem
With cost burden >30%
With cost burden >50%
Total Households
With any housing problem
With cost burden >30%
With cost burden >50%
795 2115
80.5% 95.7%
64.8% 85.1%
365 2 085
67.1% 85.9%
13.7% 14.4%
285 1 595
31.2% 38.9%
1.4% 2.5%
70 615
14.3oA 4.9%
O.O% O.O%
34 680
11.8% O.O%
O.O% O.O%
1 549 7 090
63.8% 63.0%
36.7% 30.2%
800
95.0%
88.8%
930
78.0%
21.0%
925
28.6%
1.1%
280
1.4%
O.O%
295
O.O%
O.O%
3,230
54.3%
28.3%
4 165
91.6%
91.2%
79.0%
3 685
90.4%
82.0%
15.3%
3,220
60.6%
34.0%
1.9%
1 065
26.8%
4.2%
O.O%
1170
23.5o/
0.3%
O.O%
13 305
72.6%
59.9%
29.4%
400 400
61.3% 85.0%
42.5% 65.0%
410 660
59.8% 75.8%
32.9% 54.5%
620 1270
33.9% 67.7%
12.1% 9.8%
185 745
28.6% 29.5%
4.3% 1 .3%
340 1 755
13.2% 7.4%
O.O% O.O%
1 955 4 830
40.8% 42.4%
19.8% 15.6%
210
97.1 %
95.2%
385
68.8%
41 .6%
855
46.8o/.,
12.9%
575
20.9%
O.O%
I 035
9.2%
O.O%
3 060
35.4%
15.4%
1 095
76. 7%
77. 2%
62.6%
1 475
74.9%
69.5%
45.4%
2 810
64.1'/o
54.6%
12.6o/o
1 550
44.8%
27.1 %
2.9o/
3 320
25.9%
9.5%
O.O%
10,250
51 .7%
40.4%
17.1%
5,260
88.5%
88.1%
75.5%
5160
85.9o/
78.4%
23.9%
6 030
62.2%
43.6%
6.9%
2 615
37.5%
17.8%
1.7%
4 490
25.3%
7.0%
O.O%
23 555
63.5%
51 .3%
24.1%
Source: HUD Comprehensive Housing Affordability Strategy (CHAS), (2013-2017 ACS), 2020 Notes:
1. Data presented in this table are based on special tabulations from the American Community Survey (ACS) data. Due to the small sample size, the margins for error can be significant. Interpretations of these data should focus on the proportion of households in need of assistance rather than on precise numbers.
2. Housing problems considered by HUD include overcrowding, units with physical defects, and cost burden. Data not available for "any housing problem" by household type.
16 Housing Element
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Special Needs Groups
State Government Code Section 65580-65589.8 requires that households and/or persons with special needs be identified in the Housing Element. Special needs groups in South Gate include:
seniors, single parent households, large households, persons with disabilities, farm workers, persons living in poverty and the homeless. The City may also have a large number of undocumented immigrants. These population groups are identified as special needs groups because their specific circumstances often make it difficult for them to find and secure affordable housing. Table HE-12 summarizes characteristics of the special needs population in South Gate. These groups are also discussed in further detail below.
Table HE-12: Special Needs Groups
Senior-Headed Households
Households with a Senior Member
Seniors Living Alone
Single-Parent Households
Female Single-Parent Households
Large Households (5+ members)
Persons with Disabilities
Agricultural Workers
Households living in Poverty
Homeless"
Notes:
-.= Data not available.
Sources:
1. Bureau ofthe Census, American Community Survey (ACS), 2014-2018 5-year estimates, 20191-year estimates
2. § City and County homelessness point-in-time counts processed by SCAG.
Seniors
4,246
6,148
1,223
3 964
2,538
6 596
6,822
122
3 498
a
1,797
1,685
3478
2,449
853
3118
17.8%
25.7%
5.1%
16.6%
lO.6o/0
28.0'/o
7.3%
0.3%
14.6%
<1.O%
Many seniors live modestly on fixed incomes of social security and personal retirement funds.
Seniors are also more likely to have physical ailments that limit mobility. This combination of factors causes seniors to be especially vulnerable to fluctuations in housing costs, health care availability, and transportation accessibility.
The 2014-2018 ACS estimates a total of 8,770 persons in South Gate that were 65 years or older. Seniors represent approximately nine percent of the City's population and are the fastest growing age group. Among the City"s seniors, 4,246 persons (48 percent) were heads of households and 1,223 seniors (14 percent) lived alone. Furthermore, according to the 2011 ACS, a total of 1,411 persons 65 years of age or older were living below the poverty level, representing approximately 16 percent of the total senior population. ACS data also estimates South Gate General Plan 2035 17
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that approximately 39 percent of senior residents have one or more disabilities, the majority of which were ambulatory and independent living difficulties.
Resources
The City's Housing Choice Vouchers program provides rental assistance to lower income seniors. In addition, the City allocates Community Development Block Grant (CDBG) funds to a Meals on Wheels program that provides hot, nutritious meals to the homes of frail, inbound seniors. Seniors can also benefit from the activities and programs offered at the South Gate Senior Center and Oldtimers Center, including fitness and cultural classes, travel excursions, social and health services, and a lunch program. Elderly residents in need of transportation can utilize South Gate Phone-A-Ride (P.A.R.), which provides low cost transportation services to local destinations within City limits as well as medical appointments at 16 approved destinations outside of the City.
Single-Parent Households
Single-parent households must often live with only one income. This limitation, combined with their childcare needs, makes single-parent households a unique special needs group. About 17 percent of the City's households were single-parent households, according to the 2014-2018 ACS, and approximately 64 percent of these households were headed by a female.
Compared to the general population, a larger proportion of female-headed single parent households were living below the poverty level. According to the 2014-2018 ACS, approximately 15 percent of all South Gate households were living in poverty, while 55 percent of the female-headed single parent households lived in poverty.
Resources
The City's Housing Choice Vouchers program provides rental assistance to lower income households, including single-parent households. In addition, the City offers a range of affordable rental and ownership housing for single-parent households through the Acquisition/Rehabilitation Program, Home Improvement Program, and Neighborhood Stabilization Program. The City also funds programs and services with CDBG funds that assist single parent households, including the Teen Challenge Ministry Institute, which offers after school learning and prevention programs designed to provide safe and effective homework assistance to youth.
18 Housing Element
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Large Households
Both the State and HUD define a large household as one with five or more members. Large households are considered a special needs group due to the general shortage of housing units that are adequately sized and affordable to these households. According to the 2019 ACS (1- year estimates), about 28 percent of the households in South Gate were large households (Table HE-13). A larger proportion of owner-households (32 percent) had five or more members compared to renter-households (25 percent). According to the 2014-2018 ACS, the average household size in South Gate was 3.97.
According to Table HE-11, approximately 95 percent of extremely low income large family households and 75 percent of very-low income family households were exceeding the 30 percent housing affordability standard. Finding affordable adequately sized housing, is a challenge for both renter- and owner-households. According to the 2014-2018 ACS, only 7 percent of the City's occupied housing units contain four or more bedrooms. The majority of these larger units are owner-occupied, indicating that the need for adequately sized housing may be more acute for renter-households.
Table HE-13: Large Households by Tenure (2019)
a . aC)wumbneerr-H4ehe,orlcentu'4mnt:rrJ. offseheorlcdesnt umberTota ercea 6,659
Small Households
(up to 4 persons)
Single-Households
Large Households
(5 or more persons)
Total 9,777 4"l.5% 13,782 58.5% 23,559
Source: u.s. Bureau oHhe Census, American Community Survey (ACS), 2019 1-yearestimates.. 538
3,118
68.1% 10,304 74.8% 16,963 72.0%
5.5% 1,824 13.2% 2,362 10.O%
31.9% 3,478 25.2% 6,596 28.0%
100%
Resources
The City's Housing Choice Vouchers program provides rental assistance to lower income households, including large households. In addition, the City offers a range of affordable rental and ownership housing for large households through the Home Improvement Program. Large households in South Gate can also benefit from the general programs and services available to all lower income households in the City.
Persons with Disabilities (lncluding Developmental Disabilities) Physical, mental, and/or developmental disabilities may prevent a person from working, restrict one's mobility, or make it difficult to care for oneself. Thus, disabled persons often have special housing needs related to limited earning capacity, a lack of accessible and affordable housing, and higher health costs associated with a disability. Some residents in South Gate have South Gate General Plan 2035 19
31 55
disabilities that prevent them from working, restrict their mobility, or make it difficult to care for themselves. An additional segment of residents suffers from disabilities that require living in an institutional setting. Because of these conditions, persons with disabilities have special housing needs.
According to 2014-2018 ACS data, persons with disabilities made up approximately nine percent of the population in South Gate. Approximately 40 percent of residents with disabilities are 65 or older. The ACS also tallied the number of disabilities by type for residents with one or more disabilities. Among the disabilities tallied, ambulatory difficulties were the most prevalent (60 percent); independent living (49 percent) and cognitive (38 percent) difficulties were also common (Table HE-14).
Disabled individuals have unique housing needs because they may be limited in mobility or in their ability to care for themselves. In addition, the earning power of disabled persons may be limited. Their housing need is also often compounded by design and location requirements, which can drive up housing costs. For example, wheelchair-bound or semi-ambulatory individuals may require ramps, holding bars, special bathroom designs, wider doorways, lower cabinets, and other interior and exterior design features. Affordable housing and housing housingprograms that address accessibility can assist these individuals with their specific needs.
Table HE-14: Disability Status (2018)
1491 17.4% 840 24.6%With a hearing difficulty
1125
3217
5161
With a vision difficulty
With a cognitive difficulty
With an ambulatory difficulty
With a self-care difficulty
With an independent living difficulty
Total Persons with Disabilities
Notes:
L Persons may have multiple disabilities.
Source: u.s. Bureau ofthe Census, American Community Survey (ACS), 2014-2018 5-year estimates. :goo
4165
8,569
Persons with Developmental Disabilities
13.1% 516 15.1%
37.5% 1007 29.5%
60.2% 2665 78.2%
33.8% 1324 38.8%
48.6% 2174 63.8%
100.O% 3410 100.O%
A recent change in State law requires that the Housing Element discuss the housing needs of persons with developmental disabilities. As defined in Section 4512 of the Welfare and Institutions Code, developmental disability means "a disability that originates before an individual attains age 18 years, continues, or can be expected to continue, indefinitely, and constitutes a substantial disability for that individual. As defined by the Director of Developmental Services, in consultation with the Superintendent of Public Instruction, this term shall include intellectual disability, cerebral palsy, epilepsy, and autism. This term shall also include disabling conditions found to be closely related to intellectual disability or to require 20 Housing Element
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treatment similar to that required for individuals with an intellectual disability, but shall not include other handicapping conditions that are solely physical in nature." The California Department of Developmental Services estimates that as of June 2019 a total of 2,483 persons with developmental disabilities were residing within the City of South Gate. The majority of these individuals were under the age of 18 and were residing in the home of their parent or guardian.
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 supportive housing for the developmentally disabled is the transition from the person's living situation as a child to an appropriate level of independence as an adult.
Resources
Two residential projects consisting of four units each for extremely low income developmentally disabled individuals operated by HOPE (Home Ownership for Personal Empowerment) are located within the City of South Gate. The City also provides CDBG funds to a number of programs and supportive services for persons with disabilities, such as the Meals on Wheels Program for frail and home-bound seniors and Southern California Rehabilitation Services (which provides home improvements that can range from installing grab bars, constructing wheelchair ramps, and widening doorways to persons with disabilities). The Housing Choice Vouchers Program also provides rental assistance to lower income households, including households with disabled persons. Residents in need of transportation can also utilize South Gate Phone-A-Ride (P.A.R.), which provides low cost transportation services to local destinations within City limits as well as medical appointments at 16 approved destinations outside of the City.
Farmworkers
South Gate is essentially built-out and there is no agriculturally designated land in the City.
Furthermore, the 2014-2018 ACS found only 122 South Gate residents employed within the occupational category of farming, fishing and forestry, representing less than one percent of the City's total population. Those employed in this occupation are also most likely employed as gardeners, landscapers or in plant nurseries. Regionally, 413 farms in Los Angeles County employ about 3,266 farmworkers.
South Gate General Plan 2035 21
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Resources
Because farmworkers make up such a small percentage of the City's total population no specific programs for this special needs group are necessary. The housing needs of farmworkers can adequately be addressed through the general programs and services available to all lower and moderate income households.
Residents Living Below the Poverty Level
The Census Bureau defines poverty based upon Directive 14 issued by the Office of Management and Budget. The Census Bureau uses a set of income thresholds that vary by household size to determine poverty. If the total income for a household falls below the relevant federal poverty threshold, then that household is considered as being "below the poverty level." Table HE-15 presents the extent of poverty in South Gate. Approximately 18 percent of the City's households received incomes below the poverty level in 2018. In general, families with children, particularly female-headed families with children, were the most likely to be affected by poverty.
Table HE-15: Poverty by Household Type
Resources
3,498
2,705
2,045
1,400
gog
331
FamilyHouseholds 3,498 79.4%
FamilieswithChildren 2,705 61.4%
Female-HeadofHouseholds 2,045 46.4%
WithChildren 1,400 31.8%
Non-FamilyHouseholds 909 20.6%
Seniors(65+) 331 7.5%
Total Households below Poverty Level 4,407 1 00.O% Note: Numbers represent those for whom poverty status has been reported. "Families with Children", "Female-Head of Households", and "Female-Head of Households" are subcategories of families.
Source: u.s. Bureau of the Census, American Community Survey (ACS), 2014-2018 5-year estimates.
Residents living below the poverty level in South Gate can benefit from a variety of family services supported with CDBG funds, including the Southeast Churches Service Center which assists families with obtaining adequate food and the Teen Challenge Ministry Institute which offers after school learning and prevention programs designed to provide safe and effective homework assistance to youth. Additional services for this special needs group include various sports programs, the teen town program, the Teen Center located at the South Gate Sports Center, recreation programs at The Girls Clubhouse, and the tiny two and tot time programs.
Additionally, the Housing Choice Vouchers Program also provides rental assistance to 22 Housing Element
34 58
households earning lower incomes. Persons living in poverty can also access various affordable housing programs offered by the City.
Extremely Low Income (ELI) Households
Extremely low income (ELI) households are considered households earning 30% or less than the area median income (AMI). ELI households are most likely to experience housing problems, including lacking complete facilities, overcrowding, and cost burden, due to lack of financial resources. According to 2021 HUD CHAS data, 20.8% of South Gate households are ELI compared to only 18.2% Countywide.
ELI households in South Gate experience housinz problems at a siznificantly hither rate than City average of 62.3%. Approximately 92% of ELI renters and 79% of ELI owners experience one or more household problem. All ELI owner households and most ELI renter households have complete kitchen or plumbing facilities. Overcrowding affects 28.7% of ELI renters and 9.2% of ELI owners. Cost burden is more common amongst ELI owners; however, a slightly larger consideredproportion of ELI renters pay more than 50% of their income on housinz and are "severely cost burdened."
Table HE-16: Extremely Lowlncome (ELI) Households by Tenure and 'lousinq Problem " "aa: : 'i'aia"" -(a"'i}'<,:':':"",y'a:':"'Thaia4a, 1,"'ia':,,,,'a"""'i?a'at"it,'J4,,,' M .,"-,,,I i,la)t,taia' " "' ='."==-"'-' "" "l:..l,'>::.-.:,.t,CJ,fL:!';i@!=Cu...Jk!E.e Ii9 :
:.A=4'jfflj!",A'==iA4J
With one or more housing problem
Lackinq complete plumbinq or kitchen facilities
Overcrowded (>1 person per room)
Severely overcrowded (>1.5 persons per room)
Cost burdened (>30%)
Severely cost burdened (>50%)
Total Households
765
o
4 78.9%
O.O%
9.2%
0.4%
69.1%
54.1 %
100.O%
,3655
,1145
525
,2435
,2215
,3995
91 .5%
2.0%
28.7%
13.1%
61.0%
55.4%
100.O%
,4420
80 ,1234
529
,3105
,2740
,-o955
Source. HUD CHAS Data (based on 2014-2018 ACS), 2021
Resources
89.0%
1.6%
24.9%
10.7%
62.5%
55.2%
IOO.C)'/o
ELI households may access the resources listed above, including the Southeast Churches Service Center, Teen Chailenge Ministry, Housing Choice Voucher program, and other affordable housing programs offer in South Gate (see Resources for Residents Living Below the Poverty South Gate General Plan 2035 23
35 59
Homeless
The Los Angeles Homeless Service Authority (LAHSA) undertakes a homeless enumeration effort on an annual basis. This comprehensive study includes a field enumeration, field surveys, telephone surveys, and a sophisticated statistical analysis used to project homelessness in non- enumerated areas. For the purposes of this study, the HUD definition of an unsheltered homeless person is used: someone who is either living on the streets, or living in a vehicle, encampment, abandoned building, garage, or any other place not normally used or meant for human habitation. The overall homeless population of the Greater Los Angeles Continuum of Care (CoC) at a given point in time in 2019 was estimated to be 56,257 people. Approximately 42,471 were unsheltered, and 13,786 people were living in either emergency shelters or transitional housing programs at the time of the enumeration.
LAHSA covers Los Angeles County, which is divided into eight Service Planning Areas (SPAs). The City of South Gate is located within SPA 7 (East Los Angeles) at the western edge of the service area. The 2020 homeless count estimated that 4,586 homeless persons were in SPA 7, representing approximately 8 percent of the homeless persons in the County. As an opt-in area, a specific homeless count for South Gate was conducted as part of the LAHSA study. This survey estimated that 399 homeless persons were located within the City of South ffl Resources
Homeless persons in South Gate have access to a number of homeless shelters and programs that are located within SPA 7. These include:
* Santa Fe Springs Transitional Living Center, Whittier - Operating through the Salvation Army, this program provides shelter for homeless families in transition, most of whom are single parents or victims of domestic violence and substance abuse, in Los Angeles County.
@ Hospita)ity Housirig, Whittier - Operating through Salvation Army, this program provides homeless support services for single adults 18 years and older and families with children.
* Birc)'i (3rosie Homes, Norwalk - Operating through the Homes for Life Foundation, this program provides supportive services to 20 persons in an existing permanent housing program for persons with mental health disabilities. @ Denker House/Harvest House, scattered sites - Operating through the Homes for Life Foundation, this program provides supportive services in an existing permanent housing program for persons with disabilities.
24 Housing Element
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* Homes for Life Foundation, Norwalk - Provides permanent housing to eight persons with mental health disabilities in eight one-bedroom apartment style units. * Su Casa Domestic Violence Network, Lakewood - Provides crisis intervention service for domestic violence victims and their children, for a maximum of 30 consecutive days. * Salvation Army, Bell Shelter - Provides emergency shelter services and transitional care for up to 350 homeless men and women.
While no homeless facilities are located in South Gate, the City provides Community Development Block Grant (CDBG) and Emergency Solutions Grant (ESG) funds annually to various nonprofit organizations that offer a range of homeless and supportive services for those who are homeless and at-risk of becoming homeless. However, PATH is constructing a 60-unit affordable housing projects for formerly homeless persons and veterans. Programs and agencies that have received funding support from the City include: the Homelessness Assistance Program, LAHSA, Southeast Churches Service Center and Salvation Army Bell Shelter.
Housing Characteristics
Housing Tren'ds and Types
Housing growth in South Gate was modest but steady during the 1990s with the 2000 Census recording 24,269 housing units in the City. However, this growth slowed dramatically during the 2000s and the City's housing stock actually decreased slightly (by less than one percent) by 2010 (Table HE-17). Several other surrounding communities also saw a slight decrease in housing growth between 2000 and 2010. Between 2010 and 2020, housing growth in South Gate increased by less than two percent. Housing growth in surrounding communities followed a similar trend. Typically, residential development in this region occurs primarily on small infill sites with the recycling of single-family homes into higher intensity residential projects.
South Gate General Plan 2035 25
37 61
Table HE-17: Comparative Housing Growth
South Gate
County of Los Angeles
Bell Gardens
Cudahy
Downey
Huntington Park
Lynwood
Paramount
24,269
3,270,906
9 788
5 542
34 759
15 335
14 987
14 591
24,160
3,445,076
9,986
5,770
35 601
15,151
15,277
14,571
24,540
3,590,574
10,012
5,780
35,838
15,228
15,341
14,710
Sources:
1. U.S.BureauoftheCensus,2000and2010Census.
2. CA Dept. of Finance E-5 Population and Housing Unit Estimates, 2020. -0.4%
5.3%
2.0%
4.1%
2.4%
-1 .2%
1.9%
-0.1%
1.6%
4.2')'0
0.3%
0.2%
0.7'/o
0.5%
0.4%
1.O%
Table HE-18: Changes in Housing Stock, 2010-2020
SingleFamily 17,150 71.0%
Detached 15,285 63.3%
Attached 1,865 7.7%
Multi-Family 6,719 27.8%
2-4Units 3,214 13.3%
5+Uruts 3,505 14.5%
Mobile Homes and Other 291 1.2%
TotalUnits 24,160 100.O%
Sources:
1. U.S.BureauofCensus,2010Census.
2. CA [)ept. of Finance E-5 Population and Housing Unit Estimates, 2020.
Tenure and Vacancy
17,294
15,353
1,941
6,952
3,224
3,728
294
24,540
70.5%
62.6%
7.9%
28.3%
13.1%
15.2%
1.2%
100.O%
The 2014-2018 ACS estimates a total of 23,926 occupied housing units for the City of South Gate. Owner-occupied units comprised 42 percent of all occupied units, while renter-occupied units made up the remaining 58 percent.
According to the ACS, most of the City's single-family detached housing was owner-occupied in 2018 (89 percent). Homeownership is often a significant factor in maintaining the stability of single-family neighborhoods and encouraging reinvestment.
Vacancy rates within a community are an indicator of the availability and cost of housing.
Vacancy rates below five percent for rental housing and two percent for ownership housing are generally indicative of a critical shortage of housing. According to the 2014-2018 ACS, the ownership vacancy rate in South Gate was O.4 percent, while the rental vacancy rate was 1.2 26 Housing Element
38 62
percent. (At the same time, the rate in Los Angeles County as a whole for rental units was 3.2 percent.) The rates for South Gate suggest a very tight suboptimal housing market.
Age of Housing Stock
A majority of the residential development in the City of South Gate occurred just after World War II. Almost 50 percent of the City's housing stock was constructed between 1940 and 1959.
Typically, housing over 30 years of age needs some form of major rehabilitation, such as a new roof, foundation work, and plumbing. With a vast majority (approximately 92 percent) of the City's housing stock built prior to 1990, housing rehabilitation is clearly a priority need for the community. Table HE-19 summarizes the age of the City's housing stock. Based on code enforcement activities, City staff estimates approximately 25 percent of housing units in the City have deferred maintenance and outdated systems, requir3@g substantial rehabilitation, However, no housing units are dilapidated to the point requiri3g replacement.
Table HE-19: Year Units Built
1939 or Earlier 4,147
1940 to 1949 7,558
1950 to 1959 4,312
1960 to 1969 2,856
1970 to 1979 2,550
1980 to 1989 968
1990 to 1999 1130
2000 to 2009 621
2010 to 2013 132
2014 or Later 111
Total 24,385
Source: Bureau of the Census, American
(ACS), 2014-2018 5-year estimates.
17.01%
30.99%
17.68%
11.71%
10.46'!/o
3.97%
4.63%
2.55%
0.54%
0.46%
100.OO%
Community Survey
South Gate General Plan 2035 27
39 63
Housing Costs and Affordability
Ownership Housing Prices
According to CoreLogic, a company that collects real estate data, 2019 median home prices in South Gate and nearby jurisdictions were well below the countywide median sales price of S617,500 (Fizure HE-2). The City's median home sales price in 2019 was 5437,500, approximately 29 percent less than the County's median price.
Figure HE-2: Median Home Sales Price (2019)
S 7CiCl,OtiCl
LA CaunLy Median
5617,500
S 600.C1(1G
' E,00,000
S -!CIO, CIOQ
5 E (10, CIIJI (Jl
S 2CI0, 0CIII
S IClCf,OCIC
S 409 000
5562,500
S405,000 S420,000
S335 000
'Cil.li'i G ;r; Be H (i; I J-'I' < 7 IQI ', i", @ l/ Hiu tuagtan Par:i Lybi'.i:icn- F' ? r a 11" (jl.i- t Note: Real estate data for Cudahy is not available.
Source. Corelogic.com California Home Sale Activity by City, 2019 The City's median sales price as of August 2020 (S512,500) represents an increase of approximately 17 percent from the previous year. All neighboring jurisdictions with the exception of Huntington Park experienced double-digit increases in median home sale price over this time period (Table HE-20). This represents a relatively rapid increase in home sale prices compared to the period from 2018-2019 when South Gate and the majority of surrounding communities experienced very slight increases (with the exception of Lynwood and Paramount).
28 Housing Element
40 64
Table HE-20: Annual Median Home Prices (2018-2020)
unsdld'o-28"eil18e:Per:faM2SOThl19!f'end6ae'n&Jan"Suagie2sOP2rOicMffi&edaerCO'lln8k-c!ta9ng&Pe\Oein9k-C20h2aOng,*Jla South Gate
County of LA
Bell Gardens
Cudahy
Downey
Huntington
Park
Lynwood
Paramount
$435,000
$598,000
$400,000
$430,000
$560,000
$400,000
$420,000
$355,000
$437,500
$617,500
$409,000
$562,500
$405,000
$420,000
$335,000
$512,500
$692,750
$539,000
$633,500
$392,500
$476,000
$399,000
0.57%
3.26%
2.25%
0.45%
1.25%
O.OO%
-5.63%
17.14%
12.19%
31.78%
12.62%
-3.09%
13.33%
19.10%
Note: [)ata for Cudahy not available.
Sources:
1. SCAG Local Profiles, Core Logic/Data Quick
2. Corelogic.com California Home Sale Activity by City, August 2020.
Rental Housing Costs
The City had a rental vacancy rate of 1.2 percent in 2018, well below what is typically considered optimum and indicating a tight rental market. Few units in the City are even publicized as being available for rent in local newspapers or Internet listings. Instead, non- traditional advertising practices, such as placing for-rent signs outside of the residence or using word-of-mouth, are more commonplace in the City.
Table HE-21: summarizes median rent by unit size according to Zumper.com estimates. As presented, median rental costs in South Gate ranged from " ,1295 for a studio to S ,2982 for a two-bedroom unit. Zumper.com data shows that as of January 2022, compared to last yeai-, rent prices for studio and four-bedroom units has remained constant, but increased 73 percent for one-bedroom units, 62 percent for two-bedroom units, and 6% for three-bedroom units.
Table HE-21 : Median Market Rent by Number of Bedrooms () o
1 2
3 4
Total
$,1295
$,2427
$,2972
$,2650
$1 ,950
$,2427
Source: Zumpet.com South Gate, CA Rent Prices, Jantiary 24, 2022. https'//www.zumper.com/rent-research/south-qate-ca South Gate General Plan 2035 29
41 65
Housing Affordability
The State has established the threshold of affordable housing cost at 30 percent of gross household income.3 Table HE-22 provides estimates of affordable rents and home prices based on HCD's 2020 income limits for Los Angeles County, current mortgage rates (i.e., 4.0 percent for 30-year fixed-rate mortgage), and cost assumptions for utilities, taxes and insurance. Based on the housing costs presented earlier in Table HE-21, most South Gate residents, with the exception of extremely low income and most very low income households, are able to afford rental housing in the City. Many of the units available, however, are typically smaller and large households may still have difficulty securing appropriately sized rental housing. However, based on steadily increasing median home sale prices indicated in Table HE-20, home ownership is unaffordable for all income levels, even for moderate- income households.
Table HE-22 shows the maximum amount that a household can pay for housing each month (e.g., rent, mortgage, and utilities) without exceeding the 30 percent income-to-housing cost ratio that is the threshold for overpayment. This amount can be compared to current market prices for single-family homes, condominiums, and apartments to determine what types of housing opportunities a household can afford.
3 Affordable housing cost is set at 30% of income for all renters and owners except for median and moderate income homeowners. Their affordable housing cost for home purchase is set at 35%.
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42 66
Table HE-22: Estimated Affordable Housing Price by Income and Household Size (2020) Extremely Low Income
1-Person
2-Person
3-Person
4-Person
5-Person
Very Low
1-Person
2-Person
3-Person
4-Person
5-Person
Low Income
1-Person
2-Person
3-Person
4-Person
5-Person
Median Income
1-Person
2-Person
3-Person
4-Person
5-Person
Moderate Income
1-Person
2-Person
3-Person
4-Person
5-Person
$23,700
$27,050
$30,450
$33,800
$36,550
$39,450
$45,050
$50,700
$56,300
$60,850
$63,100
$72,100
$81 ,100
$90,100
$97,350
$54,100
$61 ,850
$69,550
$77,300
$83,500
$64,900
$74,200
$83,500
$92,750
$100,150
$986
$1,126
$1,268
$1 ,408
$1,521
$1,578
$1 803
$2,028
$2,253
$2,434
$1,353
$1 ,546
$1,739
$1,933
$2,088
$1,623
$1,855
$2,088
$2,319
$2,504
$836
$960
$1,077
$1,185
$1,257
$1 ,427
$1 ,637
$1 ,837
$2,030
$2,170
$1,202
$1 ,380
$1,548
$1,710
$1,824
$1,472
$1,689
$1,897
$2,096
$2,240
$61 790
$72,096
$80,244
$86,069
$86,953
$129,241
$149,182
$166,966
$182,427
$191,020
$230,524
$265,026
$297,157
$327,179
$347,334
$191,981
$221,130
$247,693
$272,361
$288,020
$238,233
$274,020
$307,435
$338,527
$359,325
Note Due to the Hold Harmless Policy adopted by HCD. the income limits by income qroup would not be allowed to be lower than in previous years reqardless of the results of the Area Median Income survey. This policy has resulted in median income in Los Anqeles (and some other hiqh cost counties) to be lower than the income limits for lower income qroups.
Assumptions: 2020 HCD income limits; 30.0% gross household income as affordable housing cost: 35.0% of monthly affordable cost for taxes and insurance; 5.0% downpayment and 4.0% interest rate for a 30-year fixed-rate mortgage loan. Utilities based on Los Angeles County Utility Allowance.
Sources: HCD (2020); and Veronica Tam and Associates (2020).
South Gate General Plan 2035 31
43 67
Extremely Losii Income (louseholds: Extremely low income households earn 30 percent or less of the AMI. Based on financing criteria noted earlier, the maximum affordable home price for an extremely low income household ranges from 561,790 to S86,953 based on 2020 income limits. Homeownership is out of reach for all extremely low income households. Similarly, after deductions for utilities, an extremely low income household can afford to pay S442 to S650 in rent per month, depending on the household size. In practical terms, this means that even a five-person extremely low income household cannot afford an average priced one-bedroom without severe overpayment or overcrowding.
Very LO!1/ Income Households: Very low income households earn 31 percent to 50 percent of the AMI. Based on the 2020 income limits, the maximum affordable home price for a very low income household ranges from S129,241 for one-person to S191,020 for a five-person household. Based on the sales data presented in Table HE-20: , very low income households cannot afford the median sales price for a home in the City, regardless of size. As outlined in Table HE-22, a very low income household can afford to pay S836 to 51,257 in monthly rent, after deductions for utilities and depending on household size. Generally, very low income families cannot afford to rent anything larger than a one-bedroom in South Gate.
Low Income Households: Low income households earn 51 percent to 80 percent of the AMI.
The maximum affordable home price for a low income household ranges from 5230,524 for a one-person household to S347,334 for a five-person household. Affordable rent for a low income household ranges from 51,427 for a one-person household to S2,170 for a five-person household. Based on the data presented in Table HE-20 and Table HE-21, low income households may be able to afford some smaller units in South Gate; however, homeownership is not affordable for this income group.
Median Income Households: Median income levels in Los Angeles County are capped to those indicated in Table HE-22 by federal regulations and based upon the federally defined poverty level. The maximum affordable home price for a median income household ranges from S191,981 for a one-person household to S288,020 for a five-person household. Based on the data presented in Table HE-20 and Table HE-21, some small rental housing in South Gate be affordable to median income households; however, homeownership is still unaffordable for this income group.
Based upon the assumptions utilized to create Table HE-22, an annual household income of 554,000 is needed to afford the rent for an average apartment at Sl,125 per month. An annual household income of SIOI,140 is needed to afford a median priced home of S512,500, making purchasing a new home very difficult for many South Gate residents. 32 Housing Element
44 68
Affordable Housing
Inventory of Subsidized Housing
The City has a number of affordable rental housing developments that are subsidized to affordable levels for lower income households. The length of affordability control is dependent on the requirements of the funding programs. Table HE-23 presents this inventory, providing project information on total units, subsidized units, funding programs used to maintain affordability, and potential date for the subsidized units to convert to market-rate housing due to expiration of subsidies or deed restrictions.
In compiling the inventory, only project-based assistance received by the developments is considered, including density bonus, financial subsidies using local, state, or federal funds, and land write-downs. Rental developments that accept tenant-based assistance such as Section 8 vouchers are not included in the inventory as the vouchers are portable with the tenants and therefore do not guarantee the long-term affordability of specific units.
Table HE-23: Inventory of Subsidized Rental Housing for Lower Income Households At-Risk
Pennsylvania Square 75 75 Section 8 New Construction 1/31/2025 Dudlext II Senior
Apartments i34
20 SHeOtMAEslldFeunds and Redevelopment Housingli2016
Subtotal iog 95
Not At-Risk
Ardmore Terrace Senior
Apartments 35 22
I
Redevelopment Housing Set-Aside 2033
Burke Avenue
Apartments
8953-8957 Burke
Avenue
8 8 HOME 2037
11343 Pennsylvania
Avenue 4 4 HOME 2038
2418 Glenwood PI. 4 4 HOME 2038
Hollydale Plaza
Apartments 101 101 LIHTC 2038
California Senior Plaza
(8933 California
Avenue)
69 69 Redevelopment Housing Set-Aside 2061
PATH Villas 60 59 LIHTC 2066
Subtotal 281 267
Total 390 362
Source: City of South Gata, 2021.
South Gate General Plan 2035 33
45 69
Description of Subsidized Units
A total of nine publicly subsidized, multi-family rental complexes are located within the City of South Gate, including one that is currently under construction (PATH Villas). Collectively, these complexes offer 362 rental housing units that are deed-restricted as housing affordable to lower income households. All of the restricted units are targeted to seniors, people with developmental disabilities, or other special needs population. The ten affordable communities include:
@ Pennsylvania Square: This 75-unit complex was developed with a HUD Section 221(D)(4) market-rate financing which places no affordability control on the units developed. The affordability of this senior complex is maintained by a Section 8 contract that is due to expire on January 31, 2025. @ Dudlext II Senior Apartments (South Gate Park Villas): The 20-unit Dudlext II Senior Apartments were constructed with federal HOME funds and a City of South Gate Redevelopment Agency land write down.
* Ardmore Terrace Senior Apartments: This
constructed in 1988. A total of 22 units are
the City's financial participation. ASSiSted
converting to market rate until 2033.
35-unit senior housing development was
maintained as affordable as a condition of
units within this project are not at risk of
@ Burke Avenue Apartments: This eight-unit complex was constructed in 2011, with a total of eight units maintained as affordable housing in cooperation with the Oldtimers Foundation. Assisted units within this project are not at risk of converting to market rate until 2037.
* 11343 Pennsylvania Avenue: A total of four units, designated as affordable special needs housing for persons with developmental disabilities were constructed in 2013.
Assisted units within this project are not at risk of converting to market rate until 2038. * 2418 Glenwood Place: A total of four units, designated as affordable special needs housing for persons with developmental disabilities were constructed in 2013. Assisted units within this project are not at risk of converting to market rate until 2038. * Hollydale Plaza Apartments: Hollydale Plaza is an affordable apartment community comprised of 101 one- and two- bedroom units for seniors. The community was developed by LINC Housing and Meta Housing Corporation in 2010 using four percent low-income housing tax credits.
34 Housing Element
46 70
* California Senior Plaza: This affordable senior project is located at 8933 California Avenue. The project consists of 69 moderate income senior units and was funded in part with Redevelopment Housing Set-Aside funds.
* PATH Villas: This project is under construction as of September 2021. Of the 60 units, 59 are affordable to veterans and formerly homeless.
Units at Risk
The cost of constructing new affordable housing has continued to rise; therefore, it is important that a community preserves its existing affordable housing stock. State law requires that the Housing Element assess the potential conversion of subsidized units to market-rate housing due to expiration of deed restrictions or subsidy contracts. The analysis must cover a ten-year period. Therefore, for this Housing Element, the "at risk" analysis covers the period of October 15, 2021 through October 15, 2031. During this ten-year period, a total of 95 units within the Pennsylvania Square and Dudlext II Senior Apartments are considered at risk of converting to market-rate housing.
Preservation Options and Cost Analysis
This cost analysis is intended as a general analysis to establish an order of magnitude regarding the costs associated with various options to preserve the affordability of Pennsylvania Square and Dudlext II (totaling 95 units). The actual costs will depend on the market conditions at the time of conversion and detailed analysis should be conducted.
Rent Subsidies
Upon expiration of the Section 8 contract, tenant-based rent subsidies funded by other funding programs could be used to preserve the affordability of the at-risk units. Similar to Section 8 rental assistance, the City could provide rent subsidies to very low income households at Pennsylvania Square and Dudlext 11. The level of the subsidy required to preserve the at-risk affordable units is estimated to equal the Fair Market Rent (FMR) for a unit minus the housing cost affordable by a very low income household. Table HE-24 presents a calculation of the rent subsidies required to preserve the affordability of the 95 at-risk units.
Based on the estimates and assumptions shown in this table, approximately S735,300 in annual rent subsidies would be required (in 2021 dollars). However, the amount of annual subsidies will vary depending on market conditions.
South Gate General Plan 2035 35
47 71
Table HE-24: Rent Subsidies Required
Very Low Income (50o/o AMI)
One-Bedroom/2 person
household
95 $1,605 $45,050 $960 $645 $61,275
Total Monthly nC. $61 ,275
Total Annual Subsidy
;j;J
$735,300
Notes:
1. Fair Market Rem (FMR) is determined by HUD. These calculations use the 2021 HUD FMR for the Los Angeles-Long Beach Metropolitan Area.
2. Rems are restricted to 50% AMI in these buildings, which puts residents in the Very Low Income Category, set by the California Department of Housing and Community Development (HCD).
3. The affordable housing cost is calculated based on 30% of the AMI, minus utilities for rentals.
4. The monthly subsidy covers the gap between the FMR and the affordable housing cost.
Source: Veronica Tam and Associates, 2021.
Transfer of Property to Non-Profit Ownership
One option to preserve this development as affordable housing is to transfer the ownership of these at-risk buildings to nonprofit ownership, provided the owners are willing to sell. Table HE-25 presents an estimated market value of Pennsylvania Square and Dudlext II using general assumptions on operating cost, rent income, and building condition.
Table HE-25: Estimated Market Value of At-Risk Units One-Bedroom Units 75 20
Annual Operating Cost
Gross Annual Income
Net Annual Income
Market Value
$180 000
$1444,500
$1 ,264,500
$15,806,250
$48,000
$385,200
$337,200
$4,215,000
Market value is estimated with the following assumptions:
1. Fair Market Rent for one-bedroom is $1,605
2. One-bedroom unit is 600 square feet in size.
3. Vacancy rate = 5%
4. Annual operating expenses per square foot = $4.50
5. Market value = Annual net project income"multiplication factor
6. Multiplicationfactorforabuildinginmoderateconditionis12.5.
New Construction of Replacement Units
Preservation of the at-risk units as long-term affordable housing depends on the intent of the property owners. tf preservation proves to be infeasible, construction of new affordable units may be the only option to replenish the City"s affordable housing stock. 36 Housing Element
48 72
The cost of developing new housing depends on a variety of factors such as density, size of units, location and related land costs, financing and type of construction. The City of South Gate, similar to most cities within a highly urbanized setting, is essentially built-out with few vacant parcels of any size remaining. Most development is limited to in-fill housing, especially recycling less intensively developed sites. As with all commodities, when there is limited supply and great demand, the cost escalates commensurately. Thus land costs are generally very high throughout California but are even more so in communities where vacant lots are scarce.
Based on general assumptions for average construction costs, it would cost approximately S20.2 million to construct 95 affordable replacement units, excluding land costs and soft costs such as architecture and engineering. Including land costs, the total costs to develop replacement units would be significantly higher.
Table HE-26: Estimated New Construction Costs
One-Bedroom
Average Per Unit Cost:
600 68 400 20.178.000
$212,400
(C) = (A) x (B) x 1.20 (i.e. 20% inflation to account for hallways and other common areas). (D) = (C) x $295 (per square foot construction costs)
Note: Construction cost per square foot for Los Anqeles Cocinty is based on estimates by Cumminq Insiqhts, a service that provides construction market analysis.
Purchase ofAffordability Covenants
Another option to preserve the affordability of the at-risk project is to provide an incentive package to the owner to maintain the project as affordable housing. Incentives could include writing down the interest rate on the remaining loan balance, and/or supplementing the Section 8 subsidy received to market levels. The feasibility of this option depends on whether the complex is too highly leveraged. By providing lump sum financial incentives or ongoing subsides in rents or reduced mortgage interest rates to the owner, the City can ensure that some or all of the units remain affordable.
Cost Comparisons
The above analysis attempts to estimate the cost of preserving the at-risk units under various options. The cost of constructing 95 replacement units is high (510.3 million plus land and soft costs). In comparison, the annual costs of providing rental subsidies to preserve the 95 assisted units are relatively low (5735,300); however, long-term provision of rental subsidies for at least 55 years would cost over S85 million in future value. The option of acquiring the two projects and transferring ownership to non-profit housing organizations is also costly (S20 million).
South Gate General Plan 2035 37
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50 74
HOUSING CONSTRAINTS
Market and governmental factors, and infrastructural limitations may constrain the construction, rehabilitation, affordability, and maintenance of housing. These constraints ultimately influence the type and number of housing units available in the City.
Market Constraints
Factors such as current interest rates, land prices and cost of construction affect the cost of housing and may constrain the production of affordable units. Interest rates and loan costs, at the writing of this Housing Element, have been among the lowest in over 25 years. However, land costs are higher than ever and significantly raise the cost of housing. Specifically, the high cost of land and construction has priced many families out of the homeownership market.
Land Availability and Cost
Housing demand far exceeds the available housing units within the Southern California real estate market. In areas such as South Gate, where the City is essentially built-out and available land is extremely limited, the supply and demand paradigm is out of balance. Residentially designated vacant land in South Gate is nearly non-existent. Based on a survey of listings for vacant land in December 2020 on Realtor.com, only two vacant properties were listed for sale in the entire City. One of the properties is located near the corner of Atlantic Ave. and Tweedy Blvd. and is not zoned for residential use. The second is located on State Street in the Main Street Zone, which allows for high density mixed use. However, the lot is priced at approximately S200,000 (S36 per square foot) and the lot is only 5,596 square feet in size. This lot is indicative of land availability constraints faced in South Gate. Many of the vacant or underutilized parcels within the City are small and narrow, typical of pre-1950s development.
Future residential development must rely on lot consolidation and conversion of underutilized land for more intensified uses.
In order to assemble a usable parcel that would accommodate multi-family housing, which is most needed in South Gate, or new construction of single-family units, large parcels are required. A multi-family parcel is generally at least 7,500 feet in size or larger. Often, with smaller parcels it is necessary for the private developer to acquire properties as these become available for sale and hold the properties until such time as sufficient land is acquired to complete a development that is a cost-effective return on investment. Carrying costs associated with this process can make or break a project. Additionally, this is a speculative process in that it may not be possible to assemble the required land if the adjacent property South Gate General Plan 2035 39
51 75
owners are unwilling sellers just as it is entirely possible that the price of the land escalates as property owners learn of the project and hold out for a higher purchase price.
Increased allowable densities work to counter the high cost of land by lowering the cost of land per unit. As part of the City's comprehensive General Plan Update in 2009 and subsequent Comprehensive Zoning Code Update in 2015, the City provided additional opportunities for housing development through increased density and other incentives. Several strategic areas will provide for mixed-use development of ground floor retail with housing.
Construction Costs
The construction cost factor has significant impact on the cost of new housing. According to the National Association of Home Builders Construction Cost Survey, construction costs (including labor and materials) account for over 55 percent of the sales price of a new single- family home. The Construction Cost Survey found that the average construction cost for a single-family home was S237,760. However, it is important to note that the Construction Cost Survey is a national survey and the average home size found by the survey (2,776 square feet) is larger than the typical home in the City of South Gate. Although construction costs are significant and account for a large portion of the ultimate sales price of a home, construction costs are consistent throughout the region and therefore would not specifically constrain housing development in South Gate.
Building costs can be reduced if amenities and the quality of building materials are maintained at just the minimum standards that ensure health, safety and adequate performance. These reductions may reduce the initial sajes price but may also diminish the useful life of the home over time as well as the buildings contribution to the character of the community.
Another factor related to construction costs is the number of units that can be developed at a single site which allows for reductions in building costs through economies of scale. This cost reduction is particularly beneficial when coupled with density bonuses which allow for more units than would be permitted according to the existing zoning. The density bonus serves as an incentive to the private developer to construct affordable housing. Pursuant to State law, the City of South Gate offers density bonus and other regulatory incentives to developers that include affordable housing within the development.
Timing and Density
Density enhances economies of scale and therefore is a strategy to compensate for construction and land costs. Based on recent projects (discussed later in Housing Resources section), most projects do maximize the allowable density, especially for projects in the mixed use zoning districts. Ownership housing, however, including affordable housing projects by nonprofit developers, tends to be designed at lower densities. 40 Housing Element
52 76
Once a project is entitled, most projects, especially smaller projects, tend to move on to construction fairly quickly. Larger projects, however, may experience delays due to various factors. These include the ability to respond to requests for corrections on construction documents, ability to obtain construction financing. This is particularly true for affordable housing development. Dependence on public funds (such as Low Income Housing Tax Credits or multi-family revenue bonds) often delays construction.
Financing
Interest rates are determined by national policies and economic conditions, over which municipalities have little ability to influence. In response to the Covid-19 pandemic, interest rates dropped significantly in 2020. Low rates allow homeowners to take the opportunity to refinance home loans to lower mortgage payments. These low interest rates also make it easier for first-time homebuyers to enter the market. As of December 2020, the average interest rate in the u.s. WaS just 2.71 percent for a 30-year fixed mortgage.4 Under the federal Home Mortgage Disclosure Act (HMDA), lending institutions are required to disclose information on the disposition of loan applications and the income, gender, and race of loan applicants. The availability of financing for a home greatly affects a person's ability to purchase a home or investin repairs and improvements.
Table HE-27: Disposition of Home Purchase and Improozemsnt Loan Applications (2017) Conventional Purchase Loans
Government Backed Purchase Loans
Home Improvement Loans
Refinance
Total
Source: www.LendingPatterns.com, 2020.
Notes:
1. 2.
3. Percent Approved includes loans approved by the lenders whether or not accepted by the applicant.
Percent Other includes loan applications that were either withdrawn or closed for incompleteness.
FFIEC changed the format of reporting in 2018: release of data available in the new format has been delayed. 264
192
176
1,198
1,830
i 3g
136
112
618
1 ,055
72o/o
71%
64%
52%
58%
17 20
36 208
281
58 36
28 372
494
22'/0
19%
16%
31%
27%
Table HE-27 indicates the total number of home loan applications in 2017 for the City of South Gate. In 2017, a total of 1,830 households applied for home loans in South Gate. The majority of these were applications for refinance (65 percent). Of the 264 households that applied for conventional purchase loans, 72 percent were approved. Government backed purchase loans had a similar approval rate at 71 percent. Applications for home improvement loans had the highest denial rate at 20 percent. However, refinance applications had the lowest approval rate at 52 percent.
4 fi((p://www.frBddiemac.com/pmms/
South Gate General Plan 2035 41
53 77
Foredosures
Foreclosure occurs when households fall behind on one or more scheduled mortgage payments. The foreclosure process can be halted if the homeowner is able to bring their mortgage payments current. If payments cannot be resumed or the debt cannot be resolved, the lender can legally use the foreclosure process to repossess (take over) the home. When this happens, the homeowners must move out of the property. If the home is worth less than the total amount owed on the mortgage loan, a deficiency judgment could be pursued. If that happens, the homeowner would lose their home and also would owe the home lender an additional amount. Like many other communities, the number of foreclosures in the City of South Gate increased dramatically during the Great Recession. The 2014-2021 Housing Element indicated that there were a total 179 homes in the City at some stage in the foreclosure process. This number has decreased to just 13 homes as of December 2020, according to RealtyTrac.com.
Homes can be in various stages of foreclosure. Typically, the foreclosure process begins with the issuance of a Notice of Default (NOD). An NOD serves as an official notification to a borrower that he or she is behind in their mortgage payments, and if the payments are not paid up, the lender will seize the home. In California, lenders will not usually file an NOD until a borrower is at least 90 days behind in making payments. As of December 2020, 6 properties in South Gate were in this pre-foreclosure stage.
Once an NOD has been filed, borrowers are given a specific time period, typically three months, in which they can bring their mortgage payments current. If payments are not made current at the end of this specified time period, a Notice of Trustee Sale (NTS) will be prepared and published in a newspaper. An NTS is a formal notification of the sale of a foreclosure property.
In California, the NTS is filed 90 days following an NOD when a property owner has failed to make a property loan current. Once an NTS has been filed, a property can then be sold at public auction. According to foreclosure records, 5 properties in South Gate were in the auction stage of the foreclosure process.
Many properties, however, are unable to be sold at public auction. In the event of an unsuccessful sale at auction, a property becomes classified as Real Estate Owned (REO) and ownership of it reverts back to the mortgage company or lender. In December 2020, there were two bank-owned properties within the City of South Gate.
The economic impacts of COVID-19 may impact foreclosure rates in the future. The current COVID eviction protections offered by the Federal and State governments may have a delayed impact on foreclosures. Once the protections expire, foreclosures may increase if some households are not able to repay the mortgages they owe. 42 Housing Element
54 78
Governmental Constraints
Housing policy and implementation activities by the City of South Gate may have an impact on the price and availability of housing. Specifically, land use controls, site improvement requirements, building codes, fees and other local programs intended to improve the overall quality of housing may serve as a constraint to housing development. This section assesses the potential of public policies as constraints to housing development.
Land Use Controls and Development Standards
Land Use Controls
The City adopted General Plan 2035 in 2009. As part of the General Plan update, a new concept in dealing with land use and development standards was introduced. Unlike traditional Euclidean land use and zoning system, the South Gate General Plan uses a "form-based" system to determine location and intensity of uses. In 2015, the City adopted a new Comprehensive Zoning Code to implement the policies of General Plan 2035.
Under this new land use system, the City is divided into residential neighborhoods, mixed-use districts, and corridors, with specific "strongly desired," "desired", and "discouraged" "place types". Definitions of each are below:
* Strongly Desired - This is the preferred Place Type for a district or corridor and should be implemented unless there is a strong overriding reason not to implement it. This is the Place Type that best meets the vision for each district or corridor. For districts and corridors, these are represented with a green dot in the Place Type table. * Desired - Place Types with this designation are allowed in the area but are not as highly desired. Certain restrictions may be placed on future projects that would like to build with this Place Type. This is represented with an orange dot in the Place Type table. * Discouraged - These Place Types are allowed in the district or corridor but in very limited amounts. This is represented with a red dot in the Place Type table.
Unlike Districts and Corridors, which allow more than one Place Type, primarily residential areas of the City are designated with either the Neighborhood Low or Neighborhood Medium designation. The majority of the City is designated with the Neighborhood Low designation and a small percentage of areas are designated as Neighborhood Medium (Table HE-28). Detached and attached single-family homes are permitted uses in the Neighborhood Low designation.
The Neighborhood Medium designation allows for a range of housing types including single family, duplex, triplex, and small apartments. Although small-scale recycling and infill South Gate General Plan 2035 43
55 79
residential projects will continue to occur in these neighborhoods, significant residential growth is not desired or anticipated, except within the Corridor Transition Overlay Zone (discussed later). Neighborhood Medium High and Neighborhood High areas are incorporated into the City's Districts and Corridors areas.
Districts are areas of higher intensity development located throughout the City (Table HE-28).
The design and desired land use mix of Districts varies from area to area. Some, such as the new transit-oriented village near the intersection of Firestone and Atlantic Avenues, will create a pedestrian- and transit-oriented environment. These districts will incorporate some mixed use residential development at a higher density than surrounding areas. Districts will serve as a focal point for new housing to meet anticipated growth in population.
Corridors are the major transportation thoroughfares and access routes in the City (Figure HE- 5). Corridors also include the parcels fronting the roadway and may be several parcels deep to allow for significant redevelopment opportunities. Corridors should be attractive, contain a diverse mix of uses - including residential uses at higher densities than currently exist - provide safe travel for pedestrians, bicycles, transit vehicles and automobiles, and enable people and goods to circulate with relative ease.
The City recognizes the tremendous need for workforce housing in the region and the benefits of providing residential uses along transportation corridors and near employment centers, and creating a resident population in commercial nodes. The South Gate General Plan 2035 fosters increased residential opportunities in select districts and corridors where a range of housing types are encouraged or permitted. Table HE-28 provides a description of the various Place Types.
44 Housing Element
56 80
Table HE-29: and Table HE-30 provide a matrix of districts and corridors that illustrate Place Types where residential uses are strongly desired or desired.
Table 'IE-28: Place Types
'al**l*-'i'ii','%'WaM'ai"}'K?"i::a"''i:??!",:'75p',,f.,:+_4 !'La":':"aa- i ,' " ":a %;,S r.it;' y -'ii'i n;r,:ffX% < !pssAc, !J, , 0 h _,A.1;aza,,af4s*y,!i i plli
+!A
ffi tl M
This designation covers the majority of residential areas of the City and is intended to preserve the existing character and nature of the neighborhoods. This designation provides for low to moderate intensity single-family residential uses.
Frontaqe and Buildinq Placement:
Buildings shall be set back from the street and sidewalk to a depth that is consistent with those in the existing 2 stories0-12 du/ac Uses:
Single-Family 2 stories0-12 du/ac
.. i{
te pur:css >f tLi= -l=sgna:ion s to pr:iyide areas for a mix of single-family and lower density niulti4arsily i'esidential housing. These areas are located along collector streets as a transitional area between higher intensity uses and lesser intensity single-family areas and in neighborhoods that already exhibit a high degree of diversity in the type and density of housing.
Frontaqe and Buildinq Placement:
Buildings should be set back from the street, depending on the building type and overall character of the block. The setbacks shall be generally consistent on a block-by-block basis so long as the buildings create an attractive pedestrian and street environment.
Uses:
Single-Family
Duplex
Triplex
Fourplex
Townhouse
Rowhouse
9-20 du/ac 3 stories
jl,1)"71'.!%
i.s :esigiiation provides for attached single-family and multi-family housing. This designation is generally located along relatively high frequency roadways. Development in this designation will add a mix of housing types in the City and serve as a transition between the corridors and adjacent single-familyareas.
Uses.'
FrontaqeandBuildinqPlacement.' Dup'eX "" "'
Buildings should have minimal setbacks from the street with Tr'p'eX 21-4o du/aC 4 Skor'es frontages that support the creation of attractive and public Fourp'ex (up 'o 45du/ao 'f (up 'o 5 Slo'esTownhouse amenities are if amenities are spacesalongstreetsandsidewalks. Rowhouse provided) provided) Frontaqe and Buildinq Placement.'
Buildings should have minimal setbacks from the street with frontages that support the creation of attractive and public spaces along streets and sidewalks.
T 1.3 parpase af this designation is to provide for condominiums and apartment developments where publi: transit is readily available and where there is a diverse mix of uses. This designation is typically found along major transportation corridors or as a part of districts that are expected to be redeveloped over the life of the General Plan.
FrontaqeandBuildinqPlacement.' D
Buildings shall be located directly at the property line or 41-75du/ac 6stories pushed back from the property line and landscaped. Buildings " should contribute to an attractive streetwall that is inviting and Multi-Family a(umpelnoit8ie5sdulaaCref !fuapm1oen8itiselsoraereS comjortable fcr sede=triiins.
.gjlji:lalii;ti:t;x;9, 7
This designation is intended to establish a neighborhood focus that is distinguish-id by civic build.ngs, small-scale commercial and mixed-use buildings and multi-family housing. The designation allows for a diverse mix of uses to create nodes or focal points where numerous neighborhoods meet.
South Gate General Plan 2035 45
57 81
Table HE-28: Place Types
Frontaqe and Buildinq Placement:
Buildings shall be placed at the back of the sidewalk or Uses.'pushed back from the sidewalk with public uses, such as plazas or outdoor seating, separating the building from the Mu"-Fam"y sidewalk.
12-40 du/ac 3 stories
Thi; designa.ii:n provides for vertical and horizontal mixed use developments along major corridors throughout the City, such as Paramount, Atlantic, and Tweedy. This designation is intended to allow for relatively high intensity uses that increase the amount and diversity of housing units in South Gate and allow for the addition of office uses.
Frontaqe and Buildinq Placement.'
Buildings shall be placed at the back of the sidewalk or l,. pushed back from the sidewalk to provide space for gathering Multi-Family places, such as plazas or outdoor seating.
D5H33jjy
21-40 du/ac
4 stories
(up to 5 stories
if amenities are
provided)
Th s designation provides for vertical and horizontal mixed use developments along major corridors throughout the City, such as Firestone and Long Beach. This designation is intended to allow for higher intensity uses that increase the amount and diversity of housing units in South Gate and allow for the addition of office uses to the Citv's land use riix.
Hjgj3%
3-5 stories
(up to 8 stories
if amenities are
D
Um_.
Multi-Family
all
4'l-/O auiac
(up to 85 du/ac if
amenities are
rovided
W"
Frontaqe and Buildinq Placement.'
Buildings shall be placed at the back of the sidewalk or pushed back from the sidewalk to provide space for gathering places, such as plazas or outdoor seating.
@Ji € Yjlll4!('
provided)
This designation is intended to create mixed use districts in key locations of the City such as the Gateway Transit Village area. The designation provides for vertical and horizontal mixed use developments that increase residential and employment opportunities in the City.
FrontaqeandBuildinqPlacement: H3
Buildings shall be placed at the back of the sidewalk or 8 stories pushed back from the sidewalk to provide space for gathering (up to 10 places, such as plazas or outdoor seating. stories if
amenities are
provided)
__Uses.'
Multi-Family
[
41-100 du/ac
(up to 120 du/ac
if amenities are
provided)
Fl""W*P"FPRTaXT I%Tl(I'
aVNl iii-iii
This designation is for areas that exhibit a small-scale, main streat character and that contain mixed use buildings (with retail on the ground floor and office, medical uses, services or residential on the upper floors) or a mix of uses on separate parcels. Office and residential uses may be located on upper floors in mixed use buildiios.
Frontaae and Buildina Placement:
H
3 stories
Buildings shall be placed at the back of the sidewalk or pushed back from the sidewalk to provide space for gathering places, such as plazas or outdoor seating.
U.
Multi-family 12-40 du/ac
Corridor Transition Overlay Zone
This designation facilitates the consolidation of parcels to spur redevelopment along the corridors while providing a transition between the higher density and mix of uses along the corridor and lower density residential areas. Parcels in the Corridor Transition Overlay Zone have a base Place Type designation (such as Neighborhood Low or Neighborhood Medium). If the Corridor Transition Overlay Zone parcels are developed in conjunction with the parcels along the corridor then the designation for these parcels is increased to the designation of the corridor.
46 Housing Element
58 82
If development along the corridor occurs without involving the Overlay Zone parcels, then the parcels may be "upzoned" to the next higher neighborhood density Place Type on their own.
On the other hand, if no development occurs along the adjacent corridor then development in the Corridor Transition Overlay Zone may only occur at the existing "base" designation applied to the parcel.
Comprehensive Zonin@ Code Update
With the adoption of General Plan 2035 in 2009, a comprehensive update to the Zoning Code was necessary to implement the innovative policies set forth in the Community Design (Land Use) Element. The update was completed in 2015. A major focus of the new code was to incorporate mixed use zoning at appropriate locations to support the various Place Types identified in the General Plan. The City's Zoning Map is included in Figure HE-6. Table HE-31 outlines the zones that allow residential and mixed-use place types along with allowable residential densities.
South Gate General Plan 2035 47
83 Table HE-29: Allowable Place Types by District
48 Housing Element
60 84
Table HE-30: Allowable Place Types by Corridor
!ffi
#I ' a ' Oi i i ii$
t.-" ') '
' =-i
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I '*) Highly Desired
' * Desired
I
€k Discouraged
X Not Allowed
I
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-l
_Ca_lif_o_r_ni,a_- s__u__b=a____re__a 2_____ _ ____
California - Sub-area 3
: I
X.@X
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,XI
l-
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lx
X
x@x
XIXX
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xjx*
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x
l-
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i. X
l-
@X
i.i'X
lx
lxI
XXX
XXX
XX
iXX
x
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14x
l_-
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l
IX*X
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jlO@
I_X_ _j X __0Ce_n_t_u_yB_oule___vard ________________j X Ix* I -I Il'Hp_erial West __ l-
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I '%1 X
I l- :XX 1,
I IX@X IXX L__11_X2
Tw_e_e_dy_-)_S__u_b_-a_r_e_a _1 __ _ ___ _
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Th i-
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'Tweedy - Sub-area 3 IXjX% l- :x*
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,Tweedy - Sub-area 5
I X I # X
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IXXiX@Q
South Gate General Plan 2035 49
61 85
Figure HE-3. Neighborhoods
711011,
ltlllf(i
I;' i '1
lileighborhoods
r- N-tqlilauhurid-luri
lb,ini
50 Housing Element
62 86
Figure HE-4' Districts
x !., i I
Distui:t'i
r.:J :Ollllim't Itnflljlljl
South Gate General Plan 2035 51
63 87
Figure HE5: Corridors
I'; ,
Coiridois
0 All0lill. i)'lllbAIOl
CZ:3 jile IJ ;ub Aith:i
52 Housing Element
64 88
!;9
ES 5H0z ue,,l 1eaaua5 aqE!E) Ll:+nOS
-i=sH;S2i"9 'o!
tynua0 ixaiiminul an ) aauaiuni r I!nllllll01 In" 1 li ( inui<isz iutia i-ffiQ
den au;uoz :B-3H em614
89 Table HE-31: Zones Allowing Residential and Mixed Use Place Types Urban Mixed Use Zones
Civic Center (CC) Urban Village
Civic/Institutional
21-30 du/ac
(40 du/ac with bonus)
Transit Village (TV)
Neighborhood High
Urban Village
Office/R&D
30-75 du/ac
(120 du/ac with bonus)
Industrial Flex (IF)
Office/R&D
Light Industrial/Flex
Neighborhood Medium-High
Boulevard Medium-High
Boulevard High
Up to 75 du/ac
(85 du/ac with bonus)
Corridor 1 (CDR1 )
Single-Use Retail
Neighborhood High
Boulevard High
21-75 du/ac
(85 du/ac with bonus)
Corridor 2 (CDR2)
Single-Use Retail
Neighborhood Medium-High
Neighborhood High
Boulevard Medium-High
Boulevard High
21-32 du/ac
(85 du/ac with bonus)
Urban Neighborhood (UN)
Single-Use Retail
Boulevard Medium-High
Boulevard High
Neighborhood Medium-High
Up to 40 du/ac
(85 du/ac with bonus)
Main Street (MS) Main StreeUNeighborhood Center Up to 40 du/ac Commercial Industrial Zones
Residential Neighborhood Zones
Neighborhood Low (NL) Neighborhood Low Up to 12 du/ac Neighborhood Medium (NM) Neighborhood Medium Up to 20 du/ac Mobile Home Park (MH) Neighborhood Medium Up to 20 du/ac Source: City of South Gate Zoning Oidinance, 2020
Notes:
1. ResidentraldevelopmentrspermrttedintheRCzoneonlyintheResidentialPermittedOverlay.
2. Not Applicable. Maximum densihi is not explicrtly statedi however, densibi is regulated by other development standards such as floor area ratro and burlding height.
Development Standards
The City's Zoning Code contains development standards for each zoning district consistent with its General Plan Place Type. Development standards help to ensure quality development and provide consistency throughout a given zone. The City's form-based code provides a fair amount of flexibility in development standards when compared to a traditional Euclidean zoning code, because the focus is generally on overall design rather than meeting specific 54 Housing Element
66 90
numeric standards. Table HE-32 and Table HE-33 present the development standards as established in the South Gate Zoning Code.
Table HE-32: Development Standards in Residential Zones '4t@"' :""a;&'o'-":'="':il-a-a":;:a':;';a:'.
' S " ' -a ' ;; i . . ' ) k ,%a- ...
(: , " . ) l' I ,. , . ,.' fi I ., a , .,. Ii. Jl l': 'iiJi%+!:i, ' t :aPa.:"":":(ltil:':t:"""":::.ym,:,,,;,:,,;,.,%,,%I,5,' (sl,'T':l,,, Minimum Parcel Size 5,000 sq. ft.
Minimum Parcel Width 50 ft. 30 ft.
Minimum Setbacks
Front (1st Story: 2nd Stoiy)
20 ft.: 30 ft.
15ft. 15 ft.: 20 ft.
Interior Side/Rear 5 ft. 8 ft. 10 ft. to living, 5 ft. to parking /garage
Street Side "10ff. 8 ft. 15ft.
Maximum Height 2.5 stories or 35 ff. 3 stories or 45 ft. 3 stories or 50 ft.
Maximum Lot Coverage 40% 40% 60%
Open Space 60-150 sq. ft. private3
10-20% common4; 60-150 sq. ft.
private3
source: City of South Gate Zoning Ordinance, 2020
Notes:
1. NL1 = Standard Lot development standards which regulate development on standard lot configurations in the NL zone.
NL2 = Small Lot development standards are intended to allow for flexibility and creativity in the design of single family detached and attached homes in the NL zone to include configurations such as cluster homes, duplexes and triplexes.
2. -= Not specified in the Zoning Ordinance
3. 150SFpergroundfloorunitand60SFforupperfloorunit.
4. Applies to developments with 21 or more units.
Table HE-33: Development Standards in Urban Mixed-Use and Commercial Zones Setbacks
Primaiy Frontage 0-20 fi.2 O-10 ft.2 10ft. 0-5 ft.2 10ft.
Side Street O-10 ft.2 O-10 fi.2 10ft. 0-5 ft.2 10ft.
Interior Side/ Rear 10fi. 0 ft., 10 fi. adjarent to SFR 0 ft.
Maximum Height
3 stories,
40 ff
8 stories, 90
ft.
5 stories
or 55 ft.
6 stories
or 75 ft.
4 stories
or 50 ft.
5 stories
or 60 ft.
3 stories
or 40 ft.
5 stories or
60 ffl.
Floor Area Ratio 1.50 2.50 2.00 2.00 1.50 1.75 1.50 1.50 Open Space
5-20% corrmon open space, dependent on lot size and number of units 0rojects with less than 21 units on lots less than 10,000 sq. ft. are exempt); For projects with more than 20 units, private open space shall be provided for at least 50% of units
Source: City of South Gate Zoiing Ordinance, 2020
Notes:
1. -= Not specified in the Zoning Ordinance
2. 50-65% of building shall have a 0 ff. setback, dependent upon zone.
3. Residential development is only permitied in the RC zone as part of mixed use projects within the residential overlay located north of Firestone Blvd. and east of Garfield Ave.
South Gate General Plan 2035 55
67 91
In addition to these typical development standards, the Zoning Code indicates allowable building frontage types within each urban mixed-use and commercial zone. The intended purpose of the inclusion of allowable frontage types is to create an interesting pedestrian environment, define the relationship of building frontages to the public realm, and add character and reinforce unique qualities of particular areas. Section 11.23.080 of the Zoning Code provides guidelines for each of the building frontage types. johe City e::!empts small pi-oiects (tewerJ;han 21 u7ts (mlots lessJ'ian IG)!A@(I@ sqbiare ffei):tror{ 5ro>veorrHho5ope5space, and set's cornra:aim O:pen Sp.aCe @.1!4slidlJ. scajBl mrepeimdlJioil ""' I
:ami:eet size. Priv,m-e o,Qen space is i"iot requirqd foi-lsmall proie@. For pqojeuts wit)t4'mieredhar! !G) H'bs, the riequiremeritair privt, 4gJQ_,percffirmof the units. Tmse flexit_iJ itandarPt do not constraiinuMbvelopr@p4,1
Specific Plans
zones.
Tweedy Boulevard Specific Plan
The Tweedy Boulevard Specific Plan is a City-initiated specific plan that was adopted in 2019 and is intended to revitalize Tweedy Boulevard as the heart of the City and as its "main street". 56 Housing Element
68 92
Portions of the Specific Plan area have zoning designations consistent with the Zoning Code, including the IF, NM, and NL zones. The Specific Plan also contains provisions for two new urban mixed-use zones, Tweedy Mixed Use-l (TMUI) and Tweedy Mixed Use-2 (TMU2), which were created to address the unique characteristics of the Tweedy Boulevard corridor. Both the TMUI and TMU2 zones contain provisions for residential development.
Hollydale Village Specific Plan
The Hollydale Village Specific Plan is a City-initiated Specific Plan, adopted in 2017, to demonstrate a clear vision for the Hollydale neighborhood with the anticipated arrival of two Eco-Rapid transit stations in the vicinity. The adoption of the Specific Plan included creation of four new urban mixed-use zones: Hollydale Mixed Use-l (HMUI), Hollydale Mixed Use-2 (HMU2), Hollydale Mixed Use-3 (HMU3), and Corridor-3 (CDR3). These new zoning designations were created to address the unique characteristics of the corridors and districts within Hollydale. Table HE-34 illustrates the allowable residential uses within these urban mixed-use zones. Maximum allowable density and other development standards for the urban mixed-use zones within the Specific Plan are included in Table HE-35. In addition to the zoning designations that are unique to the Specific Plan area, the Specific Plan area also includes areas that are designated as NM and NL.
Both the Hollydale Village and Tweedy Boulevard Specific Plans contain provisions for increased density, height, and FAR to projects that provide additional public improvements beyond those required. Further information on the Density Bonus Program is provided below.
Table HE-34: Residential Uses in Specific Plan Areas
'h' -!' a"!:
Multi-Family Residential
Mixed-Use
Live/Work Unit
Transitional Housing
Supportive Housing
Residential Care Facilities (6 or fewer)
Residential Care Facilities (more than 6)
A-P'
A-Pl
A-P
x
x
Pl
A-Pt
A-Pi
A-P
CUP
A-Pi
A-Pi
pf
Pl
x
x
A-P
x
x
x
x
P=Permitted A-P=Administrative Permit Required CUP=Conditional Use Permit Required X=Not Permitted Source: City of South Gate, Tweedy Boulevard Specific Plan (2019) and Hollydale Village Specific Plan (2017) Note: 1. Use is limited to upper floors only or behind ground floor street frontage use for streets designated as "Active Retail Frontage".
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Table HE-35: Specific Plan Development Standards
Maximum Density
Maximum Density with Bonus
Maximum Height
Maximum Height with Bonus
Maximum Floor Area Ratio (FAR)
Maximum FAR with Bonus
20 du/ac
30 du/ac
3 stories;
40 ft.
30 du/ac
45 du/ac
3 stories'
40 ft.
4 stories;
50 ft.
1.5 20 du/ac 30 du/ac 40 du/ac
30 du/ac 45 du/ac 60 du/ac
3 stories: 3 stories; 4 stories:
40 ft. 40 ff. 50 ft.
n/a 4 stories: 6 stories;50 ff. 75 ft.
1.25 1.5 2.0
n/a 1.75 2.5
20 du/ac
n/a
3 stories'
60 ft.
Source: City of South Gate, Tweedy Boulevard Specific Plan (2019) and Hollydale Village Specific Plan (2017) Gateway District Specific Plan
Currently in draft form, the Gateway District Specific Plan is intended to provide clear development guidance in anticipation of a future Light Rail Transit (LRT) Station near the intersection of Atlantic Avenue and Patata Street. The draft Plan encourages focused mixed- use, transit-oriented development near existing transit and the future LRT Station. The majority of the parcels within the Specific Plan area are zoned TV, with a maximum allowable density of 75 du/acre (or 120 du/acre through the Density Bonus Program). This is the highest allowable density within the City. The Plan is anticipated to be adopted by the City Council in 2021/2022.
Density Bonus Program and Density Bonus for Affordable Housing The City adopted Chapter 11.31, Density Bonus for Affordable Housing with its comprehensive Zoning Code update in 2015 to comply with state density bonus regulations. However, since 2015 new state legislation has made a number of changes to density bonus requirements. AB 1763, effective January 1, 2020, requires a density bonus to be granted for projects that include 100 percent lower income units, but allows up to 20 percent of total units in a project that qualifies for a density bonus to be for moderate-income households. Under the revised law, density bonus projects must be allowed four incentives or concessions, and for developments within % mile of a major transit stop, a height increase of up to three additional stories or 33 feet. A density bonus of 80 percent is required for most projects, with no limitations on density placed on projects within % mile of a major transit stop. The bill also allows developers to request the elimination of minimum parking requirements for rental units affordable to lower- income families that are either supportive housing or special needs housing, as defined. AB 2345, signed by the Governor in September 2020, further incentivizes the production of affordable housing. The Housing Plan of this Housing Element includes a program to amend the Zoning Code to ensure the affordable housing density bonus regulations conform to current state law.
In addition to the State mandated density bonus for affordable housing, the Zoning Code provides for opportunities for increased density, floor area, and/or building height for projects that provide public improvements beyond those required (Zoning Code Section 11.23.090, 58 Housing Element
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Density Bonus Program). The Density Bonus Program applies to the RC zone and all urban mixed-use zones except for the MS zone. Examples of public improvements include: provision of public open or gathering space, provision of a daycare facility, inclusion of public art, and green building certification. The Zoning Code provides detailed information on the various bonus incentives. The table below generally summarizes the various incentives available.
Table HE-36 provides the maximum bonuses permitted through the Program.
Table HE-36: Available Density Bonus Incentives
= - " ' - - " M"':"Ai:'m""aE" '%'Z""' -:="""""' a " a "a " S! fi"""""W' Transportation Demand Management Program
Various Transportation Improvements 1-5 percent each
Transportation System Management Plan 15 percent
Child Care Facility Up to 30 percent
Public Park of Open Space 5 percent For each area; up to 15 percent Public Gathering Space 5 percent for each area; up to 15 percent Street Landscaping 5 percent for each area; up to 15 percent Public Arts and Culture 5 percent for each 1 percent of the development value committed Historic Resources 5 percent for each 1 percent of the development value committed Green Building Project
LEED certified rating, or equivalent: 10 percent
LEED silver rating, or equivalent: 20 percent
LEED gold or platinum rating, or equivalent: 30 percent City of South Gate Zoning Code, 2020
Table HE-37: Density Bonus Program Maximum Bonuses
b Pi')"::""";)a'a:'i'eA'l:l" = f ,"1 +'.',!'4';.".:t5A:k,ii "'>.'M.,t:!;ltl,alwa.=%(_-_,-T?,,,'E,,rl_&l4.'jai!!;.::7=?-i": E :!aaaa-M !!;5 9 t[:'3-:
l.:]
"a:iil'
ii44xut ' ":!!WE
t?,*Tr!
Qi
tai} }- . 0 ' -.- -
a*1, , :, . y=a,
s M !a'fil!a ffl, : . .. f.i
30 du/ac 40 du/ac 3 stories: 40 ft. 5 stories: 60 ft. 1.5 75 du/ac 120 du/ac s stories: go ft. 10 stories: 110 ft. 2.5 75 du/ac 85 du/ac 5 stories; 55 ft. 8 stories: 90 ft. 2.0 75 du/ac 85 du/ac 6 stories: 75 ff. 8 stories; 90 ft. 2.0 32 du/ac 85 du/ac 4 stories: 50 ft. 5 stories; 60 ft. 1.5 40 du/ac 85 du/ac 5 stories; 60 ff. 8 stories: 85 ft. 1.75 5 stories: 60 ft. 8 stories; 85 ft. 1.5
Source: City of South Gate Zoning Ordinance, 2020
:2ist residei'i'tial projeqts take advanJe of the City's ger'ierabis byus pro)Hram t3 yroiect feasibility and paaiects tyica:lily aam able to ach. eve maxiiiu ' @F ' the a', '.'.oabl ":l
;.ensity (see ex3iipd(@s shoyvn j'n(gable HE-45 on pace 88, Par]<ing
Chapter 11.33 of the South Gate Zoning Code lays out the parking requirements for various land uses, including residential uses. The intent of Chapter 11.33 is to ensure adequate off-street South Gate General Plan 2035 59
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parking facilities are provided, to create safe and attractive streets, and to promote the use of a full range of mobility options, including walking, biking, and transit use. Table HE-38 summarizes the parking requirements for residential uses.
The City"s parking standard for live/work units targets arrangements designs that accommodate client and employee parking. However, this parking standard may not accommodate the changing live/work environments, especially with the impacts of COVID, which have resulted in increased remote working. The City will evaluate and modify parking standards to accommodate different types of live/work environments. Guest parking requirements also appear hizher than averaze. The City will evaluate and modify its zuest parkin@ requirements as appropriate.
rhe City's Zoning Ordinance caztains inci*sisten't miailti-faBa)11$ j§ikinz standards in IlliiabdJl Vlixe:d Useiz3es versus in oth.er zoos as showzin Table ME-38. N -ea[ity qill @iend t!m ZtjJ! 5rdi@Bnce !o.u'ffllize the Urban Mixed (7ie parkinz standa4 %"'iir4vi-fanl@:susin@, Pa;k:ii;ij iequiremei"it for efficiency/studio units may be higher than average-and sme!'l lots may ha'taj' ;liffici:i.lty accommodatin@ the required pading spaces. To acknowiadi4e this poterti'-! io;mstraint, the sites inventory aSS51nleS Small 5i'i'eS t_O Ncommodai:e (j@l'@ 5(' §)eHC€3kjt a)f ! f"llowable density. FW:thermore, the. entire South Gate is withinioriel4-'rmlile o'f Bb'l!c transiJ :ransit mgid therefoi-e subject to AB zog'z,., 'r'hiS b:ll prohibits a!lktcal iw:risdiction from imposiriiJ {ny mi:nimum parking req:uirernts On a.ny iceisidential, cczgnerci;31, or other developrruerj !iroject""'!ifJl is "!'oca':ed" W:thiii; Be-l"ialf mile of public trai"isit' rF) '.-. r e i.:.a, i_I._! Jp__i3_i:___Q!'_')"f_] gz'Q_e_e_Q _5__;tJ l........,,,,_,,____...,L,,,,,_,-,,,_,_.6,,,,,,,,,_,-,!,_,..,,,,,_.,,=J,,.,-,T__...,______=..,,_m-l,;-_ffiij__;.";m_ Q_g;__ i g_y__(p_5__ z3_j,:,__:l_l_b"_4___'_lf':.::"':Sl.r.' (;y_,_:.",_'; 21_.,'j'__ 6__ 'p.g..1,r5:[%(g'_ _l;_':l.lJc>_.:'-.Q ,,l__tie__t3_g_F:B!__!)_j. _5..1,'_C1 0n n ee d s, T'(_ E-"'-a""'-' ""'-""o-'- ""'y=-"a'-'-"""-""-""Z-'-"'
r;:,.u":"lC-e\)Ol'_f,f'Je.Jffi.""'-Q:.lI\)k(Jn'J,r"e,l"_,Ql%e:4nel)j21l,,t"FS:§fo"l':rDeffipa nz q caide:'c'vo/snt'ufdhieo c..r:"quwi;=a;en"theuZyopnac: Oper_l7'l,nuaiainit:J;Jjrciency/studio..requi(eyn_e4,spa'ce pe_rl,uiaiit3.n_J Iv_in@_t_b__e_@ud. par,kin@ requirement for t=hese unitsj Table HE-38: Parking Standards in Residential Uses Development in the NL zrne
Efficiency/Studio 1.0 to 1.5 spaces per unit
2 to 4 Bedrooms 2.0 spaces per unit
5 Bedrooms 3.0 spaces per unit
6 or more Bedrooms 3.0 spaces per unit plus one paved open space on-site Live/Work Units 2.15 spaces per unit
Development in Urban Mix.ed Use zones
Efficiency/Studio 1.0 to 1.5 spaces per unit, assigned, plus O.15 guest spaces per unit 2 to 3 Bedroom Unit 2.0 spaces per unit, assigned, plus O.2 guest spaces per unit Senior Housing O.8 spaces per unit plus O.3 guest spaces per unit Live/Work Units 2.0 spaces per unit plus O.15 guest spaces per unit Multi-Family Developmen: in any otherzones
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Efficiency/Studio 1.0 to 1.5 spaces per unit
2 Bedrooms 2.0 spaces per unit
3 or more Bedrooms 2.O covered spaces per unit, plus I.O uncovered space per unit Live/Work Units 2.15 spaces per unit
Accessory Dwelling Unit No parking required
Source: City of South Gate 2oning Ordinance, 2020
Provisions for a Variety of Housing Types
Housing element law specifies that jurisdictions must identify adequate sites to be made available through appropriate zoning and development standards to encourage the development of a variety of types of housing for all income levels, including single-family homes, multi-family rental housing, factory-built housing, mobile homes, emergency shelters, transitional housing, supportive housing and farmworker housing. Table HE-39 summarizes the City"s zoning provisions for various types of housing.
The following types of housing are highlighted to demonstrate the City's compliance with specific State regulations. Overall, the City's Community Design (Land Use) Element and Zoning Ordinance offer tremendous flexibility in building types and uses.
Single-Family Homes
Single-family residential is defined by the Zoning Ordinance as "a single, detached dwelling unit designed for habitation by a single household on an individual lot." They are permitted in the Neighborhood Low (NL) and Neighborhood Medium (NM) areas of the City. The majority of the City is designated NL and a small percentage of areas are designated as NM.
Multi-Family Homes
The Zoning Code defines multi-family residential as a building, parcel, or site with three or more dwelling units (attached or detached). Multi-family dwellings are permitted in the NM zone and all of the urban mixed-use zones. In the CC and MS zones, multi-family is restricted to upper floor use. Additionally, multi-family development is a conditionally permitted use in the RC zone.
Mixed Use Development
Mixed use developments are permitted in all of the City's urban mixed-use zones and are also allowed in the RC zone with a conditional use permit.
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Mobile Homes
The City permits manufactured housing placed on a permanent foundation in all its residential zones. Such housing is subject to the same development standards and design review as stick- built housing. Mobile home parks are permitted in the City"s MH zone. Overall, only one percent of the City's housing stock is comprised of factory-built homes. 62 Housing Element
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Tct.le HE33: Provisions for a Variiit'i of Hcusing Types Single-Family
Duplex/Two-Family Residential
Multi-Family
Mixed Use
Live/Work
Residential Care Facility (6 or Fewer)
Residential Care Facility (more than 6)
Mobile Home/Mobile Home Park
Accessory Dwelling Unita
Emergency Shelter
Transitional Housing"
Supportive Housing"
P
F
P
pi
P
P
P
p1
P
P
P
pi
P
P
pi
pi
P
P
P
P
pi
PI
P
P
P P
P
pi
pi
P
P
P
P
Pl
Pl
P
P
P
P
pll
p1
P
p1
P
c
c
pi
P
pi ,:i
c
c
c
c
P
Pl2
PC
PC
SingleRoom Occupancy
Source: City of South Gate Zoning Ordinance, 2J20
P= Permitted, C=Conditionally Pemiitted, - = Not Petmitied Notes:
1 2.
Subject to review and approval of an administrative plan review.
Emergency shelters are permitted in the light industrial overlay as identified on the zoning map. 3 Upper Floor Use. Permitted on the 2nd story or above subject to compliance with all applicable provisions of the Zoning Code, subject to first obtaining a Code Compliance Certificate.
4 Considered a residential use and is only su5lect to those restrictions that apply to other residential uses of the same type in the same zone. 5 An accessory dwelling unit may be located on a lot in any zoning district where residential use is permitted or conditionally permitted that includes a proposed or existing primary dwelling.
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Accessory Dwelling Units (Second Units)
Regulations pertaining to accessory dwelling units (ADUs) are contained in Chapter 11.43 of the Zoning Ordinance. An accessory dwelling unit (formerly known as second unit) is defined by the Zoning Ordinance as "attached or a detached residential dwelling unit that provides complete independent living facilities for one or more persons and is located on a lot with a proposed or existing primary dwelling on a fixed, permanent foundation. It shall include permanent provisions for living, sleeping, eating, cooking, and sanitation on the same parcel as the primary dwelling is or will be situated; provided, however that a junior accessory dwelling unit may share sanitation facilities with the primary dwelling. An accessory dwelling unit also includes (i) an efficiency unit, as defined in Section 17958.1 of the Health and Safety Code and (ii) a manufactured home, as defined below and in Section 18007 of the Health and Safety Code. An Accessory Dwelling Unit must be either (a) attached to, or located within, the proposed or existing primary dwelling, including attached garages, storage areas or similar uses, or an accessory structure, or (b) detached from the proposed or existing primary dwelling and located on the same lot as the proposed or existing primary dwelling." Due to multiple changes in state laws pertaining to ADUs, the City has adopted ordinances to update Chapter 11.43 multiple times since the comprehensive Zoning Code update. Most recently, in February 2021, the City updated Chapter 11.43 to conform with several state laws which became effective on January 1, 2020, including AB 68, AB 587, AB 881, and SB 13. Some of the key provisions include:
' ADU development may no longer be limited to single family residential zones. ADUs must also be permitted on lots containing multi-family residential units. ' Standards related to lot coverage, lot size, FAR, or open space are prohibited if they have the effect of limiting ADU development.
' A City may not prohibit ADUs within or attached to attached garages, storage areas, or accessory structures.
' When a garage or carport is demolished/converted to develop an ADU, the City may not require the lost parking to be replaced.
' A City may not impose any standards that would limit the maximum size of an ADU to be less than 850 square feet or 1,000 square feet for units with two or more bedrooms.
With the adoption of the most recent ordinance, the City's ADU provisions are fully compliant with state regulations.
64 Housing Element
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Emergency Shelters and Low Barrier Navigation Centers Pursuant to SB 2 (2007), cities are required to identify at least one zone within its boundaries that can accommodate an emergency shelter. South Gate has identified the Light Industrial Overlay within the Ll zone as the zone in which emergency shelters are permitted by right u iamre revieiw. E:vi*tin u,m!S - the are o e us a (41 d for a marie lof li ht industrial gaes, su as ufgatu d s ace housin auffo-related maeis tc. The e illustrates the location of the LI Overlay. e overl encom asses five lar e= rcels and is rith a ted toMhe sauitnwest prtion e Ci
er Ll arce s in t is are.i ;dare Sma rCe s i'no ie
a:iiito-relaffed serwitces. These L:I a:pcels atiyt residential qwes. Ano,ther ortiori theUil zone i ated to the northeast oi-tioim of le Ci , abuttin irtesidiential uSeS. Exi ' m*es ar rimaril auto-related s.ervices. Overall. the Ll zone encom asses a total of 44 arcels coveir'iri ver 55 acres of lad and a ran e of arcel sizes ran i from less than O.5 acre to about cres. The avera e size is about 1.2 acres.
some of th s for ada
s shelters
he Ll zone
'le of
and ro z ed Ll
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-helJ+ousin@ EleyntBljji.61-udes;ai"i ai:ctiton to rermove tm (tiergegiv !m4'r's Ov.4y aalmalm j@lters a permit-t@au'se m elmBI II zi[e. 1-hisiVoyl'd exipairdjdj)Hica"y_acity f-ormme77ggJ );Jlters to the entle lffilbzon;e, igldir;i4q qhe-%rthe,ast portiyqiyl'ile @yl h=-o==',= I+2:,2_Cf'l;_;j_":i:-':_-":-_-5j"';_-:-yJ'j-'i:",:_l_[f-,:gz:l- I..-= ,.,=..,,-r., =,,-...... .,,i.==.,,h-.i=.,-..-....-,.,-1 l_,':i____.r::1;)tt_____."tl:_e__e;'__y,_.:'ial'_,ll___:Jg_l'y.;___irr=.-' 72_qli__ffp_;<-___ys;i_Cl_e_:jJ_Q_S.2.5l__'.)[;:.'_iJ_,4!2p___'a'_2?_;,CO_lZ_iSp(zl'_,y_'_,_)"_)J__' a
lSL.._-r.y:_=...fl,.,l,i=..;_\_=._ll,._..,..i..f_!.l.=_,..._.,.__=.i_:,!..,-!!.=..y!,:.,_C-:=..=i.Z=..,7_-=_=, p=.a.:r.!:1::=.-=::.:'Lt;-:61:::. m-"h '.:a , 3 a" ;-f i_;f a : i r' C = :nSitc V :: a 'i' -ia j:bl e y,.xi'itr ' 1:'t = rr-_ ix"rt a: :;:ahcc::i l l_':'__'=___L__='2:"_:S'<E'__iZ_"f'__"l'5:!'3.2"'2-}.____'k'l_r!_lj_0__p§_'l'_ar._QI SJJ_(,31!___lft:i::;_6_a__'.'.'_'_:(_.U:!_l2__!'Jial"'c:,"'?_J:-_8_y':_;_ '...')":jl-l 'i
I.g_r)).qy'4.. ______'0"g_ _4::__1L' _ _a__3_p_j:m______e _p ______ra",;)>_] %lS_ _!IQ2___5_________5Ff ____' i..§.i_r',_11g,'__3_q_z."<. 1)j__-;c_,-._____ricio,:.'_;i (_.___t7_____a pC."h, i
E (.'i, ri r'i;: S'T-e _)i-, :t:a;; 7a i'E."i":i (? r, f'S vo e risi.ire corr: gat':i.:i(ii'r r iiia,i rfi servi :es c -ovi'j e':: i3 t thsJ ., ':i.' _.a i.0%a"a': _,""01a4.. ':.i r. ,_"-J.-jL j52 _::,; %0:'tJ,'jy" ('l " ITi e )- ' r,i a _,: 'a ' J + I : =,1 i i 'y- _ i '. e la"_ 's part of the amendment to the Zoninz Code b,o identify emergency shell4s..is a permitted l5_e in the Ll zorie, the City wikl develop objective develo_p_merit stt4i4ds_ or er ency rh-elters that are consiste,7;,,,pij;,5,,,qi;,5g,<,,,57zg,5,,,,in ihe sam.e_z.ontj With the passage of AB 139 in 2019, cities can regulate parking for emergency shelters to provide adequate parking for shelter staff, but cities may not impose parking requirements that exceed the requirements for residential or commercial uses in the same zone. South Gate's Zoning Ordinance does not include parking requirements that specifically pertain to emergency shelters.
Also enacted in 2019, AB 101 requires cities to permit a low barrier navigation center by-right in areas zoned for mixed uses and nonresidential zones permitting multi-family uses, if it meets specified requirements. A "Low Barrier Navigation Center" is 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." Low Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents' possessions. Additionally, AB 101 imposes a timeline for approval of low barrier navigation centers, requiring a jurisdiction to notify the applicant whether the application is complete within 30 days and requiring the city to act on a complete application within 60 days. The requirements of this bill are effective through the end of 2026, at which point they are repealed. The Housing Plan of this Housing Element includes a program 66 Housing Element
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to amend the Zoning Ordinance to allow Low Barrier Navigation Centers by right in the City's urban mixed-use zones.
Transitional and Supportive Housing
Transitional housing is a type of supportive housing used to facilitate the movement of homeless individuals and families to permanent housing. Transitional housing can take several forms, including group quarters with beds, single-family homes, and multi-family apartments and typically offers case management and support services to return people to independent living (usually between six and 24 months). It is defined in 65582 of the Government Code as buildings configured as rental housing developments, but 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.
California Government Code Sections 65582 defines supportive housing as housing with no limits on the length of stay that is occupied by a "target population" and links this population with the provision of housing and social services. "Target population" means persons with low incomes who have one or more disabilities, including mental illness, HIV/AIDS, substance abuse, or other chronic health condition, or individuals eligible for services provided pursuant to the Lanterman Developmental Disabilities Services Act (Division 4.5 (commencing with Section 4500) of the Welfare and Institutions Code) and may include, among other populations, adults, emancipated minors, families with children, elderly persons, young adults aging out of the foster care system, individuals exiting from institutional settings, veterans, and homeless people (California Government Code Sections 65582(f) and (g)).
As part of the comprehensive Zoning Code update completed in 2015, definitions of transitional housing and supportive housing were included and are consistent with State definitions. Per the Zoning Code, transitional and supportive housing meeting these definitions is considered a residential use and is only subject to those restrictions that apply to other residential uses of the same type in the same zone.
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 % mile from transit, is not subject to minimum parking requirements.
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Single-Room Occupancy
Single-Room Occupancy (SRO) housing is one form of affordable private housing for lower income individuals, including seniors, persons with disabilities, and single workers. An SRO unit is usually small, between 80 and 250 square feet. These units provide a valuable source of affordable housing arid can serve as an entry point into the housing market for formerly homeless people such as Project Homekey, a new funding program that facilitates the conversion of existing apartments and hotels/motels into permanent supportive housing. The South Gate Zoning Code permits single-room occupancy (SRO) development in the NM, IF, and UN zones. The City currently has one 11-unit SRO development. SRO hotels in South Gate cannot have more than 20 units and must be consistent with the following minimum requirements:
* Occupancy shall be limited to a maximum of one person per room; * Full community kitchen and laundry as part of each building; * Laundry facility shall provide one washer and one dryer per six units; * Each unit shall include a private interior kitchenette, bathroom, and closet; * Each unit shall be equipped with "hardwired" smoke detectors with battery backup; @ Utilities for the apartment building shall be underground; @ Electric and telephone utilities shall be metered separately for each unit, while the meters for gas, water, or sewer services, and for trash pick-up shall be for the entire building;
* The maximum distance from a bus line or major arterial shall be 1,000 feet; @ Residents must sign one year leases for occupancy; * The property shall include on-site management;
* The building must be operated by a certified non-profit organization under contract with the City of South Gate to provide housing for low and very low income residents; and, * All other development standards applicable to the zone shall be adhered to.
Ordinance to permit SRO housing as a residential use where multi-fa iily is permitted p'T'T ffl 'i' I- - r q . , , ,, , ,
v.. r.i:a'i. a= -i .- - ai i= i'r"i ;i- i i<i r.i :lra:=ir 1 131' ( (. ;'1 d ;'i a(Li 'i'i * t r lii . rro ii ai a:t! "i ("raT:-a r I " 's i-'. ".'r:'i a-.i. ' y :i i-ti a Farmworker and Employee Housing
The City of South Gate is an urbanized community with no remaining agricultural land.
According to the 2014-2018 American Community Survey, only 122 agricultural workers reside within the City. Therefore, there is no specific need for farmworker housing within the City.
However, the Zoning Code will be amended to address the State Employee Housing Act, which requires employee housing for six or fewer persons must be treated as a single-family use. 68 Housing Element
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Housing for Persons with Disabilities
The City conducted an analysis of the Zoning Code, permitting procedures, development standards, and building codes to identify potential constraints for housing for persons with disabilities. The City's policies and regulations regarding housing for persons with disabilities are described below.
Definition of Disability
The Zoning Ordinance defines a person with a disability as a person who has a physical or mental impairment that limits or substantially limits one or more major life activities, anyone who is rezarded as havinz such impairment, or anyone who has a record of such impairment.
However, this definition is not consistent with and more limiting than State law. In California, disability is defined by the Fair Employment and Housing Act (FEHA) as an actual or perceived physical or mental disability or medical condition that is disablinz, potentially disabling or perceived to be disabling or potentially disabling, which limits a major life activity. The City will revise its Zoning Ordinance to be consistent with State law.
Definition of Family
Many zoning ordinances in California define a "family" as: 1) an individual; 2) two or more persons related by blood, marriage or adoption; or 3) a group of not more than a specified number of unrelated persons as a single housekeeping unit. However, California court cases have ruled that such definition is invalid. Some definitions of family may impermissibly limit the development and siting of group homes for persons with disabilities by defining a family with blood relation or with size. Courts have ruled that defining a family serves no legitimate or useful objective or purpose recognized under the zoning and land planning power of the jurisdiction and therefore violates rights of privacy under the California Constitution. A zoning ordinance also cannot regulate residency by discriminating between biologically related and unrelated persons. Furthermore, a zoning provision cannot regulate or enforce the number of persons constituting a family.
With the City's comprehensive Zoning Code update in 2015, the definition of family was removed from the Zoning Code. Therefore, the Zoning Code does not place any constraints on housing for persons with disabilities with regards to the definition of family.
Residential Care Facilities
The South Gate Zoning Code Update defines residential care facility as "an integrated facility that provides accommodations for, and varying level of care to, residents depending on need.
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The use contains the following components: independent living units; residential care facilities; and continuing care, Alzheimer, and related facilities. This use may include supportive medical and non-medical services directly affiliated with the treatment of on-site patients." The definition also makes a distinction between "residential care facility, general" which serves six or fewer persons and "residential care facility, large" which serves more than six persons.
Residential care facilities for six or fewer persons are permitted in the NL and NM zones and all urban mixed-use zones. Facilities for seven or more persons are permitted in the NM zone and all urban mixed-use zones.
Reasonable Accommodation Procedures
Both the Federal Fair Housing Act and the California Fair Employment and Housing Act direct local governments to make reasonable accommodations (i.e. modifications or exceptions) in local zoning laws, land use regulations, and other public policies when such accommodations may be necessary to afford disabled persons an equal opportunity to use and enjoy a dwelling.
For example, it may be a reasonable request to waive a setback requirement so that a paved path of travel can be provided to residents with mobility impairments. Another reasonable request may be to relax the maximum lot coverage when room addition in the ground floor is required to accommodate the housing need of a person with disabilities.
Chapter 11.35 of the Zoning Code lays out the procedures for the application and review of reasonable accommodations in the City of South Gate. Applications for reasonable accommodations are reviewed on a case-by-case basis. Per Chapter 11.35, decisions on reasonable accommodation applications are to be made by the Community Development Director and the following factors shall be considered:
* Whether the housing that is the subject of the request will be used by an individual who is disabled under the federal Fair Housing Act and/or the California Fair Employment Housing Act;
* Whether the request for reasonable accommodation is necessary to make specific housing available to an individual with a disability under the Acts; * Whether the requested reasonable accommodation would impose an undue financial or administrative burden on the city;
* Whether the requested reasonable accommodation would require a fundamental alteration in the nature of a city program or law, including land use and zoning; * What the potential impact on surrounding uses would be; * What the physical attributes of the property and structures would be; and * Consideration of alternative reasonable accommodations that may provide an equivalent level of benefit.
il"he hiindirtQ relafflgti potemRi.iipact on sw:rrounqiz uses n'iay be consid.ered sw:bij!'ective !hei:;peodfeto'lf::lhlooventl(lp:ie,sdfeind"fBn;lj'T';e'froeris no fee 'for the Citby toecSonTshideerloanr'enqueOsrtdfnoarnreceaswonlable 70 Housing Element
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accommodation. Typical building permit fees would apply. A request for reasonable accommodation submitted for review with another discretionary land use application is to be considered along with the discretionary action. The City's Analysis of Impediments to Fair Housing Choice (Al) recommends revising the Zoning Ordinance to allow for the separate processing of the reasonable accommodation request.
Building Codes
The City enforces Title 24 of the California Code of Regulations that regulates the access and adaptability of buildings to accommodate persons with disabilities. No unique restrictions are in place that would constrain the development of housing for persons with disabilities.
Compliance with provisions of the Code of Regulations, and California Building Standards Code is reviewed and enforced by the Division of Building and Safety as a part of the building permit submittal.
On- and Off-Site Improvements
For new development, the City may require street improvements along the entire frontage of a property abutting the public right-of-way. Improvements may include the following: pavement to the center of the street or alley, curbs, gutters, sidewalks, driveways, drainage facilities, sewer facilities, water facilities, street lighting, parkway trees, right-of-way dedication, modifications to or undergrounding of existing utilities. Such improvements are typical for urbanized, built-out communities with aging infrastructure.
An important note is that the City of South Gate is located between the ports of Lonz Beach and Los Angeles and downtown Los Angeles. Trucking and manufacturing uses were and still are an important component of the local economy. Roadways, especially boulevards and avenues were designed to accommodate truck traffic through the Gateway cities. The roadway system connects to and is consistent with those of neighboring jurisdictions such as Lynwood, Downey, and Maywood. Future residential and mixed use development in South Gate is most likely going to occur as infill development that would not require the creation of new arterial streets or major alterations to the existing roadway system. Established roadway widths need to be maintained to facilitate traffic through the City but would not impede new development.
Other improvements may be required if, in the determination of the Director of Public Works, such improvements are directly related to the development of the site of the proposed building or structure and are required to protect the public health, safety and welfare or to comply with state or federal statutes or regulations. To facilitate development, the City has determined that the estimated costs of all such requirements shall not exceed 50 percent of the valuation of any structure for which a building permit is requested.
South Gate General Plan 2035 71
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Table HE-40: Reqiiired Roadvvay 'iVid(hs
Boulevard 6 Lane
Boulevard 4 Lane 100-106 ft.
Avenue 4 Lane 84-94 ft.
Street 4 Lane 80-84 fi.
Street 2 Lane 60-72 ft.
Local Residential 2 Lane 50 ft.
Local Commercial 2 Lane 60 ff.
To promote development, projects may receive an increase in maximum allowable density, height, and/or floor area ratio for providing additional public improvements beyond the minimum required as part of the City's Density Bonus Program. The Density Bonus Program applies to the RC zone, all of the urban mixed-use zones except the MS zone, and to portions of the Holllydale Village and Tweedy Boulevard Specific Plan areas.
Planning and Development Fees
Various fees and assessments are charged by the City to cover the costs of processing permits and providing necessary services and infrastructure. While the fees can generally be a constraint on housing development, they are necessary to maintain adequate services and public facilities. Table HE-41 provides a listing of planning fees charged by the City of South Gate along with a comparison to other neighboring jurisdictions. As illustrated by Table HE-41, planning fees can vary widely from city to city. However, the City of South Gate's fees are comparable to other cities in the region and therefore do not represent an additional constraint to housing development.
The planning and development fees total approximately S15,759 per unit for a typical single- family unit and more for a typical multi-family unit at 522,083. These fees are relatively low, representing less than ten percent of building valuation and even less of the overall development costs. Planning and development impact fees charged for a typical multi-family project and for a single-family unit are summarized in Table HE-42. However, because the per- unit fee is higher for multi-family housing than for single-family housing, the City will evaluate and modify its fee structure to facilitate multi-family housing development.
Due to budgetary constraints, the City is unable to waive or reduce the fees for affordable housing projects. However, affordable housing funds, such as HOME funds, may be used to subsidize affordable housing projects, mitigating the cost impact of fees charged by the City. 72 Housing Element
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Table HE-41: Comparison of Planning Fees
N/A = Not Available
Sources: South Gate (2015) Huntington Park (2018): Cudahy (2017): Downey (2020): Compton (2018).
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85 109
'able HE-42: Building and Develoiment lm",act Fees for Typical 'rojects "!!#!'It'll!i
ffllillllfflll
J&llr.iN)dJvqi.
Planning Review
Building and Safety Plan Check
Building Permit
Strong Motion Instrumentation Program Fee
Special Revolving Fund (State Fee)
Plumbing Permit
Electrical Permit
Mechanical Permit
Sewer Connection
Solar Permit
Road Mitigation
LA County Fire Sprinklers Permit
Art in Public Places Fee
Water Impact Fee
Public Works Plan Check Fee
County Sanitation Fee
School Fee (based on habitable square footage)
Certificate of Occupancy
Total Fees
Per-Unit Fees
Source: City of South Gate, 2021
$4,610
$5,220
$235
$15,759
$15,759
$11,000
$13,680
$4,750
$64,485
$8,500
$4 500
$3,800
$600
$44,856
$5,400
$26,784
$63,000
$4,000
$49,788 ($2,766 per unit)
$88,128
$4,230 ($235 per unit)
$397,501
$22,083
Local Processing and Permit Procedures
Residential development review and permit processing are necessary steps to ensure that jevelopment proceeds in an orderly manner consistent with the policies of the General Plan. Il .___hown in Table HE-39, all residential projects are permitted Ty.,qiHht via aim Adrmii5jstrative, eview process as outled.iin!Iligure HJ-7. Applica:hions for Administrative Permits aretaeyiewed vithin 30 days of cor@llted a.pplications. Decisioi"is are then made by the Director o'i :ommui"iity Deve!opmeriYtB, generally witi:in one week. Only transitional aat !t)pportive JlsiraH 'n the Qi,vic Center and lan Neizhborhood zo,nes, and IV1ixed-use, live/work, MF, si:i:p-portiffi.& 7___transitional ho.using iiffi the Regional Conirmiercial zone require discretion*y review. A!.1 _ndi_cated in Table HE-39, transitional and supp.ortive iusinz is considered a residenti4use agl' )nly subject to the,,sarBt r,gxtri.ctions as other residentiail' uses iHthe sar@t.<one.lisciiq.txio@3rH 'eview has the s;ff'*e tim"41'.rii:e as t& Admuinistra ' e Review rocess with ;3* I 0 at ti 7EQA requ.i'iy=Tt=!51
§outlines the approval and appeal process for discretionary permits. The majority of discretionary permits can be approved by the Planning Commission (Process A); however, some 74 Housing Element
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applications require approval by the City Council (Process B), including tentative tract maps, zone changes, and general plan amendments.
Figure HE-7: Discretionary Permit Process
Y
Process A: Planning Commission
(Deciding Authority)
Process B: City Council (Deciding
Authority)
The following discussion outlines the review criteria and timeline for various permits. The timelines provided are estimates and actual processing times may vary based on the complexity of a particular project and the City"s current volume of applications.
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Administrative Plan Review and Design Review
Administrative Plan Reviews are required for all mixed-use developments and live-work units within the City's urban mixed-use zones. Administrative plan reviews are subject to review and approval by the Community Development Director and no public hearing is required§ Design Review is required for some residential projects to encourage creative design, elevate the character of the community, conserve open space, improve vehicular circulation and parking, maximize use of unique site features, and mitigate all potentially incompatible activities. Design review is required for all projects on parcels of land 15,000 square feet or larger and projects where two or more parcels are proposed to be consolidated. Design review is an administrative process subject to the review of the Community Development Director with no required public hearing. Design review typically takes four to six weeks.
Conditional Use Permits
Per Chapter 11.52 of the Zoning Ordinance, some uses may have a unique and distinct impact on the area in which they are located, or are capable of impacts to adjacent properties unless given special review and conditions. The intent of a conditional use permit (CUP) to is reduce the detrimental effects of land uses on adjacent properties, compensate through conditions for specialized technology, and maintain a degree of compatibility between land uses throughout the city. A CUP is required for all residential development within the RC zone. CUPs typically take 90 days to process, require a public hearing before the Planning Commission, and are subject to review and approval by the Planning Commission as outlined in Process A of Figure HE-7. To approve a CUP, the Planning Commission must make the following required findings set forth in the Zoning Ordinance:
1. Approval of the CUP is consistent with and will not adversely affect the intent and purpose of this title or the city's general plan.
2. The design and development of the land use and conditions of the CUP are compatible with the existing and future land uses of the applicable zone.
3. Approval of the CUP would not result in detrimental impacts to adjacent properties or to the character or function of the neighborhood.
Residential and mixed use developments in the residential and mixed use districts in the City are permitted by right, and therefore the CUP requirement would not constrain residential development. Nevertheless, the required CUP findings, particularly that relatinz to detrimental impacts to adjacent properties or character of neighborhood, can be considered subjective. The City will review and revise the CUP finding requirements to ensure they are objective and ensure certainty of outcomes.
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Variances
1. The property is subject to exceptional or extraordinary physical conditions or circumstances that do not apply generally to the property or class of use in the same zone and vicinity.
2. The exceptional or extraordinary physical conditions or circumstances are a characteristic of the property in relation to the regulations of the Zoning Ordinance, and not a result by the applicant/property owner or any previous owner of the property.
3. The variance is necessary for the preservation and enjoyment of a substantial property right possessed by other properties in the same vicinity and zone, and would be denied to the property based on the application of the provisions of the Zoning Ordinance without the issuance of a variance.
4. Granting the variance will not be materially detrimental to the public health, safety, or welfare, or cause adverse effect on any surrounding property or property improvements in the same vicinity and zone.
5. Granting the variance will not confer on the applicant any special privilege that is denied by the Zoning Ordinance to any other property or class of use in the same vicinity and zone.
6. Granting the variance is consistent with the intent of the general plan.
Tentative Parcel Maps and Tentative Tract Maps
Subdivision of land is regulated by Title 12
Subdivision Map Act. Tentative parcel maps are
land into four or fewer parcels. Tentative parcel the Planning Commission.
of the South Gate Municipal Code and the
required when a project proposes to subdivide
maps require a public hearing and approval by
Projects proposing the creation of more than four parcels require a tentative tract map.
Tentative tract maps require a public hearing before the Planning Commission and are ultimately approved or denied by the City Council. Both tentative tract and tentative parcel maps take approximately six months to process.
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Processing Time
The processing time needed to obtain development permits and required approvals is often cited as a factor that contributes to the high cost of housing. In response to State law, California cities have been working to improve the efficiency of permit and review processes by providing "one stop" processing and eliminating costly duplication of effort. The passage of the Permit Streamlining Act, which took effect in 1978, has also helped reduce governmental delays by: 1) limiting processing time in most cases to one year; and 2) minimizing and/or eliminating "red tape" by requiring agencies to specify in writing the information required to complete an acceptable application for a building permit. Table HE-43 summarizes the processing time required for different types of applications. However, many of these applications can be processed concurrently.
Table HE-43: Permit Processing Times by Application Type Administrative Plan Review/Design Review Community Development Director
Conditional Use Permit
Variance
Zone Change Application
General Plan Amendment
Tentative Parcel Map
Tentative Tract Map
Source: City of South Gate, 2020.
90 days Planning Commission
90 days Planning Commission
120 days City Council
180 to 270 days City Council
120 days Planning Commission
120 days City Council
The South Gate 2035 General Plan is a form-based Generai Plan that offers flexibility in placetypes. Highly Desired and Desired placetypes are identified for each district. Nine residential and mixed use placetypes are offered in the General Plan. In addition, the Corridor Transition Overlay zone is designed to facilitate the consolidation of parcels to spur development along corridors by providing a transition between the higher density and mix of uses along the corridor and the adiacent lower density residential uses. The use of Districts, Corridors, and Neighborhoods, and mix of placetypes, along with Transition Overlay, offers a form-based approach to land use policy that minimizes the need for General Plan amendments.
As such, the City does not consider the tirneline for a General Plan Amendment (especially considering the need for environmerital clearance) is a constraint to development.
With the comprehensive update to the Zoning Ordinance in 2015, the City simplified the requirements for many projects, resulting in faster processing times. The majority of residential projects not requiring a tentative map can be approved administratively, including multi-family and mixed-use projects. This is in contrast to many cities in the region which require some sort of discretionary permit for multi-family and mixed use development. Therefore, the City's review process and processing timelines do not impose a constraint on residential development.
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Building Code and Enforcement
The City of South Gate enforces and administers the 2019 California Building Code (CBC) as mandated by the State of California. Newly constructed and renovated buildings must conform to the standards of the CBC. No local amendments that would impede housing development have been adopted. The Building and Safety Division of the Community Development Department is responsible for ensuring that development complies with the CBC through the plan check and inspection process.
The City of South Gate maintains an active Code Enforcement Program which works together with residents and the business community to preserve clean and safe neighborhoods. The City has adopted codes that address property maintenance standards which include building, zoning, housing, landscaping, signage, graffiti and swimming pool fences. Complaints are assigned tO code enforcement officers who investigate and give written notice to violators advising them to correct the violation. In addition to complaints, code violations are also identified through referrals and field patrols. Violations are determined based on all permits on file, plans and any other records that will assist in the process. Low income code violators are referred to the Housing Division"s Homeowner Rehabilitation Program. The City initiates legal action to obtain compliance through the office of the City prosecutor if the violation remains uncorrected. In recent years, 90 percent of inspections lead to identification of violations and five percent lead to citations. Ten percent of violations were referred to outside agencies for assistance.
Transparency in Development Regulations
South Gate's City website provides a variety of information to help facilitate development. The City offers the Online Permit Center (https://socithzate.edzesoftinc.com/opc/) to allow homeowners, contractors, and the general public to view and track details of various permits and cases online. The Online Permit Counter provides the following services:
* Check Permit and Plan Check status
* Check Inspection Results
* Review Project related financial data
California licensed contractors and homeowners will have access to the following additional services:
@ Apply for On-Line Building permits
* Request Inspections for Permits
* Cancel Inspections
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The Community Development webpage (https://www.cityofsouthgate.org/185/Planning) also provides information relating to planning and development regulations, residential development standards, development review standards.
All City fees are centrally located under City Fees (https://www.cityofsouthgate.org/228/City- Fees).
Environmental Constraints
The following discussions are obtained from the Safety Element of General Plan 2035. The Safety Element was adopted in March 2018.
Hazardous Materials
Future residential development is expected to occur as high-density residential and mixed-use developments along major corridors. Some of these properties are currently occupied by industrial operations. According to the Safety Element, as of September 2015 there were four sites undergoing hazardous materials cleanup activities and 155 sites monitored by the State Water Resources Control Board due to the presence of underground storage tanks or issues that may have the potential for contamination of water bodies. Therefore, there is a potential where future developments may occur on sites that require remediation or are located near properties that contain hazardous conditions.
While the risk of exposure to hazardous materials cannot be eliminated, measures can be implemented to maintain risk to acceptable levels. Compliance with measures established by Federal, State and local regulatory agencies is considered adequate to offset the negative effects related to the use, storage and transport of hazardous materials in the City. In addition, the Safety Element contains objectives and policies related to hazardous materials to further mitigate their potential impact.
Seismic Hazards
South Gate is located in a seismically active area. Although no faults run through the community, several active faults are located within 60 miles. The nearest fault, the Newport- Inglewood fault zone, passes approximately four miles from South Gate at its closest point.
Future earthquakes along these faults could be very strong in intensity and pose moderate to considerable damage to structures and buildings, with earthquakes anticipated to measure above a 6.O on the moment magnitude scale.
Liquefaction occurs when the force of an earthquake"s shaking causes groundwater to mix with the soil. This mixture temporarily becomes a fluid and loses its strength, which may in turn cause buildings and other structures built on or in it to tilt, collapse, or otherwise suffer 80 Housing Element
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damage. According to the California Department of Conservation, all of South Gate is considered at an elevated risk for liquefaction due to the area's soil types and high water table (less than 40 feet below the surface). However, South Gate City staff states the water table fluctuates between 80-100 feet below the surface (or more), and does not consider liquefaction as a substantial risk in the community.
The Safety Element of the General Plan contains a policy requiring all new development and substantial remodels to meet minimum state standards for seismic safety. This is implemented through the Building and Safety Division's enforcement of the regulations of the CBC during the plan check and permitting process.
Flooding
The City of South Gate has the potential to be impacted by both riverine flooding and urban flooding, as well as dam inundation. Riverine flooding is the over bank flooding of rivers and streams. FEMA has identified elevated risk of flooding in the eastern portion of the community near the Los Angeles River and the Rio Hondo drainage channel. Nearly half of the City is located within the 500-year flood zone. The only parts of South Gate within the 100-year floodplain are the Los Angeles River and the Rio Honda drainage channel itself. Areas within the 100-year floodplain have a I percent chance (one in 100) of flood occurring in any given year.
Dam failure results in sudden, fast-moving floods that can damage or destroy property, cause injury or loss of life, and displace large numbers of people in the flood's path. All of South Gate lies within one of several dam inundation zones for at least one dam. The majority of the community lies within the hazard zone for the Hansen Dam. The Whittier Narrows Dam and the Garvey Dam also pose potential inundation hazards for the City.
Urban flooding occurs as land is developed with impermeable surfaces. The entire City is at risk of seasonal temporary urban flooding. Sections of the City are occasionally prone to urban flooding, especially low lying areas. This occurs because of debris accumulation in storm drains and flood control basins, and overburdened pumping stations and aged drainage systems.
The Safety Element contains several policies aimed at minimizing flood and dam inundation hazards. These include ensuring that new development does not exacerbate potential flooding hazards and requiring new projects to use low-impact development techniques and utilize pervious paving and landscaping to increase onsite stormwater retention.
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Service and Facility Infrastructure
South Gate's utility and circulation infrastructure is currently at or beyond capacity. New housing construction will require expansion of the City"s infrastructure capacity. As part of the City"s comprehensive General Plan update completed in 2009, the City identified the current infrastructure and the need that will be created with additional development and prepared a capital improvement plan to upgrade the existing infrastructure to meet these development projections.
Water Supply
The City of South Gate uses groundwater from the City wells as its primary source. Water generated from wells is chlorinated and distributed to City customers or stored in reservoirs.
The total capacity of both active and stand-by wells is 33 million gallons per day (MGD), or 101 acre-feet per day. This represents a surplus over the City's average daily demand. Because the total capacity of these existing wells exceeds maximum daily demand, additional wells are not required. However, reservoir storage capacity needs to be improved and additional reservoirs or storage capacity needs to be developed.
The City is working with other agencies to develop a "conjunctive use" program (water storage in the underground aquifer) and may be able to convert unused water to underground water storage. In addition, South Gate has committed to taking the following actions in its Public Facilities Element in order to ensure the City"s water supply:
* Amend the Building Code to allow water-conserving technologies. * Explore the creation of an infrastructure impact fee. * Replace existing above-ground storage tanks.
Wastewater
The City's sanitary sewer collection system is managed by the City's Public Works Department.
The collection system consists of about 116 miles of gravity sewer lines, no pump/lift stations, and about 100 sewer siphons within the system. Approximately 99 percent of flows from local sewers discharge into the County Sanitation Districts" (LACSD) facilities for transportation, treatment, and disposal. The remaining one percent of total sewage generated within the City passes into the City of Paramount system and is then discharged into LACSD facilities. There are 21 LACSD trunk lines that run through various portions of the City. These trunks convey sewage from South Gate and other communities to the Joint Water Pollution Control Plant in Carson.
In 2002 and 2003, concrete sewer facilities were repaired and re-lined and in 2008 the vitrified clay pipe portion of the system was checked and repaired. As deteriorated lines are discovered during preventive maintenance, these lines are either immediately repaired by Public Works or 82 Housing Element
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emergency contractors are retained to repair lines. In addition, South Gate has committed to taking the following actions in its Public Facilities Element in order to maintain the City's wastewater capacity:
* Evaluate the capacity of the existing wastewater collection system. @ Explore the creation of an infrastructure impact fee. * Update the Sewer Master Plan.
Before a development permit is granted, it must be determined that public service and facility systems are adequate to accommodate any increased demand created by the proposed project. Because South Gate is essentially a built-out urban community all infrastructure systems are in place. However, expansion of capacity may be necessary to accommodate the increased development intensities permitted under the updated General Plan and aging infrastructure may need to be replaced over time.
This may be viewed as a constraint on housing development. The market will provide the infrastructure upgrades for market rate units because sites will not redevelop until the market rates rents or for-sale prices can carry the costs of the infrastructure upgrades. However, for below market rate units, these added infrastructure improvement costs may make affordable housing development infeasible without additional local, state or federal assistance. The City pro-actively assists in the development of affordable housing to overcome this constraint. City assistance could be provided through CDBG and HOME funds and other local sources of funding. The City could also commit to applying for statewide infrastructure improvement grants. Assistance can be direct (give funding or land to affordable housing developers) or indirect (use cash to upgrade off-site infrastructure to serve a specific affordable housing project).
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HOUSING RESOURCES
This section provides an overview of land, financial, and administrative resources available to the City of South Gate for implementing the policies and programs set forth in this Housing Element.
Residential Development Potential
Regional Housing Needs Assessment
Pursuant to State law, each jurisdiction in California is responsible for a share of future housing needs in the region. For the 2021-2029 Housing Element cycle, the Southern California Association of Governments (SCAG) region has been allocated a future housing growth of 1,341,827 units by the State Department of Housing and Community Development (HCD).
SCAG is responsible for allocating this future housing need to jurisdictions within the six-county region. In this capacity, SCAG developed a Regional Housing Needs Assessment (RHNA) that determines each jurisdiction's share of the forecasted regional growth through 2029.5 South Gate's share of the regional housing need is 8,282 units as allocated by SCAG into the following income levels:
* Extremely Low Income: 1,068 (12.9 percent)
@ Very LOVI/ Income: 1,068 units (12.9 percent)
* Low Income: 994 units (12.0 percent)
@ Moderate Income: 1,173 units (14.2 percent)
* Above tS/loderate Income: 3,979 units (48.0 percent) The RHNA has a slightly different planning period than the Housing Element planning period.
The RHNA covers from June 30, 2021 through October 15, 2029.
The City must demonstrate that its land inventory is adequate in terms of the amount of land available, zoning provisions, and development standards, to facilitate and encourage the development of housing that is affordable to the various income groups according to the distribution specified above.
5 The City has a RHNA allocation of 2,136 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. Therefore, the City's RH NA of 2,136 very low income units may be split into 1,068 extremely low income units and 1,068 very low income units. However, for purposes of identifying adequate sites for the RHNA, State law does not mandate the separate accounting for extremely low income category.
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Projected Accessory Dwelling Units (ADUs)
Since 2017, State laws have been passed that substantially relax development standards and procedures for the construction of ADUs. South Gate has seen a steady growth of ADU building permits:
* 2018 - 18 ADUs
* 2019 - 38 ADUs
* 2020 - 89 ADUs
@ 2021-143 ADUs/JADUs
South Gate anticipates significant ADU activities over this Housing Element planning period, While the City had a slow start in ADU activities in 2018, permit activities have increased significantly since 2019. Based on the four-year trend since chanzes to ADU laws, the City averages 72 ADU permits annually. However, the last two years of ADU activities even during COVID is an indication of substantially increased interest in ADUs/JADUs in South Gate.
Between 2020 and 2021, the City averaged 116 permitted ADUs/JADUs. Conservatively, the City anticipates 80 ADUs/JADUs annually, for a total of 640 units over eight years. The income distribution of these projected ADUs is based on the survey conducted by SCAG.
Table HE-44: ADU Projections and Aff:yrdc'aility
v-.,l.,'a.<f?o
Extremely Low
Very Low
Low
96 13
275
15.0?"-
2.0%
43.0%
Moderate 38 6.0%
Above Moderate 218 34.0%
Total 100.O%
Source: City of South Gate,2)22
The City is implementing a program funded by LEAP Grant, to provide applicants with off the shelf 100 percent constrciction plans to expedite the ADU approval process. Under the same fundinz, the City is pursuinH an additional prozram that offers up to 515,000 to @o towards customized design for illegal conversions and new ADUs if owners agree to use these units for Section 8 or low income housing. In addition, the City is pursuin@ another program that will use a portion of the City's HOME funds to help fund ADU projects for owners who agree to rent to qualified low income tenants for a certain number of years based on HUD requirements. 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.
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Credits toward RHNA
Projects that are under construction (but not yet finaled), have received entitlement, been approved, under review, or with pending applications as of June 30, 2021 can be credited as progress toward the RHNA. Table HE-45 and Table HE-46 provide information on the current projects. Overall, the City has entitled, approved, and pending projects that total 711 units, including 152 affordable units for lower income households.
Projects Under Construction
The City has four projects that are under construction (as of October 2021). One project - the 60-unit PATH Villas - provides affordable housing to 59 affordable units for veterans and formerly homeless (29 extremely low, 20 very low, and 10 low income units) and one manager's unit that is assumed to be affordable to moderate income. Two projects provide only market-rate units.
Entitled Projects
Three projects have received entitlement but have not yet begun construction. One project - the 78-unit Legacy Apartments - includes four units (five percent) as very low income housing in exchange for a density bonus. The other two projects provide market-rate units only.
Projects under Review
One project - Gateway Plaza - is currently under review. This market-rate project offers 48 units.
Anticipated Projects
Among the five projects that are pending applications, three are affordable housing projects:
OHabitat for Humanity: 14 affordable units are proposed on this site. This ro'ect will * Housing Authority Site (13050 Paramount Blvd): This site is owned by Housing Authority. The City has initiated the disposition process for this the Su lus Land Act. The n otiation riod with interested develo Februa 14 2022.
the South Gate
property under
rs closed on
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§ Based on proposals submitted, 55 8 lower income units are anticipated on this site.
§Surplus Land Site (7916 Long Beach Blvd): This site is owned by the City of South Gate and has been declared a surplus site. The project is proposing 11 low income units on * Surplus Land Site (5821 Firestone Blvd): The City has distributed a Notice of Availability under the SLA for a City-owned site at 5821 Firestone B!vd for developers interested in develo in affordable housin . Pro sals were due b March 14 2022. This O.46-acre site is zoned Re ional Commercial with a Residential Overla .
Conservativel this site is estimated to rovide 15 lower income units. This site is located at EI Paseo South Gate Shopping Center. n aelditii.in, the City is curreritly processing an !lm 35 @:rojeJEljligseo project at 623200301E iB:d 6232003012) that will involve the conversion or conmercial/ffimustrial uses irito residentia ises. %@roject of 978 uriits have been proposed, in4i.dg atlat!ilO perCent a,iordable uimits pr lower income households as req.b.i:ired by SB 35. Oi'ie of thie two(l@arcels (6232003012) is ir :)'ie sites iniy:entory for a total of20?i units (100 lovJer incorng,314,,_,;j_Q_4,,37,g,y,g,Jg4__ei-.a,4omt_). -i otl'ier parcel,is currently r'io7,,listed in the smites inyeJ South Gate General Plan 2035 87
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Table HE-45: Current and Pending Projects
- , Achieved
Allowable Den.sity Density"
P ec Address nits (du7ac (dufac) Type ,Zoning
Under Construction
Garfield
Apartments'
10920 Garfield
Avenue 244 40 55.3 Moderate HMU-3
PATH Villas
5610 Imperial
Highway
60 32
85 with bonus 46.9
59 Very Low Income
1 Moderate Income
(Supportive Housing for
Veterans and Formerly
homeless)
CDR2
McNerney
Apartments
8931 McNerney
Avenue
4 20 18.2 Market NM
Otis/Santa Ana
Apartments
4136 Santa Ana
Street 3 20 8.3
I
Market NM
Entitled
Atlantic/ Tweedy
Site
9923 Atlantic
Boulevard 91 23.7 Market Precise
Plan
Legacy
Apartments
10130 Adella
Avenue 78 40 38.8
'-' 4 Very Low Income
74 Market Rate
(Density Bonus)
IF
Paramount
Apartments
13400 Paramount
Boulevard 10
30 45 with bonus 35.7 Market HMU-2
Under Review
13700 Paramount
Boulevard 48
30 45 with bonus 45.3 MarketGateway Plaza HMU-2
Anticipated Applicctions
Property on
Market X:::09 Atlantic __l
28 -
120
32 85 with bonus 21 -85 Market CDR2
Habitat Project
9001-19 Long
Beach Boulevard 14
40 85 with bonus
21 .2 Affordable UN
Housing
Authority Site
13050 Paramount
Boulevard
_55 30
45 with bonus 25.7-45.7 Affordable HMU-2
Surplus Land
Site
7916 Long Beach
Boulevard 11
40 85 with bonus
40-85 Affordable UN
Surolus Land 58 )(: % a)l'l A l-l.. -A .. k l-
_RC-R
__Site
l.) _.)U _.)U PllUllldule
Property on
Market
4810-4814
Firestone Boulevard
6-14 40
85 with bonus 40-85 Market UN
Note 1: Garffleld Apaitments is being constructcd by a matket-rate developer. However, upon com(:letion, the project will be sold k. a Joint Power Authority that will convert the project to moderate income housing. A Letter oflnterest has already been signed.
Source: City of South Gate, 2021
88 Housing Element
100
124
Table HE-46: Summary of Progress toward RHNA
Under Construction
Garfield Apartments o o 244 o 244
PATH Villas 49 10 1 o 60
McNerney Apartments o o o 4 4
Otis/Santa Ana Apartments o o o 3 3
Entitled
Atlantic/Tweedy Site o o o 91 91
Legacy Apartments 4 o o 74 78
Paramount Apartments o o o 10 10
Under Review
.0 : o IGateway Plaza
Anticipated Applications
o 48 48
Property on Market (Atlantic) o o o 74 74
____Ha _____bitatProject (9001-19 Long Beach Blvd) 6 6 o 2 14 Housing Authority Site (13050 Paramount Blvd) o 5fi o o _55 Surplus Land Site (7916 Long Beach Blvd) o __11 o o __11 Sumlus Land Site (5821 Firestone Blvd) o _15 o o _15
Property on Market Firestone__Blvd) o o o 10 10
Total Units 5_9 _97 245 3_16 71_7
Average Yield
As demonstrated by the location of current and anticipated projects, development activities are occurring within the Hollydale and Tweedy Specific Plans and in other mixed use areas in the City. Specifically, projects in mixed use districts are primarily 100 percent residential and virtually all projects are taking advantage of the density incentives program (for site planning and amenities) to exceed the base allowable density. In fact, one project under review and two anticipated projects are proposing to maximize the bonus density. The City has not received any nonresidential development applications in recent years on properties that allow residential development.
For estimating potential yield, a density factor of 70-80 percent is used for residential districts.
Specifically, residential districts within specific plan areas utilize a density factor of 80 percent but lowered to 70 percent for residential districts outside of specific plan areas, given that specific plan areas are currently exhibiting increased trend of recycling in the residential districts and multi-family projects have reached 90 percent of the allowable density. MS (Main Street) district also utilizes a density factor of 70 percent because this district does not qualify for the density incentives program. For mixed use districts, the base density is used to estimate potential units, even though virtually all recent projects have utilized the density incentives program to far exceed the base density.
South Gate General Plan 2035 89
101
125
5ateHza@J@istrict$pecific€Wl!!n wmre Ioticonsolmatio=in@otential is M_ en'Jed); vVF p4cels @4 _Gl.3&ame in siz,e, % ayera,g:i y.ield ges.sibdensityhctB of IV 5@@'anti. This isjJ' e00))-IYIZefbtSalfeplannalngJa'{berl8:DireC!']ial%'ilitafCSr[iall§WI%aluQhprC)"ie'0j' .mall sit - ch as Par Y- o'u A artmy,,;5,u_ffiions v'nder Srn ' Sit'es .b am
Local and Subreqional Trends in Recyclinq Existinq uses South Gate is located in the Gateway Cities subregion that is characterized by mostly industrial uses and low-scale commercial uses, includinz many auto-related uses. Many of the properties were developed more than 30 years ago and are experiencing declining use due to the changing economy, increased remote working/online shopping, and improved reliability and fuel efficiency of automobiles (and therefore lower demand for auto-related services). However, commercial buildings that are less than 30 years old are also being recycled due to obsolete business models (such as shopping centers). In general, existing uses that have low Floor Area Ratios (less than O.5) and Improvement to Land Ratios (less than 1.0) are being recycled.
However, exceptions are also being redeveloped. These are usually properties developed with shoppinz centers, old office buildinzs, old industrial uses, and vacant buildings. In fact, the higher ILRd become a financial liability to the property owners - while the buildings are outdated and cannot generate adequate income in rents or business revenues, the property taxes continue to rise. As shown below in Table HE-47, recent and current proiects in these Gateway cities are recycling a a variety of industrial and commercial uses. Based on these proiects, the sites inventory for South Gate uses these criteria to select sites with simiiar existinz uses:
Building is at least 30 years old
Existing FAR is less than O.50 (compared to the 1.25 to 1.50 allowable under the Specific Existing Improvement to Land Ratio (ILR) is less than 1.00, unless existing uses are old strip malls, motels, vacant buildings, etc. that may have hither improvement values but the uses are declininH or consistent with patterns of recycling Table HE-47: Lccal and Subreqional P,ecyclinq Trends ,<,,.1' +:'1,ll%.l,lr""'fl,l':'a,i,,;,,la,,(a*,l,,,,,"'iA%,11(:6a,;,,+11},)111. ;.111,:i:.li::4Jffl,..,-F...:,lval::II in}'.V,,:i#Q':
(JZ::'.;a,';ib-. +#l:%,
:'*' i 'i f'1!l'!'!]!!
ffaa'iP(:(:'<a=i;:':yii,ev:'::!J.:,il'.'}?;,
1%-+.a)'.. i:.rii
).'-. :l i ' - a*.'..:m!fil 6-;M3E--;AI
F;' !9'aQ
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"a'3:i+"
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:
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Leqacy Apartments _78 ____4VL
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_ _-. .t- aa&i ._i_ _ . ._ _ _ _NA _____NA
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953\9609 'Atlantic IA I i _ L & i- .J. ....+_:-l . . _ _ - __1958- rt* Llqnl liluuSllldl uSeS U.ll
t51V(] I!J00
I I _ L i4 _ 4 n _ - i- -4 AA _6___VL Parkinq lot. auto- g l'+
_6L related services
_1N/-l IN/-l
Housinq Authority Supermarket (over
Site
:X) :X) LUWEi I dad IY/-l
90 Housing Element
102
126
Ta'ile HE-47: Local and Saybreqioncl Re:yclinq T-ends ::!fa%;+M+.-
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2_
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6500-6510Alondra
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DIVU
16683 Paramount Restaurant, auto- ,!,,925-
__Blvd
l'+ I k_k)Wel
related services
U.&U
lA&i&l...--J r.-l..- d ')O'l Retail - shoppinq _1960-
VVIIIIIWU(XJ lA.lllel ,IIOI ; _U_,_,j,_
IOU IVIOO t.;eriter ,_UU0
Chiropractor office,
6231 and 6301 4(! sinqle-family home, 1_948-
_IO
vacant commercial 1_949
U. I l
I_t)'l'l n .-. ._. .- A . # "f Corner"maFkt.t and
DO I I l)cl(le PVe z I :% U. 10
Note. Existinq use:; and characteristics (yeai built, FAR, and ILR) infoimation may not be available or compl.=te due to staiis of proect.
The County Assessor Office may have already deleted existinq parcel informaiion in place for parcel for new development.
The City of South Gate is also characterized by a larze number of underutilized parking lots, vacant lots, and vacant/boarded up buildings that are in deteriorating conditions. The City engaged the Building and Code Enforcement staff to scout throughout the City in order to identify such properties that are ripe for redevelopment. Overall, the sites inventory includes:
* Open lots, open storage - 3 properties
@ Parking - 48 properties
* Vacant lots - 59 properties
* Vacant/boarded up buildinzs - 30 properties
These properties contain minimum improvements or improvements of little values. In addition, two properties have delinquent tax status, indicating the precarious financial status of the properties.
Small Sites
While small sites (less than O.5 acre) in South Gate are feasible to facilitate lower income housing, this Housing Element sites inventory for RHNA does not rely on small sites for lower income units. Only sites that are larger than O.5 acre and with zoning that allows density 30+ units per acre are used to accommodate the lower income RHNA. Small sites are used primarily to fulfill the above moderate income RHNA. Typical projects are recyclinz small commercial and industrial uses into small apartment or townhome projects.
Examples that illustrate the trend of development on small sites locally and in the Gateway subregion include:
South Gate General Plan 2035 91
103
127
* r'aramount - 16683 Paramount Blvd - 14 units on approximately O.50 acre * Bell Gardens (5822 Gage Avenue) - 2 units on O.17 acre :-f-J,";-,f:'-'='=,-,,:=','=,-;=-:);e-':>J:4_=_',-';6%_::i',p,,;-,;,',",=,-,':-,;,;,,:,:,,,-,-;,,-,;,,-3 :it- a'!Ssumes smaJI SiteS I-e--7St-h-a-I1&3_Q--acre t0r%-q!70mmOdaJ qiji3;y3Q,,p,gj',i,g,3':ij,,Qj,,i,t:5,gp![ii:yl Capacity in Specific Plan Areas
Three major specific plans offer significant residential development potential in South Gate.
These are Gateway, Hollydale, and Tweedy.
Gateway District Specific Plan
The General Plan 2035 identifies the Gateway District as an area with great potential for redevelopment. It is zoned Transit Village with a density of 30-75 units per acre. The City is in the process of preparing the Gateway District Specific Plan (GDSP), a City-initiated comprehensive specific plan intended to demonstrate clear development guidance in anticipation of the future Light Rail Transit (LRT) Station and implement the Transit Village vision for the area as established by the General Plan. The LRT Station is proposed within the Gateway District Specific Plan area (District) along the West Santa Ana Branch (WASB) LRT rail corridor that is anticipated to be established within the existing Ports-owned and Union Pacific (UP) Railroad right-of-way operated by San Pedro Subdivision. The GDSP is intended as a tool for City staff, decision makers, developers, and property owners, providing policies to guide development. It encourages desired patterns of activity, land uses, and development types, to promote Transit-Oriented Development (TOD).
The GDSP area is approximately 59 acres, bound by Atlantic Avenue to the west, Patata Street to the north, and Firestone Boulevard to the south, and includes parcels south of Firestone Boulevard extending to Branyon Avenue. This area represents Sub District 2 of the Gateway District in the General Plan. Existing uses are primary light manufacturing, industrial, and commercial uses. A large portion of the area is used for trucking, warehousing, open storage. 92 Housing Element
104
128
Figure HE-8: Draft Gateway District Specific Plan Parcel Consolidation 11 I Parcel a
il " ' a" ?a. Parciil K :s
;3i i' "l -J j
Development Potential
The Draft GDSP proposes to reconfigure the majority of the existing parcels (north of Firestone Boulevard) into 12 parcels (Fizure HE-8). The Draft GDSP Environmental Impact Report (EIR) develoos an estimate of develooment ooteritial on seven of the 12 consolidated oarcels and net Ipeci(ically, while the ozginal parcels would iilude :i_ri____elarge parcel of 15 acres (APN 6216035001), the Draft GDSP has proposed raorgariizing thi; ixisti7:< parcel-s irito seven parcels,.each 'witi< net parcel size of less than five acres and ._u_ing between 8.0 arid 38@lunits as shon iri T'able !-IE-48). The City 41 cont:i:dJe to meei vitl"i developers and property owraers to discuss rei,developmentopportunit esi the GD.' ( iplready expi-essed interest in"acqqjrinH proper'ties in the a,reaJ Because the net acreage has already taken into consideration factors such as nonresidential uses, streets, setbacks, and buffer from nonresidential uses, the potential density for development will at least reach maximum density but most likely exceed the base maximum density under the bonus program. Transit Village zoning allows up to 120 units per acre with South Gate General Plan 2035 93
105
129
bonuses (see Table HE-36 and Table HE-37). The Draft GDSP EIR estimated a minimum of 1,370 units on these seven parcels.
Table HE-48: Draft Gateway District Specific Plan - North of Firestone In Current Draft Plan
_3.1 Transit Village
_41 Transit Village
_0.5 Transit Village
_1.0 Transit Village
_1.1
t'lii
_3.4 Transit Village
QU
1._0 Transit Village
_i,2 Transit Village
_1.2 Transit Village
_3.9 Transit Village
_6.3
_1.2
_28
A
B
c
D
E
F
G
H
J
Total
o
100
120
80 o
,1370
Note. These {2 parcels represent new proposed parcels for ronsolidation with tlie adoption ofthe specific plan.. They do not correlate with the existinq parcel lines on site Therefore. the sites inventory wiih existinq APNs in the appendix of this Housinq Element provides only a proportional share of the anticipated units
Source: City of South Gate, Draft Gateway District Specific PlanEIR, 2021 In addition to the parcels north of Firestone that are recommended for consolidation and targeted development strategies, the Draft GDSP also includes parcels immediate south of Firestone. These parcels are developed as single-story structures and currently occupied by a mix of auto-related uses, motels, retail, and light industrial uses. Most uses exhibit signs of disrepair, including a couple structures have been vandalized and boarded up. With the designation as Transit Village (75 du/ac), Industrial Flex (40 du/ac), and Urban Neighborhood (40 du/ac), these areas are likely to be redeveloped due to the growth-inducing effect of the GDSP.
Table HE-49: Draft Gatavt'y District Specific Plan - South of Fireitone Urban Neighborhood
Industrial Flex
6 0.86
75 g 1.12 82
Transit Village 75 2
Total 17
Source: City of South Gate, Drafi Gateway District Specific Plan, 2019
0.65 2.63
47 163
94 Housing Element
106
130
Overall, the GDSP can accommodate about 1,533 units, excluding bonuses. Project at this scale is expected to be mixed income projects. This Housing Element uses an income distribution of 40 percent lower income, 20 percent moderate income, and 40 percent above moderate income.
Hollydale Village Specific Plan
Adopted in 2017, the Hollydale Village Specific Plan is a City-initiated Specific Plan to demonstrate a clear vision for Hollydale with the anticipated arrival of two Eco-Rapid transit stations in the vicinity. This Specific Plan is intended to be a tool for City staff, decision makers, developers and property owners by providing strong and clear policies, development and design standards, design guidelines, and a vision that guides land use decisions, infrastructure improvements, design, and economic development activities in the Specific Plan area.
Hollydale is a stable residential neighborhood in the southeastern part of the City of South Gate. Garfield Avenue used to be a vibrant neighborhood retail street that has lost many of its anchor tenants over the past several decades. The Hollydale Village Specific Plan presents the opportunity to revitalize this part of the City with a plan that builds on its original historic character while positioning the area to take advantage of two future Eco-Rapid Transit stations anticipated in the vicinity.
The Eco-Rapid Transit Line (formerly known as the Orangeline) links economic development and transportation in a 40-mile corridor from Bob Hope Airport in Burbank to Downtown Los Angeles to Artesia. It supports the creation of more jobs and connects over four million residents to the regional transportation system. The southern corridor, between Artesia and Downtown Los Angeles, is one of twelve Measure R transit projects. It currently has a S240 million Measure R funding allocation and is scheduled to be built by 2027.
South Gate General Plan 2035 95
107
131
Figcire HE-9: Hollydale Village Specific Plan Area
- I =:, =======.'i-;-'-=====i,7-==,==.'==&-;,b=," -._j
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/ =-.,-):,, i _I: ry OF phtuxioux'r 4
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'n
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j:-Jj Ciq of South Gate Boundary Hollydale llixed Use - 1 (HMUI) {:"J HollydaleStudyArea -20du/ac,1.25FAR
MetrOG,eenL.lne _ _' HollydaleMixedUse-2(HMU2)- 30 dThac, 1.5 FAR M PlannedEco-RapidTransitCorridor -. j HollydaleMixedUse-3(HMU3) ['3_ NeighborhoodLow(NL)-5du/ac 'od'ac'2oFAR
l_ Neighboffiood Medium (NM)- 20 duac ' COr"dor-3(CDR3)-"OFAR i Light Manifacturing (M2) - 2.O FAR " Ache Re'a" Fronfage -ffi-Open Space (OS)
FIGURE 4-1
SPECIFIC PLAN ZONES
/XHOLLYDALEVILL_AGESPECIFICPLAN 46
..,.:-==-.-j:=?)A , .
; 70 '1'.71.)i:0
96 Housing Element
108
132
Development Potential
The Hollydale Village Specific Plan is consistent with the South Gate General Plan 2035 and the form-based code adopted in 2015. The following four Urban Mixed Use zones and one Residential Neighborhood zone offer residential development potential:
* Hollydale Mixed Use-l (HMUI) - 20 units per acre (30 du/ac with bonus): HMUI is intended to promote and reinforce pedestrian-oriented retail, restaurant and entertainment uses in a "main street" setting along Garfield Avenue, while also promoting infill mixed use development.
* Hollydale Mixed Use-2 (HMU2) - 30 du/ac (45 du/ac with bonus): HMU2 is intended to provide commercial and residential development, with an emphasis on employment generating uses and residential infill development along Paramount Boulevard. * Hollydale Mixed Use 3 (HMU3) - 40 du/ac (60 du/ac with bonus): HMU3 is focused along Imperial Highway and is intended to provide a mix of commercial and residential development, with an emphasis on larger-scaled retail, employment generating uses and higher density residential development close to the Eco-Rapid Gardendale Transit Station.
* Corridor-3 (CDR3) - 20 du/ac (for live/work units): CDR3 is intended to provide for employment generating industrial, research and development, and flex office uses that are visually attractive and have minimal impact on adjacent residential neighborhoods.
This Zone is an appropriate location for live-work units to support the employment uses in the Zone and offer alternative housing types within the city and solutions for people whose lifestyles would benefit by merging home/office or home/studio. * Neighborhood Medium (NM) - 20 du/ac: NM is to provide for a range of attached and detached multifamily developments, such as walkups, rowhouses and townhomes, in close proximity to the planned Gardendale Eco-Rapid transit station and along primary transportation corridors such as Garfield Avenue.
To identify vacant and underutilized properties with development potential, the following criteria were used:
* Building is at least 30 years old
* Existing use is not condominiums or townhomes
* Existing FAR is less than O.50 (compared to the 1.25 to 1.50 allowable under the Specific Plan)
* Existing Improvement to Land Ratio (ILR) is less than 1.00, unless existing uses are old strip malls, motels, etc. that may have higher improvement values but the uses are declining or consistent with patterns of recycling §rf existing use is residential, recycling of property will yield at least three times the existing units on site, with a net increase of at least three units South Gate General Plan 2035 97
109
133
* If existing use is nonresidential, reuse of the property will yield at least a triplex development, unless the property is vacant
* Potential yield excludes existing units on site @ Only parcels with a base density of 30+ units per acre and larger than O.5 acre are used to accommodate lower income RHNA
Based on these criteria, and internet research on existing uses, existing conditions, ownership information, and City Building and Code Enforcement staff field research, the selected parcels were further refined to eliminate uses that are unlikely to be redeveloped over the next eight years. Overall, 76 parcels are included in the sites inventory with the potential for at least Q units.
Table HE-50: Hollydale Specigic Plan
Neighborhood Mediurr.
Corridor-3
Hollydale Mixed Use-1
Hollydale Mixed Use-2
Hollydale Mixed Use-3
Total
2 24
13 32
5 76
0.53 12.55
4.90 9.51
2.72 30.21
Tweedy Boulevard Specific Plan
Adopted in 2019, the Tweedy Boulevard Specific Plan is a City-initiated Specific Plan that is intended to revitalize Tweedy Boulevard as the heart of the City and as its "main street." Tweedy Boulevard, especially the area commonly known as "Tweedy Mile," was historically the "main street" - the place for shopping, dining, entertainment, and recreation - in the City of South Gate. These functions are evident in the provisions for public parking, streetscape enhancements, the historic Alien Theater, the location of the County of Los Angeles Public Library and South Gate Park along this corridor. Unfortunately, over the succeeding decades, with the development of other retail areas and the closure of major employment centers within the City, Tweedy Boulevard is no longer serving in this capacity. Today, Tweedy Boulevard presents the opportunity to revitalize the heart of the City.
Development Potential
The Tweedy Boulevard Specific Plan is consistent with the South Gate General Plan 2035 and the form-based code adopted in 2015. The following four Urban Mixed Use zones and one Residential Neighborhood zone offer residential development potential:
98 Housing Element
110
134
* Tweedy Mixed Use-l (TMUI) - 20 du/ac (30 du/ac with bonus): TMUI is intended to provide for a mix of commercial and residential development, with an emphasis on residential infill development and supporting retail and service uses along Tweedy Boulevard.
* Tweedy Mixed Use-2 (TMU2) 30 du/ac (45 du/ac with bonus): (TMU2) zone is intended to promote and reinforce pedestrian-oriented retail, restaurant and entertainment uses in a "main street" setting along Tweedy Boulevard, while also promoting infill mixed use development at key nodes. * Industrial Flex (IF) - 40 du/ac (60 du/ac with bonus): The parcels within the Industrial Flex (IF) Zone are located adjacent to the Los Angeles River. Industrial uses previously occupied the entire area between Atlantic Avenue and the Los Angeles River. However, a majority of this area is now the site of the LAUSD Legacy High School complex. In recognition of the changing context and residential adjacencies, the IF zone provides flexibility to transition to other uses, while enabling existing industrial operations to expand if they so desire.
* Neighborhood Medium (NM) 20 units per acre: NM is to provide for a range of attached and detached multifamily developments, such as walk-ups, rowhouses and townhomes, along portions of and in close proximity to Tweedy Boulevard.
To identify vacant and underutilized properties with development potential, the following criteria were used:
* Building is at least 30 years old
* Existing use is not condominiums or townhomes
* Existing FAR is less than O.50 (compared to the 1.25 to 1.50 allowable under the Specific Plan)
@ Existing Improvement to Land Ratio (ILR) is less than 1.00, unless existing uses are old strip malls, motels, etc. that may have higher improvement values but the uses are declining or consistent with patterns of recycling
(Jlf existing use is residential, recycling of property will yield at least three times the * If existing use is nonresidential, reuse of the property will yield at least a triplex development
* Potential yield excludes existing units on site * Only parcels with a base density of 30+ units per acre and larger than O.5 acre are used to accommodate lower income RHNA
Based on these criteria, and internet research on existing uses, existing conditions, ownership information, and City Buildin@ and Code Enforcement staff field research, the selected parcels were further refined to eliminate uses that are unlikely to be redeveloped over the next eight South Gate General Plan 2035 99
ill
135
years. Overall, 97 parcels are included in the sites inventory with the potential for at least 81 units.
Table HE-51: Tweedy Specific Plan
100 Housing Element
112
136
Figure HE-10: Tweedy Boulevard Specific Plan Area
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RGURE i-l
SPECIFIC PIAN ZONES
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South Gate General Plan 2035 101
113
137
Other Sites Outside of Specific Plan Areas
General Plan 2035 provides ample opportunities for future residential development opportunities throughout the City. To identify vacant and underutilized sites for residential uses, the search focuses on zoning districts where higher density housing is permitted. These include:
* CC (Civic Center) - 30 du/ac (40 du/ac with bonus)
* CDRI (Corridor 1) - 75 du/ac (85 du/ac with bonus)
* CDR2 (Corridor 2) - 32 du/ac (85 du/ac with bonus)
* IF (Industrial Flex) - 75 du/ac (85 du/ac with bonus) * MS (Main Street) - 40 du/ac
* NM (Neighborhood Medium) - 20 du/ac
* UN(UrbanNeighborhood)-40du/ac(85du/acwithbonus)
To identify vacant and underutilized properties with development potential, the following criteria were used:
* Building is at least 30 years old
* Existing use is not condominiums or townhomes
* Existing FAR is less than O.50 (compared to the 1.25 to 1.50 allowed by the General Plan) * Existing Improvement to Land Ratio (ILR) is less than 1.00, unless existing uses are old strip malls, motels, etc. that may have higher improvement values but the uses are declining or consistent with patterns of recycling
Qf existing use is residential, recycling of property will yield at least three times the * If existing use is nonresidential, reuse of the property will yield at least a triplex development
* Potential yield excludes existing units on site * Only parcels with a base density of 30+ units per acre and larger than O.5 acre are used to accommodate lower income RHNA
Development Potential
Based on these criteria, and internet research on existing uses, existing conditions, ownership information, and City Building and Code Enforcement staff field research, the selected parcels were further refined to eliminate uses that are unlikely to be redeveloped over the next eight years. Overall, gparcels are included in the sites inventory with the potential for at least §units. Larger projects (over 150 units) are expected to be mixed income projects with the following income distribution: 30 percent lower income; 20 percent moderate income; and 50 percent above moderate income.
102 Housing Element
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Table HE-52: Oz'.side of Specific Plan Areas
NM (Neighborhood Medium)
CC (Civic Center)
CDR2 (Corridor-2)
MS (Main Street)
UN (Urban Neighborhood)
CDR1 (Corridor-l )
IF (Industrial Flex)
RC-R (Reqional Commercial-
Residential Overlay)
NL Nei hborhood Low
Total
Motel/Hotel Sites
10 8
35 47
59 42
29 1
4 19.62
9.86 24.37
13.94 25.18
6.54 4.41
110.74
m
a
g
aa
a
s
w
a
South Gate is home to many small motels and hotels that are significantly underutilized, marginally operating, and/or show signs of disrepair. Based on size and existing conditions, the City has identified a number of motels and hotels that would be appropriate for conversion through the Project HomeKey program.
Development Potential
A total of 29 motels/hotels were identified by staff for potential Project Homekey. These hotels/motels total an estimated 658 rooms. Typically in a conversion project, the rooms are converted into studio/efficiency units. The City will actively pursue Project HomeKey opportunities on these and other available properties as affordable housing. Furthermore, the majority of these motels and hotels are located in zoning districts that facilitate residential and mixed use development. Given the existing conditions, these sites are ripe for redevelopment.
Specifically, one motel located in the GDSP area (south of Firestone) is zoned Transit Village and presents excellent redevelopment potential given the goals and objectives of the specific plan and the coordinated efforts to encourage redevelopment in that area.
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As shown in Table HE-53, in most cases, conversion to HomeKey projects could potentially yield more units than redeveloping the sites into regular housing or mixed use projects. On the one hand, it is not likely that all these sites would become HomeKey projects. On the other hand, for the redevelopment scenario, some sites are too small to present realistic redevelopment potential. For the purpose of this Housing Element and as a conservative estimate, only those sites that would yield at least ten units if redeveloped are included in the RHNA sites inventory.
This list of motels/hotels would remain as a guide for the City in pursuing HomeKey funding.
However, because the City has not identified any specific hotels/motels to target for Proiect HomeKey, this Housing Element does not rely on this potential for meeting its RHNA.
Boulevard Motel 6206C116C113
Budget Inn Motel 6204013030
6204013034
Crescent Motel 6222015014
Days Inn and Suites 6232002C114
Delux Motel
EI Grande Motel
Gate Motel
6222006030
6210009051
6209002002
Gran Fiesta Inn 6204013027
Grand Motel 6222007005
La Siesta Inn 6206013021
Lapsi Inn 6202030037
Lido Motel 6222009026
Los Arcos Inn 6204014052
Malta Motel 6222009004
Mirage Inn 6204020010
Plaza Motel 6204021022
Rodeway Inn
Sands Inn
6222008020
6204022022
Neighborhood
Urban
Neighborhood
Urban
Neighborhood
Regional
Commercial
Industrial Flex
Corridor-1
Main Street
Urban
Neighborhood
Urban
Neighborhood
Urban
Neighborhood
Urban
Neighborhood
Urban
Neighborhood
Corridor-1
Urban
Neighborhood
Urban
Neighborhood
Urban
Neighborhood
Urban
Neighborhood
Corridor-2
0.14 0.16
1.65 0.35
0.28 0.14
0.39 0.32
0.34 0.13
0.39 0.39
0.73 0.3
40 40
40 40
40 40
40 40
75 40
40 40
40 32
10 41
10 50
18 13
10 Unknown'
16 17
8 23
22 52
19 6
24 6
o
18 14
4 14
11 6
16 13
26 5
16 16
29 10
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Table HE-53: Motel/Hotel Sites with HomeKey or Redevelopment Potential - Not Used for RHNA j4 3a. <," " 4. i
Seville Motel 6211025008 Ne:g"5or"ood O.23Low
SarahJamison 6204013015 Ne:g"5or"ood O.21Low
Urban o.uSouthGateMotel 6221003026 ...... 40 20
Southern Motel
Southland Motel
State Motel
6206013031
6204026045
6204026046
6204026032
6204003016
Sunrise Inn 6204020015
ValulnnbyNendels 6221003054
Villa Luna Motel
Villa Motel
6221003065
6221003064
6222009008
6222009009
Vogue Motel 6206016012
Urban O.44 40
Urban
Neighborhood O'5
40 54
Neighborhood
Medium
Urban
borhood
Urban
borhood
Urban
Urban
borhood
Urban
borhood
0.22 20
0.62 40
0.40 40
40 Unknownl
0.15 40
12.0 Notes:
1. No working phone numbers and County Assessor data does not contain information on the number of rooms.
Sources: City of South Gate, 2021 : Los Angeles County Assessois Office.
Adequacy of Sites Inventory in Meeting RHNA
As shown below, the City has adequate capacity to accommodate the RHNA. This capacity can be increased based on the City's density incentives program, as demonstrated by the recent projects. A site-specific listing of parcels that could accommodate the RHNA within the planning period is included in Appendix C.
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Table HE-54: Saymmary of Sites Inventory
RHNA
ADU
Pipeline
Remaininq RHNA
Sites Inventory
Gateway District SP
Transit Village
Industrial Flex
Urban Neighborhood
Subtotal
Hollydale SP
Neighborhood Medium
Corridor-3
Hollydale Mixed Use-l
Hollydale Mixed Use-2
Hollydale Mixed Use-,q
Subtotal
Tweedy SP
Neighborhood Medium
Tweedy Mixed Use-1
Tweedy Mixed Use-2
ndustrial Flex
Subtotal
Outside of SP Areas
Civic Center
Corridor -1
Corridor-2
Main Street
Neiqhborliood Low
Neiqhborhood Medium
Reqional Commercial -
ResidentialOv
Urban Neighborhood
Industrial Flex
Subtotal
Total Capacity
Surplus
% Surplus over Remaininq
RHNA
Source: City of South Gate, 2022
2,1313
iog
59 ,1968
562
32 12
606
o
o
193
80 273
100
a
632
z
z
a
994
275
97 622
1 ,173
38 245
890
288
17 7
312
m
m
a
a
ai
m
a
m
a
a
m
567
33 15
615
I
m
I
f!
I
R!I
u
a
a
a
a
a
a
a
a
a
a
1,417
82 34
1,533
a
a
a
a
a
s
s
a
s
a
a
0 103 203
a
m
s
m
m
m
ma
m
m
s
a
xi
m
m
s
aims
106 Housing Element
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Availability of Infrastructure and Services
Infrastructure Systems
Because South Gate is essentially a built-out urban community all infrastructure systems are in place. However, expansion of capacity may be necessary to accommodate the increased development intensities permitted under the updated General Plan and aging infrastructure may need to be replaced over time. The costs for infrastructure upgrades can be offset by the increased densities offered by the General Plan. The City will also offer financial assistance for affordable housing projects to gap-finance the projects. Assistance can be direct (give funding or land to affordable housing developers) or indirect (use cash to upgrade off-site infrastructure to serve a specific affordable housing project).
Water and Sewer Services
The City of South Gate uses groundwater from the City wells as its primary source. Water generated from wells is chlorinated and distributed to City customers or stored in reservoirs.
The total capacity of both active and stand-by wells is over 30 million gallons per day (MGD).
The total capacity of these existing wells exceeds maximum daily demand; additional wells are The City's sanitary local sewer conveyance system is managed by the City's Public Works Department. The collection system consists of about 116 miles of gravity sewer lines, no pump/lift stations, and about 100 sewer siphons within the system. Approximately 99 percent of flows from local sewers discharge into the regional sewer system, operated by the County Sanitation Districts of Los Angeles County (CSD), for transportation, treatment, and disposal.
The remaining one percent of total sewage generated within the City passes into the City of Paramount sewer system and is then discharged into CSD facilities. There are 21 LACSD trunk lines that run through various portions of the City. These trunks convey sewage from South Gate and other communities to the Joint Water Pollution Control Plant (JWPCP) operated by the CSD.
The CSD District serves the cities of South Gate, Bell, Compton, Cudahy, Huntington Park, Long Beach, Los Angeles, Lynwood, Maywood, Paramount, and Vernon. Effluent generated in South Gate flows through regional trunk pipelines to the JWPCP. The JWPCP is located at 24501 South Figueroa Street in the City of Carson. The JCWRP provides primary, secondary, and tertiary wastewater treatment. This facility has a design capacity of 400 million gallons per day (mgd).
Implementation of General Plan 2035 is anticipated to increase wasterwater by 2.02 mgd. With implementation of the General Plan Update objectives, policies, and mitigation requiring South Gate General Plan 2035 107
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individuaJ
treatment
would be
development
plant capacity
reduced to a
projects to verify with that sufficient wastewater transmission and is available to serve the proposed development, wastewater impacts less than significant level.
Financial Resources
The high cost of preserving, acquiring, or constructing affordable housing usually means an affordable housing developer/provider must assemble multiple layers of financing. Typically a project will require several forms of public financing in order to secure sufficient funding to acquire an existing project or construct new housing. The City of South Gate has access to a number of funding resources that may be used to expand affordability housing opportunities in the community. These include:
American Rescue Plan Act (ARPA)
The City of South Gate has been allocated an estimated S34.5 million from the ARPA.
Approximately 50 percent of the amount has been drawn down by the City and awaits formal appropriation and allocation by the City Council. The City is considering allocating 93 million towards projects and programs to address homelessness that may include:
@ Partnership with a provider like Project Homekey to provide up to 20 units of housing in local motels.
@ Participation in the LCA 1 (Local Coordinating Alliance Area 1) Bell Shelter program. @ A landlord incentive program to house qualified unsheltered individuals. * Short-term emergency shelter vouchers.
Community Development Block Grants (CDBG)
The City of South Gate receives approximately 51,500,000 in CDBG funds annually. CDBG funds may be used for land acquisition and off-site improvements for affordable housing construction, and acquisition/rehabilitation of existing housing for low income households. The remaining funds of the S34.5 million will become available in May 2022. All ARPA funds must be expended or obligated by December 31, 2024.
HOME Investment Partnership Act (HOME)
The City receives approximately S700,000 in HOME funds annually. HOME funds must be used to expand affordable housing opportunities in the community and eligible activities include homebuyer assistance, rent subsidies, new construction, moderate and substantial rehabilitation, and site acquisition.
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SB2/Permanent Local Housing Allocation (PLHA)
In 2017, Governor Brown signed a S15 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 S75 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. The City of South Gate applied and was awarded S310,000. Planned uses include completing the Draft Gateway District Specific Plan, and implementing the Hollydale and Tweedy Specific Plans.
For the second year and onward, 70 percent of the funding will be allocated to local governments for affordable housing purposes. A large portion of year two allocations will be distributed using the same formula used to allocate federal Community Development Block Grants (CDBG). HCD is in the process of closing out the Year One planning grant allocations and has not begun the process of allocating the Year Two affordable housing funds. SB2 PLHA funds can be used to:
Increase the supply of housing for households at or below 60 percent of AMI Increase assistance to affordable owner-occupied workforce housing ASSiSt persons experiencing or at risk of homelessness Facilitate housing affordability, particularly for lower and moderate income households Promote projects and programs to meet the local government's unmet share of regional housing needs allocation
In 2019, the City was awarded approximately S4,327,000 over five year in Permanent Local Housing Allocation (PLHA) program funds to increase affordable housing, with the year 1 funding being !'721,320.
Section 8 Housing Choice Voucher Program
The City of South Gate has established a Local Housing Authority to administer the Section 8 Housing Choice Voucher program with funding directly from HUD. As of September 2021, about 600 extremely low and very low income households in the City were receiving voucher assistance.
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Administrative Resources
The following describes active non-profit agencies that may have the capacity to develop, acquire, and/or manage affordable housing, including housing projects that are at risk of converting to market-rate housing.
South Gate Housing Authority
The South Gate Housing Authority represents a significant administrative resource in promoting and preserving affordable housing in the City. The Housing Authority administers the City"s Section 8 Housing Choice Voucher Program, as well as the CDBG and HOME programs and various other housing programs offered by the City of South Gate. The Housing Authority prioritizes activities to assist renters, homeowners, and other persons with special needs who are in the very low to moderate income categories. The Housing Authority is also actively pursuing affordable housing project on properties owned by the City and by the Housing Authority.
Oldtimers Housing Development Corporation
Oldtimers is a social service agency with the purpose of maintaining and improving the psychological and social well-being of older persons in Los Angeles and San Bernardino Counties. In the mid-1980s, Oldtimers partnered with the City of South Gate to provide transportation services for seniors through the initiation of the first Senior Dial-a-Ride program in the area. The high demand and success of this program set the foundation for Oldtimers to also provide Dial-a-Ride and Fixed Route Services for the cities of Artesia, Huntington Park, Bell and Cudahy, making Oldtimers a leader in transportation services for seniors in Southeast Los Angeles.
The Oldtimers Foundation formed Oldtimers Housing Development Corporation (OHDC) over 30 years ago for the development of a 150-unit senior housing residential center located in Fontana. Since then, OHDC has grown to assist in developing affordable senior and family units in Los Angeles and San Bernardino County. Oldtimers Housing Development Corporation IV (OHDC) is currently designated as a Community Housing Development Organization (CHDO) for the City of South Gate.
Other Non-Profit Agencies
In addition to the agencies identified above, a number of other nonprofits are active in South Gate and surrounding communities. Habitat for Habitat for Humanity seeks to eliminate poverty and homelessness from the world and to make decent shelter a matter of conscience and action. Habitat invites volunteers to work with staff and build houses together in 110 Housing Element
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partnership with families in need. In 2010, Habitat was awarded over S33 million in Neighborhood Stabilization Program (NSP) funds to build and rehabilitate homes in the cities of Long Beach, South Gate and Lynwood. Through the NSP program, Habitat for Humanity partnered with the City of South Gate to purchase foreclosed homes, rehabilitate them with volunteer support, and sell them to qualified low-income homebuyers. Currently, Habitat for Humanity is working on a 14-unit project in South Gate.
PATH, a nonprofit developer with the mission of ending homelessness for individuals, families, and communities, builds affordable housing and providing supportive services throughout California. It is currently working on a 60-unit affordable housing project in South Gate.
The City will also solicit the collaboration of other nonprofit housing developers such as CORE, Jamboree Housing, and Bridge Housing to provide affordable housing opportunities in the City.
CORE is one of the largest nonprofit developers and managers of affordable housing in southern California. Based in the Inland Empire, CORE finances, develops, and manages affordable housing throughout southern California, including properties in Orange, San Diego, and Los Angeles Counties. Jamboree Housing has a portfolio that include about 80 affordable housing projects in California.
Energy Conservation
As a community with an older housing stock, the City promotes energy efficiency in housing construction and rehabilitation. Specifically, the City enforces Title 24 of the Building Code and encourages affordable housing construction and residential rehabilitation projects utilizing City funds (HOME and CDBG) to include energy-efficient features and improvements. The City of South Gate adopted the Green Building Code in 2010 and enforces its standards in all new construction, retrofits and remodels. Additionally, the City has adopted the following policies:
* All new municipal buildings should meet or exceed silve in the appropriate LEED Rating System, or a comparable green building standard.
* The City should encourage green building techniques in single-family homes as well as in new municipal, commercial, mixed-use or multifamily residential projects. * The City has partnered with Southern California Edison to encourage and create incentives for green building techniques in existing building retrofits as well as new buildings.
* The City emphasizes design for water conservation in its green building efforts. * New buildings are required to meet or exceed California Title 24 energy efficiency requirements.
* When feasible or required by law, new development must utilize Low Impact Design (LID) features, including infiltration of stormwater. However, LID should not interfere South Gate General Plan 2035 111
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with the City's goals of infill development and appropriate densities as defined in the Community Design Element.
* The City assesses all new development's use of green building techniques as a formal stage of design review.
* The City, through its HOME program funds, finances energy efficiency retrofits and on- site renewable energy installation.
* When feasible, City staff is trained to implement the green building program and to provide advice and expertise about green building to residents, particularly small-scale developers or homeowners that may have less access to green building expertise.
As part of the City's strategy to promote sustainability within the community, General Plan 2035 promotes transit-oriented development, high density residential development, and mixed use development as means to achieve jobs-housing balance and reducing vehicle-miles traveled associated with commuting and shopping. The newly adopted General Plan also includes a Green City Element that includes the goal of creating a robust green building program, with the objective of increasing the use of green techniques in new buildings, new building sites and building remodels and retrofits. The specific policies are:
* All new municipal buildings should meet or exceed silver in the appropriate LEED Rating System, or a comparable green building standard.
* The City should encourage green building techniques efforts in single-family homes as well as in new municipal, commercial, mixed-use or multifamily residential projects. * The City should encourage and create incentives for green building techniques in existing building retrofits as well as new buildings. * The City should emphasize design for water conservation in its green building efforts. @ New buildings should meet or exceed California Title 24 energy efficiency requirements. * When feasible or required by law, new development should utilize Low Impact Design (LID) features, including infiltration of stormwater, but LID should not interfere with the City's goals of infill development and appropriate densities as defined in the Community Design Element.
@ The City should assess all new development's use of green building techniques as a formal stage of design review.
* The City may finance energy efficiency retrofits and on-site renewable energy installation through a local assessment district, or provide administrative or financial support in other ways.
* On an ongoing basis, city staff should be trained to implement the green building program and to provide advice and expertise about green building to residents, 112 Housing Element
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particularly small-scale developers or homeowners that may have less access to green building expertise.
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HOUSING PLAN
The Housing Plan represents the commitment of the City of South Gate in addressing the housing needs of the community, in complying with both State and Federal housing mandates, and in implementing the vision of South Gate General Plan 2035.
Goals and Polices
Goal HE 1: Housing choice for all South Gate residents.
Objective HE 1.1: Provide a range of housing prices, unit types, and sizes to accommodate the varied needs of all socioeconomic segments of South Gate, fostering a diverse and balanced community.
Policies
P.1 The City will maintain a Land Use Plan that continues to accommodate the City's Regional Housing Needs Allocation.
P.2 The City will encourage the assembly of parcels to create larger and more easily developable lots.
Objective HE 1.2: Remove or mitigate City policies, regulations, and procedures that serve to constrain the development of housing affordable to lower and moderate income households.
Policies
P.1 The City will prioritize review of affordable housing projects and expedite the permitting process.
P.2 Where feasible and appropriate, the City should allow shared parking arrangements to reduce the number of parking spaces needed.
P.3 The City will establish development standards to facilitate a range of housing types, allowing development to achieve the intended density, scale, and character envisioned in the General Plan.
P.4 The City will annually review the City's policies, regulations, and procedures to ensure their continued relevance and impact on affordable housing development. 114 Housing Element
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Objective HE 1.3: Provide incentives for the construction of housing affordable to the workforce.
Policies
P.1: The City will encourage development of affordable housing through the use of federal, state and local programs.
P.2: The City will encourage the use of density bonuses and provide other regulatory concessions to encourage affordable housing development.
Objective HE 1.4: Ensure equal housing opportunity for all, regardless race, color, national origin, ancestry, religion, marital status, familial status, disability, gender, age, sexual orientation, source of income or any other arbitrary factor.
Policies
P.1: The City will provide fair housing services to ensure that residents and landlords are aware of their rights and responsibilities regarding fair housing.
Goal HE 2: Greater housing affordability for lower and moderate income households.
Objective HE 2.1: Offer assistance to lower and moderate income households to attain affordable housing.
Policies
P.1: The City will continue to provide rent subsidies to extremely low and very low income households.
P.2: The City will work to preserve existing affordable housing that may be at-risk of converting from low-income to market-rate housing.
P.3: The City will actively market its housing programs and available housing resources through City website, brochures, public service announcements, and other means.
P.4: The City should develop capacity with non-profit developers to encourage acquisition, ownership and management of subsidized developments with potential to convert to market rate.
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Goal HE 3: Preserved and enhanced residential neighborhoods.
Objective HE 3.1: Preserve and improve the quality of existing housing stock.
Policies
P.1: Property owners shall be required to maintain property appropriately to ensure the maximum useful life of the unit.
P.2: The City will encourage and assist low and moderate income homeowners with residential maintenance and improvements through the home improvement programs.
P.3: The City will work with Community Housing Development Organizations (CHDOs) to acquire and/or rehabilitate deteriorating rental housing.
Goal H 4: Improved housing for underserved populations.
Objective H 4.1: Encourage the development of housing that caters to the special needs groups, including the elderly, persons with disabilities (including developmental disabilities), students, large families, and the homeless.
Policies
P.1: The City should promote the use of universal design principles to provide housing that is adaptable to residents of varied abilities.
P.2: The City will promote the development of a continuum of housing options for seniors, ranging from granny flats, small single-family homes, condominiums/townhomes, apartments, assisted living, to residential care facilities.
P.3: The City should work with the East Los Angeles Community College to ensure housing needs of the students are addressed.
P.4: The City should encourage the development of rental units of adequate size and amenities suitable for families.
P.5: The City will collaborate with the Los Angeles Homeless Services Authority (LAHSA) communities within the Gateway subregion to create a continuum of care for the homeless.
P.6: The City will support and participate in a partnership with agencies such as the Los Angeles Homeless Services Authority (LAHSA) to provide temporary, transitional and permanent housing for the homeless.
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P.7: The City will coordinate with the South Central Los Angeles Regional Center to promote affordable housing options for persons with developmental disabilities.
Implementing Actions
Program 1: Maintain a Residential Sites Inventory
Maintain a residential sites inventory that is adequate to accommodate the City's share of regional housing needs. The City's Regional Housing Needs Al!ocation (RHNA) for the 2021- 2029 planning period is 8,282 units.
AB 1397 requires the by-right approval of housing projects with 20 percent of the units set aside as affordable housing to lower income households if:
8('i"vject is located On a site identified in the previous Housing Element (sth cycle) to accommodate the lower income RHNA; or
t'r-iject is located on a site to be rezoned to accommodate the lower income RHNA for the current Housing Element (6'h cycle).
The City has adequate sites and does not plan to conduct any rezoning to accommodate its RHNA. Furthermore, the City permits residential and mixed use development by right with an administrative review and approval of site plan (see Table HE-39). 2021-2029 Actions:
* Maintain an inventory of vacant and underutilized sites and provide information to interested
developers. (Update annually)
* Maintain an inventory of City-owned properties and other surplus sites owned by other public agencies that may be appropriate for residential uses. (Update annually)
* Play an active role in facilitating lot consolidation, particularly as it relates to parcels listed in the sites inventory. For example, the City will work with non- profit developers and owners of small sites to identify and consolidate parcels to facilitate the development of housing affordable to lower-income households.
The lot consolidation procedure will also be posted on the City website and discussed with developers during Funding:
Departmental budget
Responsible Agencies:
Community Development -
Planning Division
South Gate General Plan 2035 117
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the preliminary review team process. (Ongoing)
* Ensure compliance with AB 1397 requirement
regarding by-right approval of projects with 20
percent lower income units. (Ongoing)
Program 2: Monitoring ofNo Net Loss
To ensure that the City monitor its compliance with SB 166 (No Net Loss), the City will develop a procedure to track:
Unit count and income/affordability assumed on parcels included in the sites inventory.
Actual units constructed and income/affordability when parcels are developed.
Net change in capacity and summary of remaining capacity in meeting remaining Regional Housing Needs Allocation (RHNA).
Pursuant to SB 166, the No Net Loss requirements are:
Make findings at the time of project approval regarding any site in the Housing Element sites inventory;
Identify or rezone sufficient, adequate sites within 180 days of project approval to accommodate any shortfall; and
Acknowledge projects may not be denied solely because No Net Loss would require rezoning.
2021-2029 Actions:
* Develop a formal procedure by the end of 2022 to
monitor the development of vacant and nonvacant
sites in the sites inventory and ensure adequate sites are available to meet the remaining RHNA by income
category.
Funding:
Departmental budget
Responsible Agencies:
Community Development -
Planning Division
Program 3: Replacement Housing
Development on nonvacant sites with existing residential units is subject to replacement requirement, pursuant to AB 1397. The City will amend the Zoning Code to require the replacement of units affordable to the same or lower income level as a condition of any development on a nonvacant site consistent with those requirements set forth in State Density Bonus Law.
2021-2029 Actions:
* Amend the Zoning Code to address replacement
requirement pursuant to AB 1397 by the end of 2022.
Funding:
Departmental budget
118 Housing Element
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Responsible Agencies:
Community Development -
Planning Division
Program 4: Mixed Use and Transit-Oriented Development General Plan 2035 is intended to promote mixed use and transit-oriented development in the community as a means of:
@ Achieving jobs-housing balance
* Accommodating growth in a manner that utilizes land resources efficiently, promotes energy conservation, and encourages walking and other alternative means of transportation; and
* Promoting public health through good planning.
Much of the City's future residential development is expected to occur in mixed use areas. The City is in the process of developing the Gateway District Specific Plan (as discussed in the Housing Resources chapter). This Specific Plan will provide guidance on mixed use and transit- oriented development.
2021-2029 Actions:
* Adopt Gateway District Specific Plan (GDSP). (By the end of 2022)
* ASSiSt mixed use developers in site identification, especially parcels with lot consolidation potential. (Ongoing)
* Provide technical assist mixed use developers in the entitlement process. (Ongoing)
* Where funding permits, provide financial assistance to mixed use developments that include affordable
housing units. (Ongoing)
Funding:
CDBG; HOME; PLHA
Responsible Agencies:
Community Development -
Planning Division; Housing Division
Program 5: Accessory Dwelling Units
Accessory Dwelling Units (ADUs) and Junior Accessory Dwelling Units (JADUs) represent an important affordable housing option to lower- and moderate-income households. The City amended the Zoning Code in 2021 to comply with cur-ent State laws on ADU. Since 2018, the ['Jjj__j'_z:_ : 2Jl'z__ _!____':"i'E'____C_Ar.i3_qCp_____iVij3J',EI_E'0_L_I_'C_'._:
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2021-2029 Actions:
* Promote the development of ADUs/JADUs with the
goal of achieving _640 units over eight years.
5__Continue to provide and update information and
resources on ADU/JADU on City website. (Ongoing)
https://www.cityofsouthgate.org/855/ADUsJADUs
Funding:
Departmental Budget
Responsible Agencies:
Community Development -
Planning Division
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* Develop additional incentives and tools to facilitate ADU construction. Incentives may include, but at not limited to, expedited review or reduced fees in
exchange for affordability covenants. (By the end of 2023)
@ Evaluate the feasibility of applying for funding available at the State to assist lower and moderate income homeowners to develop ADUs. (Annually)
* Monitor the ADU development trend annually to
ensure production is in line with the estimate
presented in the Housing Element. If production falls short of estimate by 2025, reassess the City's sites inventory for RHNA and ensure adequate capacity
remains to accommodate the City's RHNA for all
income levels, and explore additional incentives for ADU construction.
Program 6: Adaptive Reuse
Due to the changing economic structure locally and rezionally, the City has seen an increased number of vacant nonresidential buildings that are outdated and require significant rehabilitation to put the buildings into use again. The City will review the Zoning Code to identify changes that may be necessary to facilitate adaptive reuse of nonresidential buildings for residential or mixed use purposes.
2021-2029 Actions:
* Review and revise Zoninz Ordinance to identify Departmental budzet 120 Housing Element
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chanpes necessary to facilitate adaptive reuse of nonresidential structures for residential and mixed Resoonsible Agencies:
use purposes. (!n 2024) rrimmnriihi nouolririmon+ -
! IJ I I I I I I LI I I I L Y L.I l_ V l_ Itj p I I I 1_ I I L * Promote adaptive reuse to developers and property Planning Divisiori owners. (Beginning in 2025)
Program 7: Lot Consolidation
The City uses the Corridor Transition Overlay Zone to promote lot consolidation of parcels along Corridors. The Overlay zone provides by rizht "upzoning" of parcels to the next higher density district within the Zone when developed with parcels along the corridors.
Furthermore, both the Hollydale Village Specific Plan and Tweedy Boulevard Specific Plan offer the followinz lot consolidation incentives:
* A residential density bonus of 20% for the assembly of a development site of one acre. * A residential density bonus of 30% for the assembly of a development site of greater than two acres
2021-2029 Actions:
* During initial project applications or discussions, Departmental budget promote lot consolidation incentives available
through the Corridor Transition Zone, I-lollydale Rpcnrincihlp jlopnrip<aIt ! ! jJ Ijl Ijl -# -1. r-l )_, & II %-II- j- Specific Plan, and Tweedy Specific Plan to developers r rs vvs i-v'i i i y i +i r rl /'=l I rs I rs i"i v rs iai + (AJllllllulllL'l Llt_Vt_lLlplllt_ln -
and property owners. (Ongoing) [) I -s v'= i-i ii-i rv rl ii ii r i rs i'i r I dl I I I I I Ig LI I Vl)lul I
Program 8: Density Bonus )ncentives
As part of the comprehensive Zoning Code Update, the City included density bonus provisions outlined in the State law as of 2014. However, revisions to the Zoning Code are needed due to recent changes to the State Density Bonus law. These include:
AB 1763 (Density Bonus for 100 Percent Affordable Housing) - Density bonus and increased incentives for 100 percent affordable housing projects for lower income households.
AB 1227 (Density Bonus for Student Housing) - Density bonus for student housing development for students enrolled at a full-time college, and to establish prioritization for students experiencing homelessness.
AB 2345 (Increase Maximum Allowable Density) - Revised the requirements for receiving concessions and incentives, and the maximum density bonus provided.
The City is in the process of updating the Density Bonus Ordinance, with the anticipated adoption by the end of 2021.
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In addition, the various Place Types established in General Plan 2035 accommodate a range of housing options, from low-density single-family homes to high-density multi-family housing up to 100 units per acre in Mixed Use Districts. In addition to the State density bonus provisions for affordable housing, the City offers density and height increases in exchange for certain amenities, which are determined as specified in the Zoning Code (see Table HE-36 and 3i). This density program has been successful in providing additional housing opportunities as demonstrated by the achieved density of recent projects (Table HE-45). 2021-2029 Actions:
* Amend the Zoning Code to address recent changes to the State Density bonus law. (Adopted in 2021)
Funding:
Departmental budget
* Continue to offer density incentives to qualifying residential projects (Ongoing)
* Promote the density bonus program to developers. (Ongoing)
Responsible Agencies:
Community Development -
Planning Division
Progran'i 9: Inclcisionary Housing
The City is in the process of developing an inclusionary housing ordinance. The Draft Ordinance proposes aninclusionary housing program that has higher requirements that are phased in over time:
Rental Projects Ownership Projects
For the 12-month period commencing on the 8% ___10%
effective date of this chapter, Projects with affordable to Low- affordable to more than 10 Units: Income or 6% Moderate-l ncome
affordable to Very Households
Low-Income
Households
Subject to the approval of the City Council, for _10% _12,_% the 12-month period commencing on the first affordable to Low- affordable to anniversary of the effective date of this Income or 8% Moderate-Income chapter, Projects with more than 10 Units: affordable to Very Households Low-Income
Households
Subject to the approval of the City Council, 12% _14_% from and after the second anniversary of the affordable to Low- affordable to effective date of this chapter, Projects with Income or 10% Moderate-Income more than 10 Units affordable to Very Households
Low-Income
Households
Projects with 10 Units or less Fee
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The draft ordinarice is scheduled to be presented before the Planning Commission on May 3, 2022 and before the City Council on May 24, 2022. 2021-2029 Actions:
*Adopt the Inclusionary Housing Ordinance. (By
summer 2022)
Funding:
Departmental Budget
(I Prepare a fact sheet on the Inclusionary Housing Responsible Agencies:
provisions to help developers understand the rnmmiini+v npvplrinmpnt - requirements and options for compliance. (By the end - - - - - - - - - - - - 7 - - - - --l- - - -1. - - & PI;inniru_ niviqirina a - a a a a a a 'l) - a o a-a - a a Pro(gram 10: Affordable Housirig Development
The City will provide technical assistance, financial support, and expedited review for affordable housing development. The City received funding under the Permanent Local Housing Allocation (PLHA) to facilitate affordable housing production. The City may consider offering financial assistance to support affordable housing development:
@ Land Assemblage and Write-Down: The City may utilize CDBG, HOME, and PLHA funds to write-down the cost of land for the development of lower and moderate income housing and housing for special needs, including for persons with disabilities. As part of the land write-down, the City may also assist in acquiring and assembling property, subsidizing on-site and off-site improvements, and assisting in relocation activities as well as clearing and demolition. §Direct Financial Assistance: The City may utilize HOME and PLHA funds to arovide direc':
In addition, the City may provide other forms of support for affordable housing development:
* Application for State and Federal Housing Funds: The City will apply for funding directly or support the application for affordable housing funds by developers if the proposed projects are determined to be consistent with the goals of this Housing Element.
* Expedited Review and Priority Processing: The City will expedite and prioritize the review of housing or mixed-use developments that incorporate an affordable housing component to reduce the holding costs associated with delays (such as increased construction financing costs).
* Fee Deferrals: The City will consider fee deferrals for housing or mixed-use developments that incorporate an affordable housing component.
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2021-2029 Actions:
__* Continue to pursue affordable housing opportunities with interested developers and agencies, with the
goal of creating 500 lower income units j
byi-""fa ::"i'i j"'.::)-';J. (Ongoing)
* Convene a developers forum in 2022 to discuss
Funding:
CDBG; HOME; PLHA
Responsible Agencies:
Community Development -
Pl:nnino r)iviqirirr Hriusino r)iviqinn
opportunities for affordable housing.
- - - - - - - - - - 5 - - - - - - - - / - - - - - - - 5 - - - I-11171 I * Continue to pursue affordable housing opportunities for households with special needs (such as large
households and persons with disabilities, including developmental disabilities) and I=x..t(=r-ie". ':..il
incomes at or below 30 percent of the County median income according to HUD income guidelines.
(Ongoing)
* Encourage developers to provide residential units to individuals and families with incomes at or below 30 percent of the County median. (Ongoing)
* Encourage affordable housing developers to include large units (with three or more bedrooms) suitable for family living to help alleviate overcrowding issues. (Ongoing)
* Provide fee deferrals and/or expedited review and
priority processing for projects providing affordable housing units for extremely low income households, large households, or persons with disabilities,
including developmental disabilities. (Ongoing)
* Explore funding opportunities from State and Federal programs, including funding opportunities for housing affordable to households with li:':i'e'rtxe:'17 iC)VV jncomes at or below 30 percent of the County median income according to HUD income guidelines. (Annually)
* Solicit participation/partnership with nonprofit
housing developers through a Request for Proposal
process and/or direct contacts. (Annually)
Program 11: i'i/lortgage Credit Certificates
The City continues to provide referrals to County-administered Mortgage Credit Certificate (MCC) program. MCCs are issued to income qualified first-time home buyers authorizing the household to take a credit against federal income taxes of up to 20 percent of the annual mortgage interest paid; no City guarantee required. The program is administered by the Los Angeles County Development Authority (LACDA). The MCCs are available to households on a 124 Housing Element
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first-come-first-serve basis. Several census tracts in South Gate also qualify as Internal Revenue Services (IRS) target areas. These are: 5355.01; 5356.06; 5355.03; 5356.05. Income-qualified households purchasing homes in these target areas using MCCs do not have to be first-time buyers.
2021-2029 Actions:
* Promote MCC program by making program
information available on City website and public
counters. (Ongoing)
@ Work with developers of new for-sale housing to promote the use of MCCs at new developments.
(Ongoing)
Funding:
None required
Responsible Agencies:
Community Development -
Housing Division; LACDA
Program 12: Housing Choice Vouchers
The City continues to provide rent subsidies for very low income renters through the Housing Choice Voucher Program. The Housing Choice Voucher program provides rental subsidies to families with incomes that qualify as extremely low income (up to 30 percent of Median Family Income or MFI) and very low income (up to 50 percent of MFI).
California legislature passed SB 329 in 2019, 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, including 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 also extends the same protection to VASH (Veterans Affairs Supportive Housing) voucher recipients.
In 2022, the City received approval from HUD to utilize a higher payment standard (120 percent of market rent) for its Housing Choice Vouchers. While the City has about 600 HCVs available, the leased up rate is currently only at about 60 percent due to reluctance of property owners to accept the vouchers. The City intends to proactively outreach to property owners to increase the leased up rate. However, based on recommendations from HUD, the Housinz Authority will re-release the available vouchers incrementally.
2021-2029 Actions:
@ ASSiSt approximately 6_50 very low income households annually. (Ongoing)
* Proactively outreach to property owners regarding Funding:
HUD Section 8 Rental Assistance
Program
the use of HCVs given the hizher payment standards. Responsible Agencies:
* Work with Fair Housing Foundation (FHF) to promote acceptance of Housing Choice Vouchers through
outreach and education to renters and rental
Community Development -
Housing Division; FHF
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property managers. (Beginning in 2022)
* Actively pursue additional funding to expand the Voucher program. (Ongoing)
* Allocate 70 percent of new Section 8 assistance to extremely low income households pursuant to HUD
regulations. (Ongoing)
Program 13: Preservation ofAssisted Housing at Risk of Converting to Market Rate Monitor the status of the City's at-risk housing units and work with affordable providers to preserve the affordability of these
2021-2029 Housing Element, the 75-unit
housing
units or provide replacement units. For the
Pennsylvania Square and 20-unit Dudlext II Senior
Apartments are considered at risk of converting to market-rate housing due to the potential expiration of their Section 8 contracts.
2021-2029 Actions:
* Monitor the status of HUD Notices of Intent and Plans of Action filed by property owners with the goal of preserving 95 at-risk units. (Ongoing)
* Establish contact with public and non-profit agencies interested in purchasing and/or managing units at
risk. Where feasible, provide technical assistance to these organizations with respect to financing. (2022 - three years prior to potential conversion of
Pennsylvania Square)
* Work with tenants of at-risk units by providing information regarding tenant rights and conversion
procedures. (Ongoing)
* Ensure property owners comply with California's tenant notification requirements at three years, one year, and six months prior to conversion. (Ongoing) * Explore potential funding sources for preservation/
replacement. (Annually)
* ASSiSt tenants in applying for priority status in the Section 8 program upon notification of owners'
decision to discontinue low-income use. (Ongoing)
Funding:
HOME; Section 8 Rental Assistance;
other State and Federal loans and
grants
Responsible Agencies:
Community Development -
Housing Division
Program 14: )-lome Improvement Assistance
The City continues to provide a Home Improvement Program that offers a deferred loan to homeowners for necessary property repairs, upgrades, improvements and for all required city code upgrades. The program requires the homeowners to repair all health and hazardous 126 Housing Element
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violations identified as a result of the property inspection, along with their planned home improvements. Households earning lower incomes (up to 80 percent of Area Median Income or AMI) are eligible for this program. Eligible property types include one-to-four unit property, condominium, mutual housing unit, or mobile home.
2021-2029 Actions:
* ASSiSt 40 households during the planning period. (Ongoing)
* Pursue additional funding to expand program scope and eligibility. (2023)
Funding:
HOME
Responsible Agencies:
Community Development -
Housing Division
Program 15: Acquisition/Rehabilitation of Rental Housing The City will utilize HOME, PLHA, and other funding as available, to assist in the acquisition and/or rehabilitation of rental housing for low and very low income households. The City will work with qualified Community Housing Development Organizations (CHDOs) to pursue acquisition/rehabilitation opportunities in neighborhoods with deteriorating rental housing.
Specifically, 15 percent of the annual HOME allocation must be provided to a CHDO for the development, acquisition, and or rehabilitation of affordable housing. 2021-2029 Actions:
* Solicit participation of CHDOs to implement
acquisition/rehabilitation projects by providing HOME and PLHA funds through a Request for Proposal
Funding:
HOME; PLHA
Responsible Agencies:
i process. (jst least every other yeal) r rs i i n i+u rlenieily v's rv'i y h+ _ I l- LLI I I I I I I u I I I L Y LI C V C I(j p I I I C I I t -l i * Acquire and/or rehabilitate F-r6-n-tal-ii during the Housing Division; City-certified i 2021-2029 planning period, ensuring a portion of the units are affordable to extremely low income
households. (Ongoing)
(CHDOS) '
I
Program 16: Zoning Code Amendments and Removal of Constraints The City will amend the Zoning Code to address the provision of special needs housing pursuant to State laws and to mitigate constraints to housing development. These include:
* Low Barrier Navigation Centers (AB 101): AB 101 requires cities to allow a Low Barrier Navigation Center development by right in areas zoned for mixed uses and nonresidential zones permitting multi-family uses if it meets specified requirements. A "Low Barrier Navigation Center" is 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." Low South Gate General Plan 2035 127
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Barrier shelters may include options such as allowing pets, permitting partners to share living space, and providing storage for residents" possessions. * 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 % mile of a public transit stop.
Employee Housing: Pursuant to the Health and Safety Code (Section 17021.5) Employee Housing Act, employee housing for six or fewer persons should be treated as a single- family residential use to be similarly permitted as single-family homes in the same zone. * Definition of Disability: The City's Reasonable Accommodation Ordinance's definition of disability is not consistent with State law. The City will revise the definition to be consistent with definition adopted by the State Department of Fair Employment and Housing.
?ea-s'onable Accomodatioms T)'ie City will re*e the Zeoirliilvg Ordiriance to reni'it-ve tm indinH relati;7z to poteritial impact on surrourimnz cises, Ixt'Thitch Ipay be considerec ._____ubjective and irm,pedinp Jeve:optient of_hau3iiJ for pGkon_s ith alli'sabilities. The Cite:
-9ill alSO Sepal-Me ti, 0.f ReaS:gt1able AGCt!air"@djiiOn T'e ueSt " 01"n OtllJ,:
-c eitionar . amits
@ Parking Requirements for Live/Work Units and Guest Parking: The City's parking requirements for live/work units do not accommodate the current trends of live/work environments. Furthermore, requirements for guest parking appear to be hither than average. The City will review and revise the requirements for guest parking and live/work units to facilitate multi-family housing and live/work units. rog-r-am iy 202411
L carkinH Requirements: BV tihe end' o(' 2023, revj4e the p.erimg standards for m-u)lRi-fqi ousing to pi:ovide consistent stanclards across various zies, alidiz [kiie stand=$rd itb;iaose establisheJfo,q the Urban Mixed Use zames. 'llr'i adtJition, revise the parki (:a'ndards for sn'iall (stuc'lio and efficiency',,units to 1.0 space4@ergiriit and toj4einove th uest parking req@jrement for thosz unitsj
* Single-Room Occupancy Housing: Currently the City permits SRO housing in NM, IF, and UN zones on The C' will revise the Zonin Ordinance to rmit SRO housin as a * Findings for Conditional Use Permits: The City permits most residential uses by right.
Few residential projects are required to go through a discretionary review process. 128 Housing Element
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:____obe_rs a pon af!!ttaelm zone, which"pmmits lime/wmk h-o-using unit-s. Properties zr' ,Q_abt$ res!'-deJi,!lffiuses ;Hnd are located wihh4i-i ov-iJF m.l of5@it,iblic transit. The City g-ill amerAlthe ZoniucH Code to identify emerBeriiul shelJs as a permittedmus,e bymzhf, Jit-hou.t dis@,*ionary review inlhe :lml zone, rei'noviim:g [e oue41y and exparJfng' area5' imt can accommoidate shelters. The (llyalso develotiv standar .'..'t ar!, imi!!ir to oth:er uses ii'i the same zj
Residential (Je Facilities for Seven gB Miore P$oris: The City wlllllB@mer;id the Zoning f,ode to add residential care faciltiles foip seven or more permns Tie be @rrm@ed O;- !________onditio_nak permitt'e'd"!'n"NL, MH31til, and'lC zon.es as sirnilar wses in .e saame zone. Thq t.-i"tywillestablish:coriditions _for approval at al!:!? based oris4j;ective sta@dards than. mrtai.ntomej
2021-2029 Actions:
__* Amend Zoning Code to address AB 101, AB 2162,
Employee Housing Act, definition of disability,
leaso(iiable accommodatiol, guest parking and
parking requirements for live/work units, open space
Funding:
Departmental budget
Responsible Agencies:
Community Development -
r'lanning Divisionand parking in-lieu program, SRO housing, I I
ItJ i'Sf"-!O'/';.
:
l
!
ifindinzs for CUP, I:Sl_aEil!511 9.!_!a2r.!:g!!_:_''_ j= iId_________:.33_;O____Q312il4_"7_;.e. to comply $itl"i AB 2339 emergencya lh=e""'It_e-rs"""'--fC)iV'-"-t!*e homeless, and to 4zeimit I! loi'iditionally permit for residentia,l,,cai,a f:;ciliales fo.u ieven or rnore persons ir'i all zo;'s_'t'rat permi;._gH' l.g..m.iii.g.r'i.gl!lly g.gyr;riil,,,,7,@said@ntial usejr(By'-t-heend-"of' 2023)
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lfrll'%'@!MlM4Jl%gWI!N (KAI!fffll'i(l&%Wli'fflff(ilf'lAl!MIRi".i@'-l"-W;m!fil'!.!a-A4:W South Gate General Plan 2035 129
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Program 17: Contini.ium ofCare for tbe Homeless
The City will continue to participate in a continuum of care for addressing the housing and supportive services needs of the homeless. The continuum of care model includes five components: outreach and prevention; emergency shelter; transitional housing; supportive housing; and permanent housing. The City will also continue to allocate CDBG funds to supportive services for the homeless and those at-risk of becoming homeless. The City will also continue to work with the Los Angeles Housing Services Authority (LAHSA) to coordinate the County of Los Angeles Continuum of Care Strategy as well as the Ten-Year Plan to End Chronic Homelessness.
2013-2021 Actions:
* Allocate funding to address the emergency shelter and supportive service needs of the homeless.
(Annually)
* Continue to participate in LAHSA"s efforts to address homeless issues from a regional perspective.
(Ongoing)
Funding:
CDBG
Responsible Agencies:
Community Development -
Housing Division
Prograrr'i 18: Hotel/Motel Conversion
On June 30, 2020, Governor Newsom announced the transition of Project Roomkey to Project Homekey. Project Roomkey responded to the COVID-19 pandemic in partnership with FEMA, utilizing hotel and motel rooms as temporary shelters for homeless individuals. The transition to Project Homekey provides 51.3 billion to facilitate local jurisdictions to acquire and rehabilitate hotels, motels, vacant apartment buildings, residential care facilities, and other tiny homes. In other words, Project Homekey replaces Project Roomkey to convert temporary housing into permanent housing for homeless individuals and families. The City of South Gate will pursue opportunities under the Project Homekey program and is considering using the American Rescue Plan Act (ARPA) funds from HUD to implement the program. 2021-2029 Actions:
__@Identify a list of eligible/potential hotels and motels that are suitable for adaptive reuse as permanent
housing. (2022/2023)
Funding:
HCD Project HomeKey; American
Rescue Plan Act (ARPA)
li; ti':e ei d a'i: 202.'4 creat= a br:atJ:i.;:-e aba;.i't___._..__ _ _. __ ______ ____________._l__._____ ____. hesponsiDie Agencies:
Community Development -
Planning Division; Housing Division
M-7___:i'_______';:SI_______C-.)')';'Ofo-'hOtej-.S-/l.""-0-te- 'Th '-!rltO a ) ;gr___i")a__f:%______/e !'2p__j_f5..i_rl f-i'-!f,!'!Af\?,-f:'T;JJe___3___'lJ,2_,J-alJd l!a-l'_i.__ ___f7!.."!'l_;!'N<a..S:L)""'li(Ce'I' 1_--ffi:-"'-____P_!_!-"'-"Th_:&"nD_!f'_!.J!_...m_'-.J'.f"..-.-!ffi7.Q_J!.i'f;<__."_Q.J':?.."._gA'#!'!:.' t'!.o:!lfi..,Z\!m'.-.E"r.ffiyffi-!2fJ'.'?nf';(:..":T.::i:.!J.\;,; 130 Housing Element
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'_ :.:"l-'.i{'-" .TiT
__* Pursue funding from Project HomeKey to facilitate the conversion of hotels/motels as permanent affordable
housing for the formerly homeless.
* Pursue one Project Homekey - 20 rental uriits (by J
Program 19: Energy Conservation
Energy consumption can increase the costs of housing and place a particular burden on lower income households. The City utilizes a number of mechanisms to encourage energy conservation, including adopting the Green Building Code in 2010 and adopting a "Green City Element" as part of General Plan 2035. As part of the newly adopted General Plan, the City also encourages and incentivizes mixed use and transit oriented development which promotes energy conservation.
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2021-2029 Actions:
* Promote Density Bonus Incentives for Green Building projects. (Ongoing)
* Continue to work with developers to implement
"Savings by Design" principles. (Ongoing)
Funding:
Departmental budget
Responsible Agencies:
Community Development -
nlanning Division; Public Works;
Housing
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Program 23: Affirmatively Furthering Fair Housing Actions The City has identified a number of actions to address the contributing factors to fair housing issues identified in Appendix D. Many of these actions originated from the City's Analysis of Impediments to Fair Housinz Choice.
r'ind
South Gate General Plan 2035 133
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Table HE-55: Affirinatively Furtherinq Fair Housinq Actions L.,.
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-Outreach and Enforcement (High Priority) " " "' ""' " " ""' "" Contributing Factors:
- Lack of monitoring
- Lack of outreach towards special needs @roups
of f:iinz te
-FHF to p7ovide fair hocising services which will include the FY 2020 throuzh Citywide 250 persons processinz of housin@ discrimination complaints and _FY 2_024 annually landlord/tenant counselinz services Often a landlord/tenant We_s_t _o_j_Lo.n.H issue has as its basis a housing discrimmation concern. _BeachBlvd.
FHF will report on the number, bases, allezed acts, and resolutions of the housing discrimmation comolaints. Fair housing testing may be conducted as part of the complaint The City, on its website, will mcrease efforts in educatmg _of Notapp_licable Update annually residents on potential sources of discrimination and avenues to 2,Q22 address fair housing on its website, by providing links to relevant mformation. Issues such as foreclosures. loan inodifications. and Services short sales should be included, and the information should be rovided in the En lish and S anish lan ua es.
FHF in their Consumer Fair Housing Workshops will provide 1) FY 2020 through Citywide 1 workshop examples of how to detect "steerinz" when using the internet to FY_20_24_ annually conduct a home search process; 2) examples of how to detect loan steering; and 3) examples of steering that could be experienced by in-place tenants and apartment seekers.
FHF in their Landlord Workshops will provide information on FY 2020 through C_ityw__ii__ er 1 workshop steering, prohibited discriminatory practices pertaining to service FY 2024 annually and companion animals, reasonable accommodations, and reasonable modifications
_FHFwili_prm__atio-to__-incs !_[2!__!!U
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Ttbls FE-55: Affirmatively Furtherinq Fair Housinq Actions m L"'aa"ma""""'i'ffl!"M%'M""'
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acceotable to lenders. Imolementation of this recommendation FY 2_024 Tha!)pn """"""""' should result in better prepared borrowers and cause an increase a_nnually m loan approval rates of all loan applicants, regardless of race I
FHF to collect HMDA data on loan approvals and denials by race FY 2020 through C Update and report and ethnicity, income. and census tract location. Solid FY 2024 a__n.nually conclusions on trends and impediments can be made when multi-year data are analyzed. The multi-year analysis canbe described in the CAPERs
The City, on its website, will increase efforts in educatin@ By t_h.e' end of Notapplicable Update annuallv residents on potential sources of discrimmation and avenues to 2022_ Fair Hocisiru_ address fair housing on its website, by providinz links to relevant Resources information. Issues such as foreclosures, loan modifications, and short sales should be included, and the information should be srovided in the English and Spanish lanzuazes.
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'*igG"n;im;"2"naWa> ,,,,,,,,;,,i,,a,:,,i;,,_"conductingworkshops 202_1-2029 i Every other year uuneacn
to discuss housing needs and potential strategies _inc_re_ased SW South
.
South Gate General Plan 2035 135
147
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Table HE55: Affirmatively Furtherinq Fair Housinc Actions !!
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Housing Mob-ility (High Prior!ty) '- - -
Contributing Factors:
' - The availability, type, frequency, and reliability of public transportation - Location and type of affordable housinz
Prepare a Brochure or Flyer to Promote the Reasonable By theendof Not Accommodation Procedure and prepare an application that will 2023 be posted on the Community Development Department's m
Evaluate whether processinz a request for a reasonable By t_hee_rB_dof (:itywide _No.t applicable Reasonable accommodation reauest from other related land rise 202_3 Accommodation discretionary permits would be an effective approach to streamlining the request. If appropriate. revise the Zoninz .
Revise the Zoning Ordinance definition of disability to be By theendof consistent with State law that orovides ,i wider ranee of 202_3 rotected ersons.
Cold call property owners and landlords from rental listings to Increase leased up Moderate Issue 10-15 new oromote the use ofHCVs rateto75%j;yy Resorirce vouchers. p.gr _2024
Increase leased up
housing t_noice
____2026
Increase leased up
_2028
Pursue one Proiect Homekev. 20 units of housing
g South Gate
136 Housing Element
148
172
Table HE-55: Affirmatively Furtherinq Fair "lousinq Acti-ins 0 '
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Improve Long Beach corridor with complete streets. By the end of West of Long Comolete streets 2024 .
Improve mobility between east and west South Gate by 202_1-2029 East-West Comolete streets LUlil lell:' )kll_l_l
providing complete streets, includinz sidewalks, bike lanes, etc. _So_u_!_h Gate Work to expand the service of The Gate (local shuttle service) to mobilitv along improve mobility.
New Opportunities in Higher Resources Areas (High Priority) Contributing Factors:
- The availability, type, freqciency, and reliability of public transportation _- L_ocationand t_y_p_g_of aff_ordable housin@
Affordable -Convene -a dev-elopers forum to discuss opportumties for By the gnd of Higher Conduct one forum affordable housing 2022 resources
a re a s
Adopt Inclusionary Housinp Ordinance. By summer 2022 C_ityw.yde. Up to 12% of new rental housing as
Up to 14o* of new
for-sale housing as
moderate income
Create a Hizh Resource area by facilitatmH transit-oriented Adopt GDSP by Facilitate Mixed Use development at the Gateway District Specific Plan area, the end of 2022 District development of converting an old mdustry area with obsolete uses into an area of 300 units si co__mmer_cialuse,sandamenities.
Work wit-hEast Los A-n@eles-Colle@-e (ELAC) to-provide student Esta_b_lis_li W__e5i of Long Create 200 student )[uOenf
housing for South Gate Campus. com m unications B_ea_c!i_,(1!,y4, units by 2029 [
i
South Gate General Plan 2035 137
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- Lack of private investments in specific neizhborhoods - Lackofputlicinvestmentsinspecificneizhborhoods,includingservicesoramenities i
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Designate American Rescue Plan Act (ARPA) funds to the creation 2021-2029 Southwest 2 pocket oarks of pocket parks to CDBG eligible census tracts that are not within South Gate citywide a 10-minute walk of a park/open space.
.
1 pocket park in
SW and W. of LB
__Blvd.
Update Parks Master Plan to address citywide needs, with Update Plan by Asd__escribed 5 new pa rks, civic __emphasis on neighborhoods that are parks-poor to implement the end of 2025 plaza, and open General Plan oolicies: spaces by 2029
P.1 New parkland, civic plazas, and open space will be created as funding and other opportunities become available. BKA!TlM?St.. )8al'l P.2 Pursue innovative ways to provide parks and open space, .!j7a-§r:7rn';r including developinz green roofs on buildings, reclaiminz '!Nc""""-rea?Jl'il previously developed land. tar@etinz vacant lots for use as !l(::mb"oei_J' passive parks or community zardens, or other strategies. fat;si-den7 P.4 Wlierever feasible. development of new park facilities will be jJ:ami:i:
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located in areas of the City currently underserved by parks. o.5 Collect land dedications or in lieu fees from new development for the provision of parks and recreation facilities. 138 Housing Element
150
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p.6. Expamd the amount of open spa-ce by establishing a"ser'es-of civic plazas. In particular the Tollowing areas should be - Gatewav Transit Center
- Communitv College District
- Tweedv/Atlantic Education Center
- Tweedv Boulevard
- Imperial District, near the intersection of Imperial Boulevard and Garfield Avenue
- I-lollydale Village
Designate ARPA funds for pedestrian improvements and lighting 202_1-2029 Southwest 20 improvement cipgrades to enhance pedestrian circulation throcighout CDBG South Gate proects citywide elieible census tracts
.
8 improvement
proects in SW and
Negotiate new contract with Waste Manazement to address By t__heendof Southwest New contract to illegal dumpinz m the City's multi-family neighborhoods, where 202_2 expand service to Waste M;inagement is not currently covering _multi-f_am_ilv .
neighborhoods
Complete the Urban Orchard project, a 30-acre passive park By t__he e___ndof Coi'n_e_ along the Los Anzeles River planned to be implemented in three 202_8_ located in construction of all phases. The proect is located between the Los Angeles River, _ea_st_si_d_e_of th_r.ee phases Firestone Boulevard, the Tminderbird Villa Mobile Home Park SouthGate and the 1-710 Freeway. The two priinary purposes are to divert butserv__es and treat storm water run-off from the Los Anzeles River and residents provide recreation opportunities to South Gate residents by citywide trc nive
South Gate General Plan 2035 139
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The passive park will feature a community orchard with hundreds of fruit trees, a constructed wetland, an education garden, walking paths, native landscaping and a mile lonp extension of the Los An@eles River Trail.
Construction is planned over three phases and the proect is currentlv under construction. Each phase is exoected to take mon__ths.
Offer adeferred loan to homeowners for necessary 7 40 households property repairs, upgrades, improvements and for all required city code upzrades
_t
.
10 horiseholds m
SW and W. of LB
___Blvd.
Implement acquisition/rehabilitation proects by providinz 5 20 rental units [
0 () k -i k i I :+ i+ iy vs HOME and PLHA funds throuzh a Request for Proposal I l(:l It.l Lll I I ki) kl IJI I
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Tenant Protection and Anti-Displacement (Medium Priority) Contributing Factors:
- Unaffordable rents
- Concentration of oovertv in some tracts
- Limited availability of affordable horising
ncr_nH_pgHlal,_ionof h___omelesivi
-The -City c-onduct-ed a -presentation before tlie Planning By t__he _en_d.oj Citywide Adopt some form Tenant Commission in February 2022 on rent stabilization and other 202_2 _o_r,!,enant tenant protection strategies. PresentaUon is scheduled before (;;tection ounc__.
_____Work to_alig pro_graoca_lbu
140 Housing Element
152
176
Table '€E-55: Afflrinatively Furtheainq Fair Housinq A:tions !' "tW+l%aa'Qat!l:t'jitz %
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to provide internship and part-tim7employment opportun!t'es, co'm m u n icatio'n; " 'B'e.ach Blvd"""""" students with and ultimately transition to full-time employment for those who emolovment chose not to continue to a four-year degree. 2022 oooortunities over South Gate General Plan 2035 141
153
177
Quantified Objectives
For the 2021-2029 Housing Element, the City of South Gate has established the following specific objectives:
Table HE-56: Quantified Objectives by Income: 2021-2029 142 Housing Element
154
178
APPENDIX A: REVIEW OF
ACCOMPLISHMENTS
The South Gate 2013-2021 Housing Element established specific programs and objectives for expanding housing opportunities in the community. In updating this Element, the City reviewed these programs for successes or failures, and continued appropriateness. The Housing Plan in the updated 2021-2029 Housing Element reflects these lessons learned to improve the effectiveness of City actions.
Effectiveness of Addressing Special Needs
South Gate is a community with extensive housing needs given the socioeconomic profile of its residents. However, South Gate has limited funds to address it needs. During the 2013-2021 planning period, the City provided affordable housing for special needs groups through the following:
@ 60-unit affordable supportive housing project - PATH Villas - for veterans and formerly homeless
* 660 households with Housing Choice Vouchers
The City will proactively pursue additional funds to facilitate affordable housing production and preservation. Specifically, the City is exploring Project HomeKey funding and American Rescue Plan Act (ARPA) to convert motels and hotels as permanent housing for homeless persons.
Program-Specific Review
The following provides a program-by-program review of the 2013-2021 Housing Element. Each program will be evaluated for its effectiveness and continued appropriateness for the 2021- 2029 Housing Element cycle.
South Gate General Plan 2035 A-1
155
179
Table HEAL Review of Past Accomplishments for the 2013202'l Housing Element Action 1 llaintain a
Residential Sites Inventory
Action 2 Mixed Use and
Transit-Oriented Development
Maintain an inventory oT vacant and undetutilized sites and provide inTormation to intetested developers (Update
annually)
Maintain an mventory of Cilyowned properties and other surplus sites owned by other public agencies that may be appropriate for residential uses (Update annually)
Monitor the consumption of residential acreage to ensure an adequate inventory is available to meet the City's RHNA obligations
Play an active role in faciliiaiing lot consolidation,
particularly as it relates to parcels listed in the siies inveniory For example, the City will work with non-profit developers and owners of small sites to identify and
consolidate parcels to facilitate the development oT housing affordable to lower-income households. The lot
consolidation procetute will also be posted on the City website and discussed with developers dunng the
prelimuiary review team process (Ongoing)
Promote mixed-use and transit-oriented development
through marketing mateiials (Update annually)
ASSiSf mixed use developers :l1 site identification, especially parcels with lot consolidation potential (Ongoing)
Provide technical assist mixed use developers in the
eniitlement process. (Ongoing)
Complete the Tweedy Boulevam, Hollydale Village and
Firesione and Atlantic Station specific plans (2015)
Where funding permits, provide financial assistance to
mixed use developments that include affotdable housing
units (Ongomg)
Accompfishrnerds The City continues to maintain a residential sites inventory oT vacant and undetutilized sites and City or former Agency-owned properties The Tollowing multi-Tamily prolecls were approved dunng the planning period
ii Garfield Apartments (244 units, market rate)
ii PathVillas(60unilsiotall59units,affordablesupportivehousingfor formerly homeless)
* 9923 Atlantic Blvd (91 units within mixed use development, market rate) ii 13400 Paramount Blvd (10 units, matkel rate)
* 4136 Sanla Ana St (3 units, market rate)
The City monitored its sites nweniory and concludes that it continues to have adequate sites for its remaimng RHNA
Zomng Code provides density bonus incentives for lot consolidations Continued Appropria[eness: This program continues to be appropriate and is included in the 2021-2029 Housinq Element.
Accomplrshmerds On June 27, 2017, the City adopted the Hollydale Specific Plan On llarch 12, 2019, the City adopted the Tweedy Boulevard Specific Plan The City has conducted community outreach for the Gateway District Specific Plan and completed the final dtaTt oT the plan The zoning and specific plan allow Lot increased densities up to 75 du/ac by right and up lo 120 du/ac with density bonuses
In 2018, the City approved a mixed use prolecl with !Jl rental units and
39.482 sr of commercial at Atlantic Bl and Tweedy Av
Continued Appropria[eness This program is modified and included in the 2021-2029 Housing Element
A-2 Housing Element
156
180
Table HEA1: Review ofPast Accomplishments for the 2013-20?I Housing Element [-"" .;i::.l.iga=
['i :I" "l..'aaa"'," "'. !.' :o'a:.&';'a- "-' 1% ' " 'ir" aaa al o" &'('.)" : a "- a ';_qa"' aa-.im-' :"-i' " ""' * i,l3'."" i'h'4' "'#' _a"'-'ia s ;""+_ia ";i" ';aa' a31"" ' W," 'i"' :' l; ,SRS ',rl,,.a,i ;;',"',a>. !'l-tid? ' 'M" " ' " " " " " ' "=" " " "" aa "o" ..(.-:..iiii:ffi.',i'a;mi!34',a','E2 J':'C:iA".'.:la: " " ' a """'-:"'-' - " "' ";"31#W' Ac(ion 4 Provide Assistance
(ot Affordable Housing
Development
Adopt comprehensive Zoning Code Update by Fall 2014
Continue to offer density incentives to qualifying residential projects (Ongoing)
Promote the density bonus program to developers
(Ongoing)
Continue to pursue affordable housing opportunities with interested developers and agencies (Ongoing)
Evaluate financial status and consider setting aside Tunding for affordable housing development (Annually)
Continue to pursue affordable housing opportunities for households with special needs (such as large households and petsons with disabilities, including developmental
disabilities) and incomes at ot below 30 percent of the County median income according to HUD income
guidelines. (Ongoing)
Encourage developers to provide residential units to
individuals and families with incomes at or below 30 percent of the County median. (Ongoing)
Encourage affordable housing developers to include large units (with ihree or more bedrooms) suitable lot family living to help alleviate overcrowding issues. (Ongoing)
Provide fee defenals and/or expedited review and priority processing for projects providing affordable housing units for extremely low income households, large households, or persons with disabilities, including developmental
disabiliiies. (Ongoing)
Explore Tunding opportunities from State and Federal
programs, including funding opportunities for housing
affomable to households with incomes at or below 30
percent of the County median income according io HUD
Accomplishr.ien[s The Comprehensive Zorung Code Update was adopted m March 2015. The new code includes updated Density Bonus ptovisions. The new TOD/Mixed-use specific plans also include Density Bonus provisions of up to 120 du/ac
In 2018 the 60-unit PATH Villas ptoject received a density bonus CoWinued Approprra[eness This program continues io be appropriate and is included in the 2021-2029 Housing Element
Accomplrshmen[s The City had limited funding lot affordable housing.
HOME funds were priotitized for preserving and improving the existing affordable housing stock
In 2018 the City approved the 60-unit Path Villas at South Gate, an affomable housing prolecf which received a density bonus In 2il :9 the Clll/ 'iVaS aiivatled appio amhttly 51 327 0Cn in Perrnaiient Lacal Hausutg Allocation ptOglam funds lc nictease aTTct:)al'ils heusniq In 2020, the South Gate Housing Authority acquired 90'l9 Long Beach Boulevard and is currently putsuing redevelopment with atfjacenl property owned by Housing Authority Tor affordable housing The Housing Authority also acquired a surplus property at 13050 Patamounl Boulevam inn llie LOS Angeles COlll'll} Oliire Of Etlucalicn lOt fulur.= tlevelOpmenl Of El'!01 aElble liatisnit)
In 202 I the Ciiy rleclai ed the Successt;r At3ency l)l Gpei ly 79 :6 Lcng Bc-iach Boule iat.l surplus and is puisuing retleie:tpiia=nl tor a'!orilalle hausnig ttiilh nil=tesled rlevelcpets
The City's Housing Division. through its annual planning process, allocates funding Top affordable housing development
South Gate General Plan 2035 A-3
157
181
Table HEAI: Review of Past Accomplishments lot the 2013-2021 Housing Element Continued Approprraleness While Tunding sources for affordable housing continue to be limited, this program continues to be appropriate and is included in the 2021-2029 Housing Element
income guidelines. (Annually)
Solicit participation/partnership with nonprofit housing developers through a Request for Proposal process and/or direct contacts (Annually)
Action 5 Ptovide Fair Housing
Services
Action 6 Participate in
CountyAdminisleted
Homebuyet Assistance
Programs
Provide Tair housing and tenant/landlom dispute tesolution services (Ongoing)
Monitor developers' compliance with all affitmaiive
marketing requirements Tor housing developments that
receive financial assistance from the City, incentives, or regulalory concessions m exchange for affordable housing (Ongoing)
Promote MCC and SCHFA programs by making program
information available on City website and public counters (Ongoing)
Work with developers oT new forsale housing to promote
the use of MCCs and SCHFA at these new developments
(Ongoing)
Accomplrshmen[s The City contracted with the Fair Housing Foundation (FHF) io provide Tai+ housing and tenant/landlord dispute tesolution services Annually FHF provides tenant's rights workshops and landlord wotkshops As oT FY 20/21 FHF ptovided direct client services to a total oT 235 unduplicated South Gale residents and operators oT tental properties Thet DiSabilll'l 121 Phll31Cal Dlsabllil/ ( l) antl SOlltCP Qi 111Ccnle 141 01 lhC FHF offers Virtual Fair Housing Workshops in English every Tuesday, and Virtual Rental Housing Counseling workshops in Spanish every Thursday. In addition, FHF offers Virtual Walk-in Clinics every Wednesday.
Conlrnued Appropria[eness This program continues to be appropriate and is included in the 20;'1-2029 Housing Element.
Accomplishments The City's website provides information on Toreclosute assistance The City also continued to participate in the County tvlCC program
Cominued Appropria(eness This program continues to be appropriate and is included in the 2021-2029 Housing Element
A-4 Housing Element
158
182
Table HE-41. Review zf Fast Accomplishments for the 2013-2021 Housing Ele nent ,,a:i ll,,:,mm+al":amaf="rt":=" a,.4,!J.:.,jff.;+,"-y\,::';,A,l,%i4?,'i';s'; @ I
a
;li
9i a :;;a"'k+"'5"iln'a'b("'it ":'lr ;:ir," T J':"E':':J'S'-:;ha,"":!;"'$"
7. J
7,
!:
q
m M
{a=.l
nffi,
!i;i
9 1lAi
%0.m
!Gn
".Ia 'f!a'*ia"" ' tl. ) .'l r:')
'<,"'i'('i"'!:"la"i3a"e"W"'a':'l:':!'
Action 7 Provide Housing
Choice Vouchers
Action 8 Work to Preserve
Assisted Housing at Risk oT
Converting to llatkel Rate
Action 9 Provide Home
Improvement Assistance
ASSiSt approximately 57] v;r) I:w income households
annually. (Ongoing) Accomplishments The City continued to operate the HCI/ program with the Promote the Housing Choice Voucher program to landlords budget and goal to provide 660 vouchers to households The City's website lor accepting voucher recipients. (Ongoing) coniains resources Tor boih tenants and landlords to pariicipate in the HCI/ Actively pursue additional funding to expand the Voucher prog'am program. (Ongoing)
Allocate 70percentofnew Section 8assislance to ComrnuedAppropria[eness This progi'am continues to be appropriate and is extremely low income households putsuani to HUD 'nC'uded 'n 'he 202'-2o29 HouS'ng E'emen' regulations. (Ongoing)
Monitor the status oT HUD Notices ol Intent and Plans ol Action filed by properl owners. (Ongoing)
Establish contact with public and non-profit agencies
interesied in purchasing and/or managing units at risk
Where Teasible, provide technical assistance to these
organizations with respect to financing. (Annually) Accomplrshmenrs The 2013-202j Housing Element identified three ptolecis WorkwithtenantsoTatriskunitsbyprovidinginformation aspotentiallyalnskoTconverlinglomarketrate.Ofthethreeprojects, regarding tenant rights and conversion procedures. Pennsylvania Square and Dudlexl II Senior Apartments both continued to (Ongoing) operate as affomable housing Pine Place opted out of low-income use.
Ensure property owners comply with Califomia's
requirement of tenant notification one year prior to Continued Appropria[eness This ptogtam continues to be apptopriate and is conversion. (Ongoing) included in the 2021-2029 Housing Element Explore potential funding sources for preservation/
replacement. (Annually)
ASSiSt tenants in applying for ptiority status in the Section 8 program upon notitication of owneis' decision to discontinue low-income use. (Ongoing)
Accomplrshmerds' From FY 2013-2014 to FY 2018-2019, 37 households in the City were assisted tmough the Homeownet Rehabilitation Program. The Assisl40householdsduringthe2013-2021planrungperiod CitycontinuestoallocateHOMEfundstoth'isptogramannually (Ongoing)
CorRrnued Appropira[eness This program coniinues to be appropriate and is included in the 2021-2029 Housing Element
South Gate General Plan 2035 A-5
159
183
Tabla HEA1 Review of Past Accomplishments for the 2013-2021 Housing Element Action 10: ASSISI in the
Acquisition/Rehabilitation of
Rental Housing
Solicit participation oT CHDOs to implement
acquisition/rehabilitation projects by providing HOME funds through a Request Tor Proposal process. (Ongoing)
Acquire and/or rehabilitate 16 rental units dunng the 201 3 2021 planning penod, ensunng a poriion of the units are affordable to extremely low income households. (Ongoing) Accomplishments The City continued to work with certified Community Housing Development Organizations (CHDOs) such as Oldtimers Housing Deyelopmenl Corporation and HOPE to pursue opportunities to ptesetve its affomable housing renial stock The City coniinued to pursue opportunities to acquire and rehabilitate rental units as affordable housing.
The City offered HOIIE funds to a CHDO fo acqun'e and rehabili(ate one property consisting oL two two-betfroom units, located at 9711 !4 San Galtiel Avenue This prolect replaced a severely dilapidated Tronl unit and major rehabilitation work to the tear unit Construction was completed in April 2017 and both units were leased io qualified low-income residents pi June 2017 Aciion'N Remove
Constraints to the
Development of Housing
Adopt Zoning Code by Spring 2014 to implement General
Plan 2035 and comply with Housing Element law.
Continue to monitor the Municipal Code and City policies for any potential constraints to the development of housing and remove them as necessary (Ongoing)
A-6 Housing Element
Continued Appropria[eness This program continues to be appropriate and is included in the 20212029 Housing Element
Accomplishments The Comprehensive Zoning Code Update was adopted in March 2015 The new code includes updated Density Bonus provisions The new TODlllixed-use specific plans also include Density Bonus provisions of up to 120 du/ac
The City is considering adopting an inclusionary housing ordinance and has initiated preparation oT draTt ordinance
The City was awarded $31 0,000 through a SB 2 Technical Assistance grant to expediie the review and approval or residential ptolecls As a result, the City initiated unplemenlaiion oT Que Management System withni the Planning Division to make customer visits more efficient The City was also awarded S300 000 in LEAP grant Uses ok this grant included preparation of the ADU ordinance update (completed in February 2021)
Tlie City also initiated a Housing Division Efficiency Audit to idenfiTy best practices fat sustaining operations and deliveiing best-in-class CDBG, HOME, Section 8, and general housmg services
160
184
Table HE-Al Revieiiv ofPast Accomplishments For the 2013-2021 Housing Element Con[rnued Appropria[eness This pmgtam is modified and included in the 20212029 Housing Element
Accomplrshmen[s As oT FY 201 5-16 the City no longer receives ESG funds lyom HUD. The City addresses homeless issues tmough participation in the LAC Health Service Planning Area 7
Action 1 2' Continuum ol Care
for the Homeless
Allocate funding to address the emergency shelter and
supportive service needs of the homeless. (Annually)
Continue to participate in LAHSA's efforts to address
homeless issues from a regional perspective. (Ongoing)
Promote energy efficiency improvements in all residential rehabiliiation programs offered by the City. (Ongoing)
Continue to work with the community college and
developers to implement "Savings by Design" principles
(Ongoing)
Continue implementation of the goals and policies
contained in General Plan 2035, particularly those outlined in the Green City Element. (Ongoing)
The City continues to plan, coominate and organize strategies to assist the City's homeless popula!ion in collabotalion with other agencies including LAHSA, LA County Department of Mental Healih, PATH, HYC, Salvation Army, and others. The City created a Homeless Education Flyer to provide the community information about the City's homeless situation and efforts the City is undertaking to adtfress homelessness issues Con[rnued Appropria[eness This program coniinues to be appropriate and is included in the 2021-2029 Housing Element
Accomplrshmerds Energy efficiency imptovements are eligible repairs under the City's Home Improvement Program
The Path Villas at South Gate is an affordable housing prolecl that was eniifled in 2018 and is currently under consirucfion and is LEED certified The City continued to implement its Green City Element
Con(rnued Approprra[eness This program continues to be appropriate and is included in the 2021-2029 Housing Element
South Gate General Plan 2035 A-7
161
185
Table HEA2: QuantiTied Oblectives bylncome (20I32021)
Unr[s [o be Con'Jrurled
Unr[s lo be RehabMa[ed
Home Improvement Program 10 10 20 o o 40
Rental Acquisition/Rehab 4 4 8 0 o 16
Aciual Rehabilitation Accomplishments 22 .HIP)
______ 2($/Reh)
15 (HIP)
0 (Acq/Reh) o 0 61
Uni(s to be Preserved
113 o o oUniis at Risk 1f3
Actual Preservation Accomplishments 95 o o o 95
Households [o be Assisted
A-8 Housing Element
162
186
APPENDIX B: PUBLIC
PARTICIPATION
Outreach List and Materials
Hollydale Senior Citizen's Center
JADE Family Services
Optimist Club of South Gate
Rotary Club of South Gate
Senior Citizen's Club of South Gate
South Gate Multicultural Women's Club
The Arc of L.A. and Orange Counties
Powerhouse Mortgage, Inc.
Downey Unified School District
LAUSD - Local District 6
Paramount Unified School District
Lynwood Unified School District
South Central Los Angeles Regional Center
Wells Fargo Home Mortgage
CHASE Bank
Bank of America Home Loans
Pacific Union Financial, LLC
imortgage
Prospect Mortgage, LLC
Paramount Residential Mortgage Group, Inc.
Citi Bank - Mortgage Services
First Mortgage Corporation
Academy Mortgage Corporatoin
u.s. Bank Home Mortgage
Stearns Lending, Inc.
Prudential California Realty
CENTURY 21 Allstars
RE/MAX Premium
Keller Williams Realty
Coldwell Banker Dynasty
Southland Regional Association of Realtors, Inc.
California Association of Realtors
Active Alliance Real Estate
South Gate General Plan 2035 B-1
163
187
Amazing Homesellers
American Team Realty
Bautista Mortgage & Realty
Casas USA Realty
Colonial Services Group, Inc.
First Class Real Estate
Catholic Charities of Los Angeles, Inc.
The Society of St. Vincent De Paul, Council of Los Angeles Higher Goals, Inc.
Los Angeles Mission, Inc.
Union Rescue Mission
United Way of Greater Los Angeles
Housing Authority of the County of Los Angeles
Los Angeles Homeless Services Authority
Aid For Aids, Inc.
AIDS Healthcare Foundation
Lamp Community
People in Progress
A Community of Friends
Beyond Shelter
Homes For Life Foundation
Centro Cristiano
Centro Cristiano Betel
Cofradia Our Lady of Charity
Evangelica Baptist Church
First Baptist Church of South Gate
Foursquare Church
Grace Bible Church
Hope Christian Center
Iglesia Bautista
Iglesia de Dios
Redeemer Lutheran Church
South Gate Church of Christ
St. Helen's Catholic Church
St. Margaret's Church
Bridge Housing
Habitat for Humanity
Jamboree Housing Corporation
Los Angeles Community Design Center
National CORE
The Olson Company
B-2 Housing Element
164
188
TUESDAY, FEBRUARY 2, 2021
7:00 PM
The City of Sorith Gate is in the process of updating the Housing Element for tlie 2021-2029 Planning Period and wants to l'iear from yori. This is yorir chance to learn about tlie Horising Element Update.
City of
South
(,ateo
Community Discussion #1 will cover ttie basics of ttie Housing Element Update requireinents and is intended to identify liousing needs that sliould be addressed.
The Housing Element includes goals, policies, programs, and quantified objecUves for adequately housing our future population.
MEETING ID: 881 2123 1208
FOr n70re lnfOrnh1tlOn, please COntrld.' P/J/)){/e':ir:'50(7t7te' Olq South Gate General Plan 2035 B-3
165
189
S6ffth HOUSING
Gate WORKSHOP
WEDNESDAY, JULY 28
6:00 PM
CITY COUNCIL CH AMBERS
8650 CALIFORNIA AVE
The workshop will provide information and
receive public input for the following initiatives related to housing within the City:
HOUSING ELEMENT
GATEWAY SPECIFIC PLAN
INCLUSIONARY HOUSING ORDINANCE
B-4 Housing Element
166
190
APPENDIX C SITES INVENTORY
South Gate General Plan 2035 C-1
167
191
C-2 Housing Element
16)1
192
South Gate General Plan 2035 C-3
69 193
_C'l:S_p_ ____cPlan__Sit=s
AIN No Slieet_Name
Year
Built Acres
Extg
FAR IVLR a 8P Deslgnatlon Denslty Extg
Units
Pofl
Untts Existlng uses Consolid
alion Lower M AM 51h HE
Use - l
s;tieotgtna 1366fi GARFIELD AVE tgtg 0 24 o og 0.03
W Hollydale Mixed
llse - l 20 1 4 Single residence 4 NO
sz<:taogoa' iigig GARFIELD AVE 1962 0 25 0.12 0.62
5 Hollydale Mixed
11se - 1 20 0 5 Reslauranl 5 NO
6236012014 13621 GARFIELD AVE 1952 0 26 0.23 0 46
W Hollydale Mixed
Use - S 20 o 5 Restaurant 5 NO
6234008007 jl21l GARFIELD AVE 1946 0.33 0 68 0 70
R!!5 Hollydale Mmed
Use - 1 20 o 7 Liqht induslnals, machine shaps. prinlinq 7 NO 6236019012 13651 GARFIELD AVE 1954 0 33 0 19 0.40
a Hollydale Mixed
use - l 20 o 7 Auto related uses 7 NO
6243012003 1231C GARFIEL[) AVE 1967 0.35 o.io 0 29
! Hollydale Mixed
use - 1 20 o 7 Service station 7 NO
6243010040 12101 GARFIEtD AVE 1950 0.5i 0 43 0 33
d Hollydale Mixed
Use - l 20 2 8 Stores 8 NO
6234008033 11211 GARFIELD AVE ig<e 0 61 0 22 0.26
6 Hollydale Mixed
llse - l 20 o 12 Liqhl mduslnals, machine shops, prinlinq 12 NO 62340[)8032 1124! GARFIELD AVE 1960 125 010 0 52
d Hollydale Mixed
llse - l 20 o 25 Light induslnals, machine shops, pnnlinq 25 NO 6264005002 1313fi PARAMOUNT BLVD 1950 0.11 0 18 0 20
t!!!! Hollydale Mixed
Use - 2 30 o 3 Auto related uses 3 NO
6243040037 1351! PARAMOUNT BLVD igz* 012 0.33 0.55
W Hollydale Mmed
Use - 2 30 o 4 Slates 4 NO
6243037028 13223 PARAMOIINT BLVD 1948 0.13 0.74 1.50
W Hollydale Mixed
llse - 2 30 o 4 Stores 4 NO
6243036026 13159 PARAMOUNT BLVD 1954 0.13 0.73 0 84
W Hollydale Mixed
Use - 2 30 o 4 F'rofessional office 4 NO
6243036027 13t81 PARAMOIINT BLVD 1950 0.13 0.54 0.69
W Hollydale Mixed
Use - 2 30 o 4 Store and residence 4 NO
6243036028 1317! PARAMOUNT BLV[) igao 013 0.62 0.80
d Hollydale Mixed
Use - 2 30 0 4 81(ile and residence 4 NO
6243040032 13519 PARAMOLINT BLVD 1955 0 13 0.59 125
6 Hollydale Mixed
use - 2 30 0 4 Stores 4 NO
6243038027 1333fi PARAMOUNT BLVD 1941 0.i3 0.48 100
2 Hollydale Mixed
Use - 2 30 o 4 Office 4 NO
6264019057 13510 PARAMOUNT BLVD 1946 0.14 0 25 084 f Hollydale Mixed 30 o 4 Store and residence 4 NO C-4 Housing Element
170
194
_!!!!_!!_ C1 : S
AIN No StreetName
Year
Built Acres
Extg '
FAR IVLR a 8P Designation Density Extg
units
Poll
unttg Exlstlng llses Consolld
ation Lower M AM 51h HE
Use - 2
6243039035 13401 PARAMOUNT BLVD 1953 0 16 0 70 1 .50
W Hollydale Mixed
use - 2 30 C 5 Church 5 NO
6264006009 8011 GOLDEN AVE 1940 016 0.48 123
a- Hollydale Mixed
Use - 2 30 1 4 Slore and residence 4 NO
6264006008 13308 PARAMOUNT BLVD 1941 o ig 0.23 0.67
ff Hollydale Mixed
Use - 2 30 0 6 Slttte and teSldenCe 6 NO
6264019040 13508 PARAMOUNT BLVD 1947 0.19 0.53 0 95
f Hollydale Mixed
11se - 2 30 0 6 81(ires 6 NO
6243037030 13209 PARAMOIINT BLVD 1946 0.19 0 26 0 43
m Hollydale Mixed
Use - 2 30 ( 6 Auto related uses 6 NO
6243040038 13533 PARAMOUNT Btu) o 0.19
€ Hollydale Mixed
Use - 2 30 0 6 Vacant 6 NO
6243034028 13067 PARAMOUNT BLVD tg<s 0 22 0 29 0 25
5 Hollydale Mixed
llse - 2 30 l 5 Pnvale schoal, day care 5 NO
6243037029 13235 PARAMOIINT BLVD 1971 0 23 019 016
a! Hollydale Mixed
Use - 2 30 o 7 Restaurant 7 NO
6264005020 i:iioo PARAMOUNT BLVD 1972 0.25 0 46 0 20
a!!l Hollydale Mixed
Use - 2 30 o 7 Stores 7 NO
I 6264005001 13150 PARAMOUNT BLVD 1947 0 25 0 56 0 73
E!r Hollydale Mixed
11se - 2 30 ( 7 Stores I 17 NO
6264006003 13204 PARAMOUNT BLV[) 1948 0 25 0.35 0.49
'
Hollydale Mixed
Use - 2 30 ( 8 Office 8 NO
6284006002 13194 PARAMOIINT BLVD igea 0 25 0 50 0 39
a Hollydale Mixed
llse - 2 30 ( 8 Office 8 NO
6264006004 13206 PARAMOUNT BLVD 1959 0 25 0 39 0 83
a Hollydale Mixed
llse - 2 30 o 8 Store and residence 8 NO
6264019082 [) 0 0.26
5 Hollydale Mixed
Use - 2 30 0 8 Vacant 8 NO
62430:')034 13421 PARAMOUNT BLVD 1945 0 42 D 35 1 .3'l
e Hollydale Mixed
Use - 2 30 ( 12 Church 12 NO
6264006039 13300 PARAMOUNT BIVD 1964 0 47 0.94 0 81
W Hollydale Mixed
llse - 2 30 ( 14 States f4 NO
6243038028 13307 PARAMOUNT BLVD 1977 0.48 0 32 314
a Hollydale Mmed
Use - 2 30 o 14 Old slnp mall (liquor store. donul shop) 14 NO 6264020059 13621 RUTHER AVE 1953 0 49 016 2 97 ! Hollydale Mixed 30 l 14 Church, residence 14 NO 17 South Gate General Plan 2035 C-5
195
_%___C1:a
AIN No Slieef_Name Year
Built Acres Exlg
FAR IVLR a 8P DeslgnaUon Density " "Ex'rg-"
llnRs
""'Pofl
llnits Exisilng Uses Consolld
ation Lower M AM 51h HE
llse - 2
6243035025 U129 PARAMOUNT BLVD 1936 0 56 0.47 0 67
a!i Hollydale Mixed
Use - 2 30 o 17 Church 17 NO
6264006001 13180 PARAMOUNT BLVD 1984 0 57 0 40 0.67
M Hollydale Mixed
Use - 2 30 l 16 Pnvale school. day care 16 NO
ezestiaozg 13228 PARAMOIINT BLVO 1'l66 0.63 0.14 (1.19 m Hollydale Mixed
i Oss - 2 30 o 19 Club. Iotlqe 19 NO
6264019[)35 iasoo PARAMOUNT BLVD 1987 0 64 0 29 1.89
a Hollydale Mixed
use - 2 30 l 18 Delinquent tax status 18 NO
6264020066 0 o 107
m Hollydale Mixed
Llse - 2 30 o 32 Vacant 32 NO
aza<oosoos o o 017
m Hollydale Mixed
Llse - 3 40 o 7 Vacant 7 YES
6234005015 5740 IMPERIAL HWY f98B 0 36 013 122
m Hollydale Mixed
Use - 3 40 o 14 Old slnp mall with laiqe surface parking 14 NO 6234004020 5800 IMPERIAL HWY 1966 0 40 010 0 63
"a[ Hollydale Mixed
use - 3 40 l 15 Paikinq 15 YES
6234005002 5760 IMPERIAL HWY 1984 0.48 0.f6 0.94
N!!!!ffi Hollydale Mixed
llse - 3 40 t 18 Restaurant 18 NO
8234005010 5710 IMPERIAL HWY 1988 131 0 32 0 85
ami Hollydale Mixed
use - 3 40 1 51 Stores 51 YES
6243020900 5720 (iARDENDALE ST o 0.19
W Neighborhood
Medium 20 o 3 Pading 3 NO
6234008058 5595 GARDENDALE ST 1949 0.34 0.37 0 14
ffl Neighborhood
Medium 20 l 4 Warehouse 4 NO
737 153 341 243
C-6 Hous ng Element
172
196
_%_s
,,, I .. I Straet_Name I;:;'i',l k,..l ::l ivctil . I.....,.,J.,.;,@ensJunllk"'gs":- Unlts'Pot'l I Existing Uses I aiionConsolidl Loweil M I AM I 5th HETweedv Spetlflc Plai 6221026800 o I o 0.48 l @!_:I Intlusltial Flax 40 0 19 lllilily tg NOep;itozaoig o 1946 1.10 0.57 0.02 ly6edll Int:usmal Flex 40 0 44 Light induslnals, machine shops, printing 44 NO6222038019 5268 WOOD AVE o 0 89 i'reeil11 Int.uslnal Flex 40 0 36 Vacant 36 NO 6209003800 o o 0 f9
Neighborhood
Medium 20 o 3
I
Lllilily 3 NO
6209022031 9722 SAN ANTONIO AVE 1940 0 48 0.48 0.83
aaHml Neighborhood
Medium 20 o 8 Church 8 NO
6203018008 9810 SAN GABRIEL AVE 1924 0 22 0.07 0 32
am Neighbothood
Medium 20 l 3 Sin(lle residence 3 NO
620301')916 9824 SAN JUAN AVE 0.11
fflar Neighborhood
Medium 20 o 2 Parking 2 NO
62030210'l2 9836 SAN MIGuEL AVE 0.10
aag Neighborhood
Medium 20 o 2 Parkintl 2 NO
6220024024 9923 PINEHuRST AVE 0.23
a Neighborhood
Medium 20 o 4 Vacant Lot 4 NO
sptaooztpia o 1955 0.15 100 0.02
saw Tweedy Mixed
use-1 20 0 3 Paikinq 3 NO
8218007055 o 1956 015 1 GO 0.02
me Tweedy Mmed
11se - l 20 o 3 Parkinq 3 NO
6223013900 o o 0.18
e!m Tweedy Mixed
Use - l 20 o 4 Paiing 4 NO
6218021036 o o 0.18
d Tweedy Mixed
use-1 20 0 4 Vacant 4 NO
ezmiizgoo o 0 0.20
! Tweedy Mixed
Use - 1 20 o 4 Paikinq 4 NO
a:_oaoz<goo o o 0.20
a- Tweedy Mixed
Llse - l 20 o 4 Parkinq 4 NO
B218[)[)it)44 [) 1948 0 21 TOO 0.07
! Tweedy Mixed
use-1 20 0 4 Parking 4 NO
6218001043 o 1948 0.26 0.13 0.07
Tweedy Mixed
Use - 1 20 l 4 Parking 4 NO
6207016048 o 1960 , 0 30 1 .00 O.Of
W Tweedy Mixetl
Use - l 20 o 6 Parking 6 NO
ezoaoiggoo 0 .1I 033
ffi!!"- Tweedy Mixed
use-1 20 o 7 Parking 7 NO
173
Socith Gate General Plan 2035 C-7
197
,Table C-'I : Specific Plan gi,es
AIN No Stieet_Name Year
Built Acres Extg
FAR IVLR B SP Designation Denaity Extg
Units
Pofl
Unlts Existing Uses Consiilid
atlon Lower M AM 5th HE
62G50159G0 c o 0.33
5 Tweedy Mixed
Use - l 20 0 7 Paikinq 7 NO
6218010900 0 o 0 34
Tweedy Mixed
use - l 20 o 7 Parkinq 7 NO
6209022900 c o 0.34
aai Tweedy Mixet
Use-1 20 o 7 F'a+kinq 7 NO
6205015905 € igeo 0 35 0.66
e Tweedy Mixeo
llse - l 20 o 7 Paiking 7 NO
82t701890D c o 0 39
e Tweedy Mixed
Use - l 20 o 8 Parking 8 NO
6218022037 c igso 0.45 100 010
a! Tweedy Mixet
Use - S 20 o 9 Parking g NO
6223018049 0 o 0 50
! Tweedy Mixeo
use - l 20 o 10 Vacant 10 NO
6205016902 25tll TWEEDY BLVD 1955 0.34 1 .00 i
'I____
Q-( %
'Tweedy Mixed
Use - l 20 o 7 Parking 7 NO
6205016007 2545 TWEEDY BLVD 1946 0 22 0 49 0 68 i 7')" aoI Tweedy Mixed
Use-1 20 o 4 Light indusltials, machine shops, prlnling 4 NO 82050160[)4 2561 TWEEDY BLVD 1920 0.22 0.18 0.24
t
,:1I
Tweedy Mixed
use - l 20 1 3 Single residence 3 NO
6205015902 2751 TWEEDY BLVD o 0.33 I:___=-'i
21 g§
Tweedy Mixed
Use - l 20 o 7 Vacant 7 NO
6205015030 2809 TWEEDY BLVD 1951 0 34 0.83 0.57 'i
jiffi'0(l
6;l
Tweedy Mixet
Use - 1 20 c 7 Professional office 7 NO
ezozooao:ii 303( TWEEDY BLVD 1946 0.24 0.43 0.22 1
,118 : %, '
Of[i_'C
Tweedy Mixec
llse - 1 20 o 5 Auto related uses 5 NO
6207004038 3050 TWEEDY BLVD 1932 0.23 084 0 51 {i
1 a=i Tl dc'
Tweedy Mixed
Use-1 20 0 5 Professional office 5 NO
82080110[+4 3052 NEBRASKA AVE 1923 015 0.17 0.28
II
l
11Eer'
ii+Iid,ilI
Tweedy Mixed
Use-1 20 o 3 Sinqle residence 3 NO
6206012010 3173 TWEEDY BLVD 1957 0.14 0.38 0.82
i
lW""'
Tweedy Mixec
llse - l 20 ( 3 PtoTessional office 3 NO
6206012013 3185 TWEE[)Y BIVD 1982 0.36 0.27 t.tio If";o'4" Tweedy Mixen
Use - l 20 ( 7 Sennce and repalt 7 NO
62G9003017 325! ITWEEDY BLVD 1980 0.63 0 90 0.77 '!!R
Tweedy Mixed
Use - 1 20 o 13 Fasl food 13 NO
C-8 Housing Element
174
198
__ficPj,aB Sites
AIN No 8treet_Name
Year
Bulli Acres
Extg
FAR IVLR m SP DesignaUon Density Extg
llnRi
Pot'l
units Existlng Uses Consolld
31ion Lower M AM 51h HE
62G9004019 3275 TWEEDY BLVD 1957 0.17 0 41 0.89 rff!!!
di)
Tweedy Mixed
Use - l 20 o 3 Professional office 3 NO
6209004018 3285 TWEEDY BLVD 1941 0.17 0 25 o.go
7 i.
m
O;fiaZ
j Tweedy Mixed
use - l 20 o 3 Auto related uses 3 NO
ezoaooioo=i 3288 TWEEDY BLVD igsa 0.16 0.35 0.93 ,i
[eeQ
Ot+l l'.
Tweedy Mixed
llse - l 20 o 3 Stores 3 NO
6208001023 3310 TWEEDY BLVD 1964 0 27 0.23 0.60
'l .A'e"j"
O'l l'j(i
Tweedy Mixetl
Llse - S 20 o 5 Stores 5 NO
620!1010038 3337 TWEEDY BLVD 1986 015 0.18 0 30 I
z_B_i:l
OTTI:IS
Tweedy Mixetl
Use - S 20 0 3 Restaurant 3 NO
6208002004 3338 TWEEDY BLVD 1954 0.21 ti :ig 0 91 'f
t'l!eO'.
CjTi9
Tweedy Mixed
Use - 1 20 o 4 Stores 4 NO
6208{X)2031 3352 TWEEDY BLVD ti (1.71 [).99 0.02 l
ffim
I)it d:
Tweedy Mixed
Use - S 20 o 14 Pamng 14 NO
6209015040 3411 TWEEDY BLVD 1989 0.23 0.52 0 35 .1
,l 180_ :l
(.t(i J_
Tweedy Mixed
llse - l 20 1 4 Stores 4 NO
6209022020 3605 TWEEDY BLVD 1970 0.19 0 37 0 92 I
I
,' ep.tj
at i(
Tweedy Mixed
Use - l 20 o 4 Restaurant 4 NO
62(19022017 3625 TWEEDY BLVD 1953 0.17 o ag 0.82
j
=€
118 S l)l
r od:
Tweedy Mixed
Use-1 20 o 3 Stores 3 NO
ezo:ioigoie 3923 TWEEDY BLVD 1933 0 22 0.49 0.94 ij'5___:'!I Tweedy Mixed
use - 1 20 0 4 Store and office 4 NO
ez:_aoiatiu 3946 TWEEDY BLVD 1952 0 21 0.56 0.78 ,i!;'Td'4 Tweedy Mixed
Use - j 20 o 4 Stores 4 NO
8203020900 4035 TWEEDY BtVD o 1 .20 I57":dl
Tweedy Mixetf
Use - S 20 o 24 Parking 24 NO
6218021019 4204 TWEEDY BLVD igse 0 25 016 0.42 ( tcs4
e 4- 'T.ili=O
Tweedy Mixetl
Use - 1 20 o 5 Serrice station I 5 NO
6203024020 4225 TWEEDY BLVD 1951 o ig 0.38 1.00 !.. '.'4fFdl.
Tweedy Mixed
Llse 1 20 o 4 Professional office 4 NO
6203024021 4235 TWEEDY BLVD 1958 0.17 0.57 0.87
.1
.Nnd6
Tweedy Mixed
Use - l 20 0 3 Store and office 3 NO
62UO17057 4363 'EEDY BLVD 1955 0.17 0 76 0.83
l(,
l "-%mj
Tweedy Mixed
Use - j 20 o 3 Slates 3 NO
82170159(Y 4470 MISSOURI AVE o 0.35
? Tweedy Mixed
Use-1 20 o 7 Parking 7 NO
75 South Gate General Plan 2035 C-9
199
,,c, Plan !S3_t=s
AIN No Siieet_Name Year
Bullt
I
Acres
Extg
FAR IVLR m 8P Deslgnaffon Density Exlg-
Uniti
-Poll
lmlts Existlng 11seg Consolid
atlon Lower M AM 51h HE
6222032001 gsgt ATIANTIC AVE 1953 0.18 100 0.09
m Tweedy Mixed
llse - j 20 o 4 Paikinq 4 NO
6222031026 972( ATIANTIC AVE 1984 0 21 0 39 0.57
W! Tweedy Mixed
Use-1 20 o 4 Aulo related USES 4 NO
ezaaotztioi 9812 LONG BEACH BLVD 1953 0 21 0 07 0.03
m Tweedy Mixen
Use - 1 20 o 4 Auto related uSeS 4 NO
sztigoogos 9832 €EARBORN AVE 1975 o.ig 0.87 0 42
m Tweedy Mixed
use l 20 o 4 Parkmg 4 NO
6206011033 9853 LONG BEACH BLVD 1964 0.37 0.07 016
ffl Tweedy Mixed
Use - l 20 o 7 Service station 7 NO
620501601! 985] AIAMEDA ST o 0.57
I a- Tweedy Mixed
Use - j 20 o 1f Vacant ll
I
NO
6218022901 993! BOWMAN AVE o 0.30
a!! Tweedy Mixed
Use - l 20 0 6 Pa+kinq 6 NO
6218007900 993€ BOWMAN AVE o 0.60
e- Tweedy Mixed
Use - l 20 0 12 Paiinq 12 NO
6209021044 0 igsa O.10 0 88 0 03
ffl Tweedy Mixed
Use - 2 30 c 3 Parking 3 NO
6217016900 0 o 0 12
m 7weedy Mixed
Use - 2 30 o 4 Tnplex 4 NO
e:.taaaaosi ( 1948 013 1 .00 o.ao
B!! Tweedy Mixed
Use - 2 30 o 4 t'aiking
i I
j
4 NO
620902190( c o 019
Tweedy Mixed
Use - 2 30 o 6 Parkinq 6 NO
6218006068 c 1948 0.20 0 91 0 03
ffl Tweedy Mixed
Use - 2 30 o 6 Parking 6 NO
6208021%; 0 0 0.33
ma Tweedy Mixm
llse - 2 30 o 10 Paikinq TO NO
6218015903 0 o 0.60
! Tweedy Mixed
Use - 2 30 o 18 Paiing 18 NO
6209016016 3451 TWEEDY BLVD 1924 018 0.43
I
0.84 ('!"12:i ido
Tweedy Mixetl
Use - 2 30 o 5 Store and residence 5 NO
6209016015 346! TWEEDY BLVD 1930 017 074 0.67 tLH"i(";'JA" Tweedy Mixec
llse - 2 30 o 5 Stores 5 NO
6208021018 346fi TWEEDY BLV[) 1930 O.ii 044 0 sg rl
k
"lGqll! Tweedy Mixed
Use - 2 30 o 3 Stores 3 NO
C-10 Housing Element
76 200
Table C-'I: Specific Plap Sitgs I
AIN No Slreet_Name Yeat
Bullt Acres
Extg
FAR IVLR m SP [)eslgnatlon Density Exlg
Units
Pofi
unll8 ExlsUng Uses (.011solid
atlon Lower M AM 51h HE
I
6209016014 3469 TWEEDY BLVD 1959 0 43 0.44 0.91
l
?
P!!U!!!____
'a)ar:ja
Tweedy Mixed
Use - 2 30 o 13 Slores 13 NO I
8208021038 3474 TWEEDY BLVD 1940 0 30 0.44 0.39
Iw
pmdq
Tweedy Mixed
llse - 2 30 o 9 Stores g NO I
6223001907 3500 TWEEDY BIVD o 0.15 n
:i_ec§
m'jq
Tweedy Mixetl
Llse - 2 30 o 5 Perkin(l 5 NO I
6209021021 3511 TWEEDY BLVD 1950 0.17 0.53 044
r1.
H
Tweedy Mixed
use - 2 30 o 5 Stores 5 NO I
6223007028 3710 TWEEDY BLVD 1966 1.95 0.26 0 24
i
j
!" Tweedy Mixed
Use - 2 30 o 59 Stores sg YES I
sztaotzots 3729 TWEEDY BIVD 1948 O.if 0 43 0.45
I
IIAl
Tweedy Mixed
Use - 2 30 0 3 Store and residence 3 NO I
62(130U(120 3737 TWEE[)Y BLVD 1'lS6 (1.15 0 35 0 88 -I:-:"ij Tweedy Mixed
Use - 2 30 o 4 Reslauranl 4 NO
I
6203018014 3817 TWEEDY BLVD 1925 0 21 0.47 0 53 1pT_J
Tweedy Mixed
Use - 2 30 o 6 Slotes 6 NO
6223012049 3848 TWEEDY BLVD 1986 2 05 0 68 o.:ig
ffl
X I
Tweedy Mixed
llse - 2 30 o 61 Neiqhborhood shoppinq 61 YES
6218015022 4100 TWEEDY BLVD igao 0.13 1 14 0.62 !i:l
Tweedy Mixed
Use - 2 30 o 4 Stores 4 NO I
6218015021 4116 TWEEDY BLVD 1959 0.13 1.i4 0 62 !
M
oJi
Tweetly Mixed
Use - 2 30 o 4 Stores 4 NO
6218006043 uoa TWEEDY BLVD 1955 0 48 0.94 0.11 :J
.i-ibr;j
at7dl
Tweedy Mixed
Use - 2 30 o 14 Paikinq 14 NO
6203022042 9775 OTIS ST 1974 0.79 0 38 0.41
Thaml Tweedy Mixed
Use - 2 30 o 24 Neiqhbothood shoppinq 24 NO
6217016901 9837 BRYSON AVE o 0.10
aa Tweedy Mixed
Use - 2 30 o 3 Vacant I 3 NO
6203018900 9837 SAN JuAN AVE o 0 22
am Tweedy Mixed
Use - 2 30 o 7 Pading 7 NO
6203017900 9840 SAN CARLOS AVE o o io
Tweedy Mixed
llse - 2 30 o 3 Parkinq 3 NO
6223001015 10010 CALIFORNIA AVE 1954 0.10 0.32 0.98
aam Tweedy Mixed
Use - 2 30 o 3 Stores 3 NO
6208021028 10015 CALIFORNIA AVE 1932 018 0.15 0.75
map Tweedy Mixed
Use - 2 :io 1 5 Office and residence 5 NO
177
South Gate General Plan 2035 C-11
201
P,i,i
AIN No 8tieet_Name Year
Built Acres
Extg
FAR IVLR a SP Deslgnatlon Density ""'Emg--
Uniis
"-" Poll
Unita Exlsllng Uses C@11solld
atlon Lower M AM 51h HE
6209016032 973! CALIFORNIA AVE 1967 1.05 0.14 198
am Tweedy Mixed
use - 2 30 o 31 Vacant Building 31 NO
6203019!)15 983( SAN JUAN AVE 0.11
m Tweedy Mixed
Use - 2 30 0 3 Parking 3 NO
6217016059 4431 TWEEDY BLVD 1952 0.09 0 76 180 i n
Tweedy Mixed
Use - 2 30 o 3 Vacant Buildinq 3 NO
6217018059 4321 TWEEDY BLVD 0.09 I
m_l
§f,iiA
Tweedy Mixetl
llse - 2 30 o 3 Vacant Lot 3 NO
6217018058 4321 TWEEDY BLVD 1025 0.08 0.15 0.04 IF!=,deit la:
Tweedy Mixed
Use - 2 30 o 3 Vacant Building 3 NO
6217018055 4301 TWEEDY BLVD 1950 0.07 0 87 101 ffiI I
Tweedy Mixed
Use - 2 30 o 2 Vacant Building 2 NO
I 776 273 227 276
C-12 Housing Element
178
202
South Gate General Plan 2035 C-13
179
203
C-14 Housing Element
180
204
South Gate General Plan 2035 C-15
181
205
Tatle C-2: Sites Ouiside of Specific Plan Areas
AIN N(I 81reet_Name Year
Built Acres Existing
FAR
IVLR n Zoning 0ensity !7
UnllS
Potentlal
11nits Existing Use Lower M AM 51h
HE
6222007032 8969 LOTTA AVE 1929 0.11 0.24 0.63 @a!W!l IF 75 f 8 Single residence 8 NO 6222007013 8973 LOTTA AVE 1954 0.11 0.40 0.44
-&m!
IF 75 o g
Light induslnal, machine shops,
piinlinq 9 NO
8222007012 8977 LOTTA AVE 1963 0.11 0.45 0.53
'-'-
IF 75 o 9
light induslnal, machine shops,
prinllnq 9 NO
6222008(102 8952 LOTTA AVE o 0.12 IL"5 a IF 75 D 9 Vacant. lnplex i9 NO 6216006003 4383 FIRESTONE BLVD 1947 0.15 0.24 0.23
I
I*'_:)l
l"""
IF 75 o 11 Auto related uses 11 NO
6216006004 4401 FIRESTONE BLVD 1945 0.15 0.45 0.52 i'_)i:je,sSlf_nl.'j,IF 75 o if Auto related USES 11 NO 6222008028 4988 FIRESTONE BLVD 1948 0.17 0.08 0.84 ial
I
IF 75 o 13 Boarded up buildin0 13 NO
6218003005 o o 0.22 0.01 i
J qao_hi
a. ;oilna IF 75 o 17 Vacant. triplex 17 NO
62220[16029 4976 FIRESTONE BLVD 1952 0 31 0.24 0.41 l
'1{3S'-an'-4
alusinq IF 75 o 23 Auto related uses 23 NO
6216002008 4201 FIRESTONE BLVD 1958 0.32 0.10 0 28 i
te_tig_tr
:lt hlna IF 75 0 24 Seivice station 24 NO
6216008002 o o 0.42 0.01 lil:,,=.il I IF 75 o 31 Vacant. Inplex 31 NO 6222006027 4988 FIRESTONE BLVD igag 0.44 0.21 0.90
i
,l
i71:sr_loilz)i'
I
IF 75 o 33 Boamed up building 33 NO
6222006013 8980 KENDALL AVE 1946 0.46 0.15 0.11
.te(*
)d'tsli4
I
IF 75 o 35 Auto related USES 35 NO
6210005049 4135 FIRESTONE BLVD 1952 0.54 0.13 0.59
'itB30ffi
I:!;,s%
I
IF 75 1 40 Faslfood , 40 NO
6222005030 o o 1.33 ':ffl:ilI
I IF 75 0 100
Light indusltial. machine shops,
prinlinq iao NO
ezteooatiio 4231 FIRESTONE BLVD 1941 2.39 0.35 0.14
I
1..:rj'
I
IF 75 o U9
Light induslnal, machine shops,
printing 54 36 sg YES
6216003008 8686 RHEEM AVE 1944 2.94 0.49 0.49 IF 75 o 221 Light 'nduslrial, machine shops,
printing 68 44 ffl NO
6222005031 9208 ATLANTIC AVE o 5.78
M
IF 75 o 434
Light 'ndusltial. machine shops,
pnn[nq 130 87 217 NO
6222005017 8990 ATLANTIC AVE 1941 7.10 0.48 0.25 r! IF 75 o 532 Warehouse lea 106 266 YES C-16 Housing Element
182
206
South Gate General Plan 2035 C-17
IF,3
207
C-18 Housing Element
184
208
So*ith Gate General Plan 2035 C-19
185
209
Tatle C-2: Sites Oukside of Specific Plan Areas
AIN NO Stieet_Nama Year
Built Acrea lExlailng
FAR
IIVLR aa Zonlng Oenslt'j Eml
Units
Potentlal
units Existing Use Lower M AM 51h
HE
621 toazo:ig 8190 STATE ST o 0 40 )Q I MS 40 o 11 Vacant lot with 8174 Slate St 11 NO 6211002035 8112 STATE ST 1939 0.13 0.12 0.55 i l_ I MS 40 o 4 Vacant Building 4 NO 6211009044 8181 STATE ST 1941 0.35 0.26 0.68 i (d MS 40 o 10 Vacant Building 10 NO 6206003012 9435 LONG BEACH BLVD 0.44 0.02 !m 4 I UN 40 o 18 Vacant Lot 18 NO 620601800!1 9322 LONG BEACH BLVD 0.11 _onc8ea____ch____CtlI UN 40 o 5 Vacant Lot 5 NO 62[)6002011 9301 LONG BEACH BLVD 0.12 _lh_'io;lypd I UN 40 o 5 Vacant Lot 5 NO 6215007016 8135 OTIS ST 0.22 '))z "'
ed(g NM 20 o 3 Vacant Lot 3 NO
saxioogoxg 8193 STATE ST 0.12 laiagd I MS An o 3 Open lot 3 NO 6211009007 8131 STATE ST 0.26 f117 I MS ' 40 0 7 Open lot 7 NO 6211005002 3259 INDEPENDENCE AVE 0.06
a%bU
MS 40 0 2
Vacant Lot with 3261
Independence 2 NO
6211005003 3261 INDEPENDENCE AVE 1947 0.06 1.4B 4.51 i Q!!!l MS 40 0 2 Vacant Building 2 NO 6215023003 8121 CALIFORNIA 1968 0.19 0.23 1.10 i 'ifcihiS!!j MS 40 o 5 Vacant Building 5 NO 621002500!1 8640 STATE ST 1'J47 0.26 [1.39 3.44 I
i!b_omj
a d NM 20 o 4 Vacant Buildinq 4 NO
6210(n8053 8855 CALIFORNIA AVE 1948 0.37 0.14 1.15 C4_1:icti:___!!!! CC 30 o 11 Vacant Building 11 NO 6209018007 9219 CALIFORNIA AVE 1924 0.10 0.36 ' 0.46 h (4[gui _a C_( MS 40 o 3 Vacant Buildin0 3 NO 6209020025 9622 I CALIFORNIA AVE 0.10 r!;iliig I MS 40 o 3 Vacant Lot 3 NO snsozazyg 1.52 !
d
ItJ. NL 12 o 13 Patkinq lot 13 NO
6215025277 1.30
Ij,le!ffi
i4 NL 12 o 11 Parking lot 11 NO
621t)020284 1.36 iJ
"Jl
iJ NL 12 o 11 Paiinq lol 11 NO
6211002031 8140 STATE 8T 1951 o.ig 0.42 2.97 llj !!!!!_ MS 40 0 5 Vacant Buildinq 5 NO 6211008018 8415 STATE ST 1940 O.IO 0.76 1.80 iila7 MS 40 o 3 Vacant Buildln(l 3 NO 62040[)6050 3125 FIRESTONE BLVD 0.69 JBJ :lna_QJ CDRI 75 o 52 Vacant Lot 52 NO 6204018014 2701 ORCHARD 1948 0.26 0.94 0.75 Ik Le_ I UN 40 o TO Vacant Building 10 NO 6204025!100 9001 LONG BEACH BLVD 0.24 fk l I UN 40 o TO Vacant Lot TO NO 6206014011 %16 LONG BEACH BLVD 1940 0.11 0 78 2 25
r }il[l :___arl_i QJI UN 40 o 4 Vacant Building 4 NO
6216022009 4476 FIRESTONE BLVD 1947 0.08 0.98 0.02 ieS___i[lnQ_l CDRI 75 o 6 Vacant Buildin(l 6 NO 6216014015 4680 FIRESTONE BLVD 1953 0.16 0.69 1.67 UN 40 ,,O 6 Vacant Building 6 NO C-20 Housing Element
186
210
Tatle C2: Sites Ou :side of Specific Plan Areas AIN No 8treat_Name Year
Built Acres Exlsung
FAR
IIVLR m Zonlng Density Eg§
11nits
PotenUal
Units Existing Use Lower M AM 51h
HE
6222011(n5 4816 FIRESTONE BLVD 1928 0.10 0.84 1.23 Im_ UN 40 o 4 Vacant Buildlng 4 NO 6222011037 4820 FIRESTONE BLVD 1958 [).14 I ffi';! UN 40 o 6 Vacant Lot with 4816 Fiieslone 6 NO 6222013026 8993 DLIDLE)T AVE 1968 0.23 1.23 i.gs
i
l
le .
ffi NL 12 o 2 Vacant Buildin(l 2 NO
620203(1037 8409 LONG BEACH BLVD 1985 0 39 D.4B 15.OB
!
UN 40 o 16 Lapsi Motel - Pennanenuy closed 16 NO
6221003065 10250 ATLANTIC BLVD 1!181 0.12 0 45 0.97
fi
UN 40 o 5
Villa Luna Motel - no woiing phone
number 5 NO
6221003064 10250 ATUINTIC BLVD 1!160 0.3 0.13 2.57
€
UN 40 o 12
Villa Luna Motel - no working phone
number 12 NO
6221026014 10ffl BURTIS STREET 1946 t.og 0.41
i
ffl
%'l
lut.e'i'in:aT)R IF 75 o 82 Vacant buildinq - City to purchase 82 NO 8233021028 5767 IMPERIAL HWY 1948 1.87 0.75 2 33 ,j},yp(ia.,)01 (Jj CDR2 32 o 60 Light induslnal Developer mleresl 60 NO 6232003012 8610 GarNeld Ave 2000 6.54 o.ig 2 41
'
RC-R 32 0 203
Movie Theater at EI Paseo
Shopping Center - Owner
approached City to revive plan to
build 203 housing units wilh 50%
affotdable too 103 NO
5150 2020 340 2?'l0
87 South Gate General Plan 2035 C-21
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APPENDIX D: AFFIRMATIVELY
FURTHERING FAIR HOUSING
(AFFH)
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 discrimination, 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 populations 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 (Al). AB 686 states that jurisdictions can incorporate findings from either report into the Housing Element.
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Fair Housing Assessment
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 Americans 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 panic 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.
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Regional Trend
According to HUD's Office of Fair Housing and Equal Opportunity (FHEO) records, 130 housing discrimination cases were filed in Los Angeles County in 2020, compared to 291 in 2010. In 2020, a majority of cases were related to disability (66%). Another 21% of cases were related to racial b ias. The percent of cases related to disability has increased significantly since 2010, when only 36% of cases reported a disability bias. Public housing buildings, FHEO inquires by City and housing choice voucher (HCV) recipients by tract are shown in . HCVs are most concentrated in the cities of Inglewood and 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
ls discussed_5ai tl"ye_ City's 2CmpCl_&na't'vsis of Impediments to FairFlousing Cho_ice_3Al), Sai.ith Gate """""""""'-- -"'--- " d_q. 'a"""- ""-""' " "' """""'-"- " """' "" -"' i__n_n_ually receives f_unds from the Fe_&_.ra_l3:omn'iunity Develo,pment BIOCk Grant (CDBG) proHr_arr --- -' """""""-' "' """i-"-' """" " """"" """ -- " I
md HOMiE lnvestments.PartnershiE) @,mrn. As a CDBG fund recipient, tt__e City is"""""""' - - 'eauired to have AFFH certificatiori. which states t Haat the gra.J-e,eceivine HUD funds'::
,_w______illali$lir_____ma______tui-3h_e<_ fair housinz ... by conducting-an analysis to identif) iy3_e6inients_t_q_ki_ii_iH ho_ci_si_iy;_chqiq_ewith3_ri_it_s jurisdiction, takinz appropria_t'_e__act_io_n= ooverc_o_Bie the effects of any ia'ipedimen;t.entified throuzh t_h_ micordsre4_lectinot!-ii,anaLvsis an"'da6tions i.n this regardl Under contract with the City, the Fair Housing Foundation (FHF) provides fair housing services to South Gate residents. The FHF provides the following fair housing related services: discrimination complaint intake and investigation; fair housing training, outreach and education, general housing (landlord/tenant) counseling and mediation; enforcement and impactlitigation. The FHF also conducts fair housing testing in South Gate and throughout Los Angeles. Between FY 2015/2016 and FY 2019/2020, no fair housing testing was facilitated in South Gate.
As part of the 2020 South Gate Analysis oflmpediments to Fair Housing Choice (2020 Al), the City conducted a fair housing choice survey. The survey received 217 responses, 177 of which were from residents and 25 were from persons who worked in the City. A summary of the responses, as outlined in the 2020 Al, are shown below:
* 88% of the respondents believe that "housing for the disabled" is either "important" or "extremely important.
* 91% of the respondents think that "ADA accessibility improvements to public roads/facilities" is either "important" or "extremely important. * 21% of the persons answering the Survey think that they or someone they know has encountered housing discrimination.
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* 67% of the people who have encountered housing discrimination would take action by reporting the incident to the authorities or contact the person responsible for the discriminatory act.
* 32%oftherespondentsindicatedthattheybelievehousingdiscriminationoccursinSouth Gate.
* The most frequent types of housing discrimination include race, ethnicity, and disability (49%); source ofincome (51%); children (37%); and criminal history, record (34%). Source of income likely refers to discrimination against Section 8 voucher holders. "Children" probably refers to the familial status protected class. * 41% of the people responding to the survey stated they are aware of a tenant's right to request a reasonable accommodation. Examples of the requests that had been made included improving the accessibility of a unit; assistance animal; parking space related; and live-in aide.
* 16% of the respondents believe there is a need for housing units with accessible kitchens and bathrooms
* Whenaskedabouttheirhousingoptions,almost50%statedthey"Cannotaffordtherent or mortgage in a preferred neighborhood."
* Another 8% stated they were "Not shown housing in the neighborhoods we wanted to move to.
The City's 2020 Al states:
Overall, the Survey results demonstrate that residents are faware7 of their riqht to fair housinq. There O/SO is a keen understandiriq that persons with disabilities are a protected class and that meetinq their housinq needs is important. Still, some people who have experienced housinq discrimination do not report the incident.
Information could be posted on the City's website informinq residents that thev should report incidents of housinq discrimination.
According to the City's 2020 At, 12 discrimination complaints involving 17 bases (protected classes) were filed in South Gate through HUD"s FHEO between August 2010 and August 2019.
Of the complaints filed through HUD, 42% (seven cases) were related to familial status, 24% (four cases) were related to national origin, 12% (two cases) were related to disability, and 12% (two cases) were related to sex. Since the 2016 FY, 48 housing inquiries/allegations have been filed with the FHF. Inquiries and allegations filed with FHF were most frequently related to physical and mental disabilities.
"15 0f 2022, t,mFHF pgov:Jet:l direct client servicffiJs-to a tota) of 38;]_,.;uplicateci So_mtii Gatk:i i=-yi o' residents and opevata..rai;i_.t_a! pi-opertie:s. T)"ie.z.e were 8 Fiair Houstm- H aljezat-ims regard:i.nrJ :aHilial Sfatus (!), Phi:
* k"a '
Iy (3), and Source oHncome (4). (Jthose ailegatjms, 3 verq :'esolmeihs.uccessfulfy Thd 5 ;ardvasical Disability (a!) and Source atlnco'; (r4Jerffl !yeridtl. T'heye__was a tiaal & 453 Lan61'o""ra
!lillllili aa -'
/Tennseling sessions caiipleted. The majocitH
(:"fthe issues-v'7epe reagavclirig rerit iricpeases (125 - d
;tio!. anel%noTh;ceb (V4.}. FHF M'.folve:'
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%bg FY 21/!'2,i_
,l
ffl llJ;;,reach Staff conta'et-ed s'Jf k .; 4 m;_ _.H)i (uii'nrnmpitv bsi 5rganm!mms_ inc7:dj0e'.S,Gate WIC (tenteh, So4_h_(;ffi. He, Sou[m l:Mt!-fornia C'ii;isrob;d:s"a';'el'Plaz';mutu,ty Services tg a>kc.u-sffiaWN hemsag;T;7Niices,aam create'a !441rk for clients that will direqt the;Tio Fl-IF for h;ousiaOz aAs3Janc;. F}-IF Staftia'!;5id,foui' !@l'5Ci.:y,Qu':qd mee't'!'n'gs to remair'i info'rrrt'ffld about"I(,;-mmuimity an_m increate6ir-m'usi'n5"'--"' "')WlkV- € -_ " """"' hs twaireaiss. :!an r, fheOcitreach Coordinator participated ig,We 25t'&naal Faimily DaHiiha
33.e___ Pa73.e_v_e;;zt__a____nd
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_ho'sted a____rem,u.r.c_e. table wit-ie7_e_ iWerature WEiS: di_d, a_nd _t:'iie5u*g """' "' """""""'-'- """-"'-" """'--W-"'-""""--" ""- "" """'-'-' "" """' """' " ffi!-"--' """""-'- ' 4me_mons w.ere anstye__red on site. Fou,r;..(4.) PSAs about hoatsing discriminama agl FHF were sew! o the City's Public Infmation/Cable ChaHnealai:_o air on the city caWi_e ch'annel_.The Outreack ' " "'-'-'- """"""" " ""'-'' "' "' "" --' "-''- """ l'lA :_oormi;xamr stoJMel by tm Human Service Assoaistion aimLelaNd R. Weavei- Library toiBreserit-""""" V(' a aa g_n our sermces,.at:l how we ca.ryassist Whjile also pi7ovidiriz the,m__.wil ht_eratmte to distri):*te tc he_i_rpatron_s_pive("i)pa'iirhou;Bn_gwoi"_35'hops(=;:onsi_t'e,av_i't)were-ucteasmt,ses*-ii'i ""' """""""""-" "-"- "" """ """""--- "" """""""'- " ""'-' """' " ""'N+ " " "" """"""' 4___t_ha.ttendees this y.eaam August, November. December, Februarv, ar'iFfiJune m t.lie4arnec""'-'-'---' ".*' iibout r_a___'ir Ho_using Law_s,La_ndiq.rd/Tenan_t_issu.e_s and Covid-1_9_ protea!t_si_ns. Every _D_ooig Direct lail (EDDM.), was utilized this year to deliver 1,587 piece.s__of educationffil lite'reture to ver$ !')Wt/lOW7.j..QC.O_'rQe_ r.es.i.dents in tl-ie 90280-zip code, A'dditio':i'.Th::i"Iy, litirature was se'nt to" o"t'bel tornmu'::':'t:Ths'e'd asgariizations in the City"to pry;note ocir'vvorksho6's""'ar7se.'rvi.ces. In to!a'll, [email protected] piece3_of litera.ture wei'e distribut.ed this v_e_ar_. _____FHF ha'd a successTul me6 campaizii' ffi*__om""l-jF an'd"'!;s""ffi.eic*ices'.' O'fq soc!'m'l"":6..edia.,j;-c"ebq_q70<,_had_l_0,227 Po'sts Reach'-'and"5'j-,'-1'2E! ff-pix;-'ss-io-n-s,-l-nstagram had 2,2,,777 IB,pressions, Twitter had 25,219 Tweet impre5,,siopi3. and ouii !gbn_te had 571537 sessionsj
According to the City's Housing Division, there are no fair housinz lawsuits in the City. The City utilizes the services of the Fair Housing Foundation (FHF) to provide 'fair housing outreach, education, and counseling services for residents, property owners, and housing professionals.
During FY 2022-2023, FHF received a total of 19 fair housing complaints: Gender (1); Mental Disability (1); Physical Disability (4); Sexual Orientation (1); Source of Income (5); Familial Status (2); National Origin (2); and Race (3). FHF successfully resolved 15 compla"ints. Four cases were opened for further investizations and counseling: Physical Disabi!ity (1); Mental Disability (1); Source oflncome (1); Familial Status (1); and National Origin (1). Typically, FHF will try to resolve most cases through mediation and counseling. Only when such actions are unsuccessful would the cases be referred to FHEO of HUD or DFEH.
Though the following cases do not involve the City of South Gate, they are included in the City's 2020 Al as examples of private and public impediments to fair housing choice:
Sexual Harassment by Marin County Landlord (2018). A woman filed complaints for housing discrimination and violations of the Unruh Civil Rights Act, alleging that the owner of a residential house in which she rented a downstairs room sexually harassed her over the course of a year and a half, including by kissing her, grabbing her buttocks, and exposing himself to her. The complainant alleged the owner became increasinzly hostile after she rejected his advances. No South Gate General Plan 2035 D-5
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longer feeling safe in her home, the complainant filed a police report and sought a restraining order against the landlord, which the court granted. Immediately following service of the restraining order, the homeowner served the complainant with a 30-day eviction notice. The parties engaged in voluntary pre-investigation mediation in the DFEH"s Dispute Resolution Division, resultinz in a settlement in which the landlord azreed to pay the complainant S75,000.
In addition to the monetary settlement, the homeowners were required to undergo fair housing training that addresses sexual harassment prevention and retaliation.
National Origin Discrimination in Housing in San Rafael (2018). A Family alleged that a property management company discriminated against them on the basis of national origin when the company demanded a U.S.-based form of identification such as a u.s. driver"s license, passport, or ei'nployment authorization card to process a rental application. DFEH has issued guidance that California housinz providers may not require U.S.-issued identification from prospective tenants and must accept foreign-issued identification such as Consular ID cards and passports. Routine credit and background checks may be conducted with a name and previous address. The parties engaged in voluntary pre-investigation mediation in the DFEH's Dispute Resolution Division, resultinz in a settlement in which tlie property owner azreed to pay S18,000, change tlie language of a notice given to rental applicants, attend fair housinz traininzs, post fair housinz posters, and send residents fair housing brochures iri Eng,fish and Spanish.
California Department of Fair Employment and Housing v. Riverside Mobile Home Park Owners (2017), Residents of a Riverside mobile home park experienced discrimination and harassment by a manazer of the park. A property manazer harassed children at the park by takinz pictures of them and by calling them, "Mexican -------." The manager also issued a rule to the tenants stating that children would only be allowed to play in their own yards and not in the common areas of the park. The mobile home park owners agreed to pay S125,000 to the Fair Housing Council of Riverside County, Iric. (FHCRC) and to five Hispanic tenants who filed the complaint.
The settlement also required the mobile home park owner to attend fair housing training, revise all housing rules that discriminate against Hispanic tenants and residents with children, and to post DFEH's housing discrimination rights notices in Spanish and English.
California Department of Fair Employment and Housing v. Airbnb (2017). In April 2017, Airbnb entered into a settlement agreement witli the DFEH to resolve a Department-initiated complaint alleging that Airbnb engaged in acts of housing discrimination and railed to prevent discriminatioi'i against Black guests in violation of California civil rights laws. Airbnb is an online community marketplace that connects people looking to rent their homes with people who are looking for accommodations. Under its terms, the Airbnb hosts and the zuests in California are required to accept a recently implemented nondiscrimination policy as a condition for participating in Airbnb. The Department will conduct fair housinz testinz of Airbnb hosts in the state, and Airbnb California employees will receive fair housing and discrimination training.
Airbnb has designated a unit to investigate all discrimination complaints, and this unit will submit periodic reports to the Department. Airbnb has also agreed to develop a progressive system of counseling, warninz, and discipline for hosts and Huests when unlawful discrimination occurs.
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California Department of Fair Employment and Housing v. John Yo Wong (2016). Irene Reynoso, a 66-year-old woman, had lived in the same apartment in Sari Francisco for decades. She had been seriouslyinjured as a young woman and her condition had deteriorated over time, requirii"ig her to ask her landlord to accept rent checks signed by her sister, to allow another sister (her caregiver) to stay with her, and to provide her with a key to a more accessible entrance to the garbage room. Despite numerous attempts by Ms. Reynoso, her sisters, ai"id the nonprofit Housing Equality Law Project (HELP) to obtain these reasonable accommodations, the landlord refused all requests and served Ms. Reynoso with multiple eviction notices. After Ms. Reynoso brought her case to DFEH, the Department investigated her claims, found merit and Tiled a lawsuit against the landlord. In November 2016, Ms. Reynoso's landlord azreed to pay §575,000 to Ms. Reynoso, her sisters, and HELP to resolve the discrimination allegations and various landlord-tenant claims. The settlement also requires the landlord to attend fair housii"ig training, develop a reasonable accommodations policy, and post informational DFEH posters at all of his rental properties.
Discrimination Against Hispanic Homeowners Based on their National Origin (2019). The federal DOJ, through a series of settlements, resolved allegations that several California based mortgage loan modification service providers enzazed in national orizin discriminatioiai when they targeted Hispanic homeowners for predatory mortgage loan modification services and interfered with those irmividuals" ability to keep their homes. The Settlement Agreements resolved a lawsuit that the Department filed in the u.s. District Court for the Northern District of California. Among other relief, the agreements established a restitution fund of more than !5148,000 to reimburse the discrimination victims for fees collected by defendants as part of the predatory scheme. The lawsuit arose from complaints filed with the HUD by two or the defendants" former clients, Eberardo Perez and Roberto Hernandez, who intervened in the lawsuit along with their attorney, Housing & Economic Rights Advocates (HERA), and members of Hernandez"s family.
Discrimination Against a Group Home on the Basis of Race and National Origin (2017). On March 23, 2017, the court issued an order denyin@ the defendant's motion for summary judgment in Southwest Key Programs, Inc. v. City of Escondido (S.D. Cal.), findinz that there were triable issues aS to whether the group home at issue constitutes a dwellinz under the Fair Housing Act. The United States Department of Justice had filed a statement of interest in this case on November 3, 2016, to address the question whether the protections of the Fair Housing Act extend to group homes for unaccompanied children in the care and custody of the United States Department of Health and Human Services. The plaintiff in the case souzht to operate such a home in the City of Escondido and alleges that the city discriminated on the basis of race and national origin when it denied the request for a conditional use permit to operate the group home. The defendant moved for summary judgment, arguing, among other things, that the Fair Housing Act does not apply. The United States" statement of interest urged the court to find that the proposed group home is a "dwelling" covered by the Fair Housing Act and is neither a jail nor a detention facility.
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Group Home 600 Foot Spacing Requirement (2017). On November 28, 2017, the United States filed a complaint in United States v. City of Sprin@field (C.D. Ill. ), alleging that the City violated the Fair Housinz Act by imposinz a 600-foot spacinz requirement on small zroup homes for persons with disabilities, while not applying any spacinz requirei'nent to similarly situated housing for people without disabilities. The complaint further alleges that the City failed to provide a reasonable accommodation to a small group home that was located within 600 feet of another such home.
Discrimination Against Permanent Supportive Housing (2017), On June 29, 2017, the court entered a consent decree in United States v. City ofJacksonville (M.D. Fla.). The complairit, which was filed on December 20, 2016, allezed that the City violated the Fair Housing Act and Americans with Disabilities Act when it refused to allow the development of a 12-unit apartment buildinz to create "permanent supportive housing" for "chronically homeless" veterans, in response to intense community pressure based on stereotypes about prospective residents with disabilities.
Under the consent decree, the City has amended its Zoning Code, including removing restrictions that apply to housing for persons with disabilities and implementing a reasonable accommodation policy. The City has also agreed to rescind the written interpretation that prevented Ability Housirig from providing the housing at issue, designate a fair housing compliance officer, provide Fair Housing Act and Americans with Disabilities Act training for City employees, and pay a S25,000 civil penalty to the government. In a separate settlement the City agreed to pay !>400,000 to Ability Housinz, a non-profit affordable housin@ provider, and §25,000 to Disability Rights Florida, an advocate for people with disabilities, and to establish a S1.5 million grant to develop permanent supportive housinz in the City for people with disabilities.
Forced Closure of a Group Home (2017). On June 26, 2017, the court entered a consent decree in United States v. City ofJackson (S.D. Miss.). The complaint, which was filed on September 30, 2016, alleged that the city discriminated on the basis of disability in violation of the Fair Housing Act and Title II of the Americans with Disabilities Act by requiring the operator of a group home to close the home and force the residents to relocate. The consent decree requires the city to pay !>100,000 to the owner of Urban Rehab, Inc., §35,000 to the department as a civil penalty, and 650,000 to a settlement fund that will compensate other victims. The city also agreed to revise its Zoning Code to permit persons in recovery to reside in all residential zones and to ease other restrictions on zroup homes for people with disabilities.
Discrimination Against African American Participants in the Section 8 Housing Choice Voucher Program (2015). On July 28, 2015, the court approved a settlement agreement in United States v. Housing Authority of the County of Los Angeles (C.D. Cal.). The complaint, which was filed on July 20, 2015, alleged that the Housing Authority of the County of Los Angeles and the cities of Lancaster and Palmdale engaged in a pattern or practice of Fair Housing Act discrimination against African-American participants in the federal Section 8 Housing Choice Voucher Program.
The settlement agreement provides for comprehensive reforms, a S1.975 million victim fund and a §25,000 civil penalty.
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HUD reported that South Gate received a total of 13 FHEO inquiries between January 2013 and March 2021. Of the 13 inquiries, one was related to familial status, one was related to national origin, and 11 were not related to a specific discrimination basis. Total FHEO inquiries in South G represent O.13 inquiries per 1,000 people. In three tracts, between 5% and 10% of all renters receive housing choice vouchers (HCV) and in nine tracts, up to 5% 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 .
According to the South Gate Housing Authority, while the City has available over 600 vouchers, the leased up rate is limited, currently at about 60 percent. The Housing Authority has recently been approved for an increase in payment standard to 120 percent of market-rate rent in order to promote the use of HCVs in the community. With the increase, the Housing Authority staff intends to proactively outreach to property owners and landlords to encourage the acceptable of HCVs.
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Figure D1 : Regional Public Housmg Buildings, FHEO Inquiries, and HCVs by 'rract ' . " -' hf'i'-"-' - .o '
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Source: HCD AFFH Data Viewer, 2013-2€2'l HUD, 2021.
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Figure D-2' Public Housing Boildings, FHEO Inquiries, aim HCVs by Track 9 -- - - - " - "-
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Source. HCD AFFH Data Viewet, 2013-2021 HIID, 2021.
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Integration and Segregation
Race cind 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 D-1, racial/ethnic minority groups make up 73.8% of the Los Angeles County population. Nearly half of the Los Angeles County population is Hispanic/Latino (48.5%), 26.2% of the population is White, 14.4 % is Asian, and 7.8% is Black/African American. South Gate and the neighboring jurisdictions of Bell Gardens, Cudahy, Downey, Huntington Park, Lynwood, and Paramount have racial/ethnic minority (non-White) populations exceeding the Countywide average. Of the selected jurisdictions, Huntington Park has the largest racial/ethnic minority population (98.5%), and Downey has the smallest (86%).
Table D-1: RacialfEthnic Composition of South Gate, L.A. County, and Neighboring Cities (2019) White, non-Hispanic 2.9% 26.2%
Black/African American, 05o/0 7180/0
non-Hispanic
Amer. Indian & Alaska ,lo/O O.2o/oNative, non-Hispanic Asian, non-Hispanic O.5% 14.4%
Native Hawaiian & Pac. 0.2o/o ol20/o
Islander, non-Hispanic
Same other raCe O.O% 0.3%
Two or more races O.2% 2.3%
H:span:c/Laf!no 95.6% 48.5%
Total 94,642 10,081,570
Source: 2015-2019 ACS (5-Year Estimates)
2.5%
0.8%
0.1%
0.6%
O.O%
O.O%
0.1%
95.8%
42,421
3.1%
0.7%
O.1%
0.5%
0.1%
0.2%
O.1%
95.2%
23,890
14.0%
3.3%
O.1%
6.8%
0.1%
0.2%
0.9%
74.B%
112,322
1.5%
0.8%
0.1%
0.3%
0.0')'(,
0.1%
0.1%
97.1%
58,353
2.4%
s.1%
0.3%
0.7%
0.1o/o
0.1 %
0.3%
88.1%
70,635
5.5%
8.8%
O.O%
2.9%
0.7'!/o
0.2%
0.9%
81.0%
54,513
D-12 Housing Element
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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 D-2. 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 D-2: Los Angeles County Dissimilarity Indices
RmWRaCe/E!hlliCitVm')90Nm.2000W:2019!affiaCllrrentJ
Non-White/White 56.66
Black/White 73.04
Hispanic/White 60.88
AsianorPacificlslander/White 46.13
Source: HUD AFFH Database (AFFH-T), 2020.
56.72 67.40
63.03 48.19
56.55 64.99
63.35 47.62
58.53 68.24
64.33 51.59
Figure D-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 racial/ethnic minority populations making up the majority. South Gate's racial/ethnic minority populations are comparable to surrounding jurisdictions.
Loca) Trend
According to the 2015-2019 ACS, 97.1% of the South Gate population belongs to a racial or ethnic minority group, a slight increase from 96.6% during the 2006-2010 ACS. In comparison, only
73.8% of Los Angeles County residents belong to a racial or ethnic minority group. Nearly 96% of the South Gate population is Hispanic or Latino, a significantly larger proportion than the County (see Table D-1).
Table D-3 shows the change in racial/ethnic composition in South Gate using the 2006-2010 and 2015-2019 ACS. Since 2010, the City has seen a decrease in White residents, Asian residents, residents of some other race, and residents of two or more races. The Black or African American and American Indian and Alaska Native populations have increased significantly, while the Hispanic or Latino population has increased by O.5%.
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Table D-3: Change in Racial/Ethnic Composition (2010-2019) White 3,224
BlackorAfricanAmerican 248
American Indian and Alaska Native 39
Asian 887
Native Hawaiian and Other Pacific Islander 0
Someotherrace 81
Twoormoreraces 226
Hispanic/Latino 89,978
Total 94,683
Source: 2006-2010 and 2015-2019 ACS (5-Year Estimates).
3.4%
0.3%
O.O%
0.9%
O.O%
O.1%
0.2%
95.0%
100.O%
2,735
471
90 510
177
14 186
90,459
94,642
2.9%
0.5%
0.1%
0.5%
0.2%
O.O%
0.2%
95.6%
94,642
-15.2%
89.9%
130.8%
-42.5%
-82.7%
-17.7%
0.5%
O.O%
Dissimilarity between non-White and White communities in South Gate has decreased since 1990. However, Black and Asian or Pacific Islander and White communities have become increasingly segregated. Based on HUD's definition of the various levels of the index, segregation between non-White and White communities remains low. Compared to the County as a whole, South Gate has much lower dissimilarity indices.
Table D-4: South Gate Dissimilarity Indices
Non-White/White 33.90
Black/White 26.41
Hispanic/White 34.89
Asian or Pacific Islander/White 14.61
Source: HUD AFFH Database (AFFH-T), 2020.
28.01 24.18
28.56 17.92
29.31 25.56
29.78 13.82
31.08 37.17
31.53 25.12
Figure D-4 and Figure D-5compare racial or ethnic minority concentrations in 2010 and 2018. In nearly all block groups in South Gate, racial/ethnic minorities make up more than 80% of the population. Consistent with this trend citywide, there has been an increase in racial/ethnic minority populations in nearly all block groups in the City boundaries since 2010.
Sites Inventory
Figure D-5 also shows the sites inventory used to meet South Gate'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 South Gate block groups have racial/ethnic minority concentrations exceeding 81%. Approximately 92% of RHNA units, including 82.1% of lower income units, 100% of moderateincome units, and 97.2% of above moderateincome units, arein block groups where racial/ethnic minority groups make up more than 81% of the population (Table D-5).This distribution is consistent with the overall trend ii'i the City. Further, the City's RHNA strategy does not concentrate lower incoi'ne units in block groups where more than 81% of the population belongs to a racial or ethnic minority group at a rate higher than moderate or above moderate income units.
D-14 Housing Element
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Table D-5: Distribution of RHNA Units by Racial/Ethnic Minority Population RPop"a:a'fil7Etff'hn'(aEl{Mo7"koGr':%6w@Urrilintsco&mauoderUaknoitlsn4comaAblnocVoem'eoUdneirtai'a !:'!H'NA n"a 61-80%
>81%
Total
592 17.9% 0
,,,2721 82.1% ,-1225
,3313 100.O% ,1225
iog
,-3815
,3924
701
-7.761
,-8462
South Gate General P)an 2035 D-15
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Figure D-3. Regional RaciaUEthnic Minority Conceritrations by Block Group (2018) Source: HCD AFFH Data Viewet (2018), 2021.
D-16 Housing Element
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Figure D4. Racial/E(hnic Mmority Concentrations by Block Group (2010) e!
. €t!!l
m
Source: HCD AFFH Data Viewer (2010), 2021.
South Gate General Plan 2035 D-17
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Figure D-5: Racial/Ethnic Minority Concentrations by Block Group and Sites Inventory (2018) _ _ - _ _ 4 - ' - ! -_ -4 -
. .' 0
' _.I i.
Walnut Park - -' -:' - ,a '- -'- " ._ -, :.: f" " " %'- " I-f" -s-ea ' _? . u.,, _ _. - if
- . -7: 0_ ; r :... -' " " " 'r ' - <a ' 131 a<( _ _ 'o ' "" "- - " 'j - ,"" _ z :a- _ ;" = b'lr'
_-_ ,' aa#' E- _ '_ " ' - :: ' " 'e I )!i -t-'. a - =-%=-< .\' ='= - --- . :,. , ,, , 11 ' ! 4 ._ , d" i @, ,:-,la i -: -_ - _
' ff3 ' I 'a'aa """'%, _, _ ,, - ., " %' Cudat'iy E" _ - t-=(_,,l'.,a""as,Xzal, .. -)" I 4<R _ (l., ,111,:%,;11,a.._l. .-ai -
,t,!i, . ..-- '?'%i "x=% SoutpGate _' "%' -fflgii-' )i' a 4 ,- _,_ "sl;, ;a,ao"iib,r+;ali -=-"',' k_itst'%-:!P'a""""..a@;,-',s'a_JL,,,.__ '_, ii a'%- ' l'= %. s-,__4"": :-"J'=-J,.a,,,, "7 -=-.= "'%
,llslll€l_ .11,1,,,,=..'_-., -ll_#"_ -m' _ ,l._%. _,2S,,+s,lO_stone:.,,,lsld:'a":Ill,:'3,:1,I]lll.'=...:_,_l==y.l:-.,,%,,"' <l,;1: -li 1. fil na .()-.= . . .
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1. .,, - . .,.., -, , , ,-' 2 ' _ ;; . - - i' ,-a . =" 71 , ] ' *"- '11-:l,' ""t!*,"':4,,@"'g-:a='; a)51'. 'i ,s,, !
" f'. ""-'-'-==,==,.-,.;§ ,..=7 i..-: . .s_ I i i ) , -., :ll %, 1% y B " l: " 8 'I ,."" z. ' .l_lll_ :!:_.,U)' ____..=+l%%.,l. ,_ . __.. _iiPa\:l'*ii_:ffi,_;,B& N'aa 'l'!1 E tc m a o 74
r':'o'=""""' "- ; "" '-' !q - , 't" Lynyzood, - . - , ,,,..., ! = - ,i-..- - ,j ! =, -.,= -,
11 (lU) -
r o ' "'=->==- " ="' -' gf 0 " "l':" )i'_ ' - _-,%, ' 'ii :l'vi " - '* ,' ":an. Ii_i !.o-a . _a? a- _.. .Q - a -- ii ._ : . "'-=;=,., -,,,. i 0 , _-'a'%"'2.":,:.".' -"',,,,,,,,,,,-.,.= -i) - =- ",-. =,, , :.-.JUA ",,,,, . _lll,,..,l, _ ,. _-,,>,%,,:-,=,l%%%>,a,,%:,,,'4.,,!'l', l%%,,1,=ll,_ f,,,,,,*l,s,,,,,l,l,. . '%s:,',=,.= .
LynWoOd o .x:.)_;i;,i3%_%/;.:-?t%'-,A-':j"-{'f:'-"-. , ...._, ___ ___ ,5p. Gardens -'- i'-'>a iai-.. . - - Q . ii,:a -'a - g.,:_ , _ .1 (li
lili ii . , - 08- 11 - %
:(;i- t#JlEos-i- 74;Es-r{:Htl%E7?Sa'ri;i';iii'JeSaQ@Ql'51'Mt!'M7NA!USG5)No:reau-:-Lyl_j!Iat7pgpnm%cEHbJ_l!iS'r_l,26%J.,nJ.-i City of South Gate Housing Element Update 2021 - 2029 N Site!S Inventor%r W!tH M!nOr!t7 Concentraed Areas Of Popula!on -';-.,"x, DRAWTAP ...=,>t.) [::IS
Racial Demographics 2018 (Block Group) Sites Inventory Percent of Total Non-White Population Income Category o o 5 1 '_20% tLower Miles
i 21 - 40")'o ffi Moderate
41 - 60% 5 Above Moderate
'61-80o* [o'MlXed Diti>nndm&(if htv i Day tt or Haiilrc im Cainnui h Dntdiomttl > BI (y,, r. ffl" ; C:ty Bo u nd a, avminmr IIN Tilt l%nN Diti im llit'll Ngmtzh$l Il.itlh it labial tilim l'iz it(ai Source: HCD AFFH Data Viewer (2018), 2021.
D-18 Housing Element
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Persons with Disabilities
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% of Los Angeles County residents experience a disability.
South Gate has a smaller population of persons with disabilities (8.8%) compared to the County, but larger than the neighboring cities of Bell Gardens (7.1%), Cudahy (8.3%), Downey (8%), Huntington Park (7.5%), Lynwood (7.8%), and Paramount (7.9%).
As shown in , less than 20% of the population in most tracts in Los Angeles County are persons with disabilities. Tracts with disabled populations exceeding 20% are not concentrated in one area of the County. Tracts with larger shares of persons with disabilities closest to South Gate are in Inglewood, Norwalk, Long Beach, and the City of Los Angeles. The population of persons with disabilities in South Gate tracts is generally comparable to neighboring jurisdictions.
Local Trend
Since the 2008-2012 ACS, the disabled population in South Gate has increased from 8.3% to 8.8% percent during the 2015-2019 ACS. Independent living difficulties and ambulatory difficulties are the most common disability type in South Gate; 5.8% of residents experience an independent living difficulty and 5.7% experience an ambulatory difficulty.
As presented in , Native Hawaiian and Pacific Islander and White populations have the highest rate of disability in South Gate. Nearly half of the population aged 75 and older experience a disability and 26.3% of the population aged 65 to 74 experience a disability.
Countywide, the elderly population aged 65 and older makes up 13.3% of the population compared to only 10% in South Gate.
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Table D-6: Disability Characteristics (2019)
Race or Ethnicity
Black or African American
American Indian and Alaska Native
Asian alone
Native Hawaiian and Other Pacific Islander
Some other race
Two or more races
White alone, not Hispanic or Latino
Hispanic or Latino (of any race)
Age
Under 5 years
5 to 17 years
18 to 34 years
35 to 64 years
65 to 74 years
75+ years
Total (noninstitutionalized population)
Source: 2015-2019 ACS (5-Year Estimates).
626
571
520
183
31,700
1,484
2,709
90,417
6,455
19,122
25,384
34,194
6,157
3,242
94,554
10.1%
15.8%
11.O%
40.4%
8.4%
6.6%
26.0%
8.1%
0.7%
3.6%
5.3%
8.7%
26.3%
49.8%
8.8%
Figure D-7 shows that most tracts in South Gate have populations of persons with disabilities below 10%. Between 20% and 20% of the population experiences a disability in two tracts along the western city boundary, one area in the central northern area of the City, and in tracts along the eastern City boundary.
Sites Inventory
Figure D-7 also includes the sites inventory used to meet South Gate's 2021-2029 RHNA. Table D-7 shows the distribution of RHNA units by population of persons with disabilities. More than half (58%) of all RHNA units are in tracts where less than 10% of the population experiences a disability, including 50.2% of lower income units, 63% of moderate income units, and 63% of above moderate income units. A larger proportion of lower income RHNA units are in tracts where 10% to 20% of the population experiences a disability compared to moderate and above moderate income units.
Table D-7: Distribution of RHNA Units by Population of Persons with Disabilities CphuDli[stiaobn.llBltfl;se.rsKoanc:W,euTltscorne Moderuatneitlsfflbino.cvo@:aovdneirtaste AHlRHNAUnft... <10%
10-20%
Total
1 ,664
,-i649
3,31o
50.2%
100.O%
772
453
i,225
,2473
,1451
,3924
63.0%
37.0%
100.O%
,4909
,3553
u8462
D-20 Housing Element
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Fig+ire D-6: Regional Concentration of Persons viikh Disabilities by Tract (2019) +a:l-!ij'rP7,,,,""',l'-"'a'-'-'o."'T'TWill(a'J'-7""'-'i-IT-'rF;l,,J""-_",,P-__',,,n41oa" -" " Kg s ' - _ % o'# '- _ ,a - , 1 P!a r:-. _ ., -l W =wy'-'-' J , i'. _ ':% m.ti. ,- . _.. _ _ _ J,:W41,, .l l: a - ., a " a '%,'o;aa;':'m""'a'----%";2'I'=:="to"""ffi"_'a'_,:'===_====""Ta"" =_"<: _,"-":"i'% = ' _._-.f@,, - 4*i s %, §=':, ' J
' 44 , A ' , _,.o4 , , ) 'QX _ _ _;"
' W' --" 'o7'f!--' - T affi' Da" j!'J_ A i "[ _-l;' q" .,'p a . %(;ax o - -_ _ - Q _l %- ' -i ' - 1, ;2 - _ , - _t.n_,=
ll L_lli l -- IX '. . = -, p!,'ffll. Xi! .,. _a .. ! -_tsc(,q." ' la I - , "" ;i" , i . .A .;7a.
6 :i:Bg-,:,,"")lJr-'7gabP."""'.la."...i, l_l). "b41 . ,, q - -- -, . " "' -F'-,,,-.'0 2ji,,.:'_ 'T -
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' = " '? -" - j'-i'7'-a- a '
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o I F , lll I I _ : I ' l I -l _ I I I : _ 11 I I - l I aa 0. I J I l - z ... ffl ..
al.
E.outce: HCD AFFH Data Viewet 2015-2019 ACS, 202'l
South Gate General Plan 2035 D-21
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Figure D-7: Concentration of Persons with Disabilities by Tract and Sites Inventory (2019) 'A=J'==- ",;,,,,-,17'a="',:o.i-'a-"l'- T"-"aI=:-rj'-ra J,-'m'(,_ '-V I _" '1,,'8(_a '-' - .a , ,"-'a-" i.' - -.aa-rs"ai_- '- 't'-Be-5, . O, y - - _- - -' , +' -? i -' ,- =,. __-,_ . -a (,i ' _ . 'l_ _. ' r, ._- ,y, .. , -- a'- o = 1- _,a'_%,-- -a'= l a i: i%-=-='==.=..l P\=',="- -', .- , '-,='-,:'-,,=-"- , , ,,,;l!r%,,:.A..-. "". ,"%=iaJ..'_'; '-=.",..='-,,,,<;:)',"'=' a :udahy,= ,li'7-":""" tea 'J'jr=::,"J' )19';'ss;,,:';"% = . ','-_S,-6-utp;Gat.e a i; . , 1. -i:aiii _, . . . _- . . . - trd F ..>!Ia,.,11,51!=-==--_tsl:,:_:;l,_=i_0a'__%llaiqJ,(t=7_l7_=:=at%,,,x,ll 11,,,till,11,,,._-,f,,,,ala(l,=s,:_==-___=slal,=},i,..,_%,Ill,)7.,,%ll1L,s.)%l,(f4.l,l,.J_:.: , ---,_,= _.,__,=,, !=_.-"===-==4a,-V , +_,,,, ,V.- ,.- , .,, S.I,=,,, , ,
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,' _ E a's,, %' T :Lynwooa..':"'-.;-H:- " l' -ff'7a,%\ ' M'j "' :Z' """' " "o';%" -"' " ,Hi441, -l I V . ,Ja, )ill, oa,'%,i; l' _ II- ,,1111" ' 7- ,""" {:a,aj'l l" (l l,!' :i."'Z'% z?a""> - 'a'a"""y:'@,la, lt0,r-J lt -:ffiT"?'.';iS_ . . a_,=:; : 'i, " .1" a?ffll' - '%% a'a'a ' ',l...,'I,-'- a,-" '=- ' "=..,..,,X:'-'-.sl-
i:u_ -='. -' =-_=.J" - ...,-..!,' -.,.., =-,,
-=,=, ,,.,"" " =' "'---Q-:, -= -l,!'5"t:Jfflt=""'-.,$t"'OJ';. :. ,-i.i: .. Gaidens " -" +-4t , . t -
"";) - - I _ i, u I ,l'
1% t , ' ! ;. _. _, _ , : ; . il , I : ,_ .,. . g.. -l >a -' i. =-_' i' . ( .. ' -_ : ,r, _a - .
- -i = -_ - % ' ' = :"" af " . .:<a "- a '-' - bo;a" " '2 'a-" f" e ):qvrity,=tiio4qy5, esri3;;s$Ba=7irii,;sta.s4ii,7,ivi_e"d*z3s4,3Hrha,ti":p>nti,,Hanaggmerht,_be4*i.3s3,usp_4,,,.,;; City of South Gate Housing Element Update 2021 - 2029 N Sites Inventory with Disability Concentrated Areas of Population -=(1.. D'wT"P Percent of Children in Female Householder,
NO Spouse/Partner Present Households Sites Inventory 0 0 5 1 BO90s0520_0/coalc_pctFHHE Lower,esIncomeCategory
20')'o-40% !Moderate
40o/o - 60'/O a Above Modeme
s:is-80% EMi=d orittio>naeiallzni Dmii i eiHaiiln4 .ind ( (mPuTil} owb8 8(Y/o :, @aa ' C:$ Bounda, flflttwmr'tm'glllIIIHOlffillQD]fflimMa"l"saitshllz Iltlln 61.i igicutz tlm kul.xtoi Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
D-22 Housing Element
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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 40% of South Gate households have one or more child under the age of 18. The City's share of households with children is larger than the County (28.3%) and Downey, but smaller than Bell Gardens, Cudahy, Huntington Park, Lynwood, and Paramount. Of the selected jurisdictions, Cudahy has the highest proportion of single-parent households representing 19.9% of all households in the City, while only 9% of households countywide are single-parent households.
More than 60% of children in most areas around Rolling Hills, Burbank, Redondo Beach, and the Pacific Palisades neighborhood live in married couple households (). shows percent of children living in single-parent female-headed households by tract. Children in female- headed households are most concentrated in the area east of South Gate, including Inglewood, the City of Los Angeles, and unincorporated Los Angeles County communities, and the areas south of South Gate, including 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.
South Gate General Plan 2035 D-23
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235
Figure D-8: Hobiseholds With Children - South Gate, L.A. County, and Neighboring Cities 9,823 5,690
14,618
24,071
14.0% 33,045
9 . 69/o
3,316,795
b.4o-'Fi
15,405
12.2%
4.6o/6
14,207
11.5%
P a I ? l-l
Source: 2015-2015 ACS (5-Year Estimates).
Local Trend
South Gate has seen a significant decrease in households with children in recent years. During the 2006-2010 ACS, there were 12,111 households with children representing 50.8% of all households in the City. The most recent 2015-2019 ACS estimates show there are now only 9,535 households with children in South Gate representing 39.6% of total households. Approximately 15% of households in the City are single-parent households including 9.6% female-headed single- parent households. Female-headed households with children 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 D-11, between 40% and 60% of children live in married couple households in most South Gate tracts. Tracts with higher concentrations of children in married couple households are generally concentrated in tracts along the eastern and southern City boundaries.
Figure D-12 shows that up to 40% of children live in single parent female-headed households in tractsin South Gate. Between 20% and 40% of children live in female-headed households in tracts in the northwestern corner of the City, tracts in the central areas of the City, and tracts along the eastern City boundary. Less than 20% of children live in female-headed households in the remaining tracts.
Sites Inventory
Table D-8 and Table D-9 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 40% to 60% of children live in married couple households. A larger proportion of D-24 Housing Element
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lower income units (51.2%) are in tracts where 20% to 40% of children live in female-headed households compared to 44.6% of moderate income units and 42.3% of above moderate income units. Wliile there is a higher concentration of lower income RHNA units in tracts with higher concentrations of children living iri single-parent female-headed households, the City's RHNA stratezy places a variety of RHNA units in these tracts offerinz a mix of housin@ opportunities in these areas.
Table D-8: Distribution of RHNA Units by Percent of Children in Married Couple Households '$'oracpatnekHo6fucihe'hldorl'dnsi(ja'rMaaqrtr)&ad'-oweUrnaintsco&meModeruatneitl;n!c6meAbinocvodmMidlldr)efrtaska- A ,llR"NAUnls ' 40-60%
60-80%
Total
2.242
-1.071
,3:313
67.7 797
428
,1225
65.1% 3.011
913
,3924
76.7%
2,js
6,05Q
,2412
=8462
Table D-9: Distribution of RHNA units by Percent of Children in Female-Headed Households <20%
20-40%
Total
,1616
,-q697
,3313
679
546
,1225
44.6%
,2264
,1660
,3924
57.7%
42.3 -4.559
-3.9Q,3,
,,8462
4j24
South Gate General Plan 2035 D-25
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Figure D-9: Regional Concentration of Children in Married Couple Households by Tract (2019) Source: HCD AFFH Data Viewet, 201 5-2€'l9 ACS, 2021
D-26 Housing Element
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Figure D-10: Regional Concentration of Children in Female-Headed Households by Tract (2019) - liar
'+i ii_.l_ ar.ii+
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Source: HCD AFFH Dala Viewei, 2015-2019 ACS, 2021.
South Gate General Plan 2035 D-27
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Figure D-11: Concentration of Children in Married Couple Households by Tract and Sites Inventory (2019) iL..,=,.
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County of Los Angeles, Esri, HERE, Garmin, SafeGraph, METI/NASA, USG'j,Bureau of Land Management, EPA, NPS, L151)A,, _,,._ City of South Gate Housing Element Update 2021 - 2029 N sc:i'ieiosrIennveinn'woa'rrWie's'hcoFaumpi:;'ahlosu'sae'huosias A .a.'i,."'(:wB§Percent of Children in Married-Couple Households Sites Inventory BO9005_calc_pdMCHE IncomeCategory o o5 1
<20'Vo QLower Miles
20%-40% ffModerate
40% - 60% 8 Above Moderate
50a,5_800A, IMiXed (ii+i#imlddtt
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D-28 Housing Element
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Figure D-12: Concentration of Children in Female-Headed Households by Tract and Sites Inventory (2019) I
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County of Los Angeles, Esri, HERE, Garmin, SafeGraph, MEn/NASA, USGS, Bureau of Land Manaqement, EPA, NPS, LISDA _ _ City of South Gate Housing Element Update 2021- 2029 N
Cs:iieldsrxennveinn:oe"mawleihH:aadme=dfiaHrosuisae'hsolds A ;a:;'i:agPercent of Children in Female Householder, No Spouse/Partner Present Households Sites Inventory 0 0 5 I BO9005_calc_pctFHHE IncomeCategory
s20')'o Lower Miles20%-40"lo g§Moderate
40% - 60% 6@ Above Moderate
60%-80% QMixal (inbit.icinmaiicqti+icai':'%";;:'c'mit'a) 8 0o/,, sl a' : c:ty B ou n d a q y"""' i"""" " "- "' " ""'= "" "hllpi 0%-11n il.i ta-ttnte- aml hti.B)i Source: HCD AFFH Data Viewer, 2015-2019 ACS, 2021.
South Gate General Plan 2035 D-29
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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% of the population is LMI (based on HUD's income definition of up to 80% of the AMI).
Regional Trend
Household income distribution data, presented in Table D-10, shows that 51.1% of South Gate residents earn 80% or less than the area median income (AMI) and are considered lower income, compared to 41.3% countywide. According to the 2015-2019 ACS, the median household income in South Gate is S52,321. The median income in South Gate is lower than the median in the County (S68,044) and the neighboring jurisdictions of Downey and Paramount, but higher than Bell Gardens, Cudahy, Huntington Park and Lynwood.
Table D-10: Household Income Distribution
Very Low Income (0-50% AMI)
Low Income (50-80% AMI)
Moderate Income (80-120% AMI)
Above Moderate Income (>1 20% AMI)
Total
Source: SCAG Final RHNA Data Appendix, 2020
6,895
5,144
4,759
6,760
23,558
29.3%
21.8%
20.2%
28.7%
100.O%
859,239
501 ,140
532,128
1,402,692
3,295,199
26.1%
15.2%
16.1%
42.6%
IOO.O%
Local Trend
Figure D-14 shows the LMI populations in South Gate block groups. More than 50% of households in most block groups in South Gate are low or moderate income households. There are only nine block groups in the City where less than 50% of the population is LMI. The highest concentration of block groups with lower LMI populations is located in the central area of the City. As discussed previously, 51.1% of the population in South Gate is considered low income and 20.2% s-is considered moderate income.
Sites Inventory
As shown in Figure D-14 and Table D-11, more than half of all units used to meet the City's 2021- 2029 RHNA are in block groups where LMI households make up more than 75% of the population.
Only 1.8% of lowerincome units in non-LMI block groups where less than 50% of households are D-30 Housing Element
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LMI. Similarly, only 5.1% of moderate income units and 4.7% of above moderate income units are in block groups that are not considered LMI areas. A larger proportion of lower income units (98.2%) are in LMI areas where more than 50% of households are LMI, compared to income units (94.8%) and above moderate income units (95.3%). Regardless of income level, most RHNA units are in LMI areas. This is consistent with the trend Citywide where most block groups are considered LMI areas. Further, the City's RHNA strategy places a variety of housing types in LMI areas, promoting mixed income communities and offering various housing opportunities to low or moderate income households.
Table D-11: Distribution of RHNA Units by Concentration of LMI Households ;cHooffln'nhfor3aff:'o("Solo!:[k'G'%loWe(J'6rlints@oma ModerUatrieit'4ncomaAbmocvoem'olJaneirtaa',eAl'RHNAUni" 25-50%
50-75%
75-100'/0
Total
60 3,327:
3,92Q
,33U
1.8'/o
40.1%
58.1%
100.O%
62 387
776
,1225
5.1%
31.6%
63.3%
100 0%
183
i,704
2,037
,3924
4.7%
43.4%
51.9%
lOO.Oo/o
305
3,418
,4739
,,8462
-3.6%
40.4%
South Gate General Plan 2035 D-31
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FigureD13 RegionalConcentrationoTLilillHouseholdsbyTract(2020) '-------7 ""(-l s--7-.--'-'' f- M- : l --o- "'' '--'. - --i" _ if " , - '- -- --. _ . %. __, .i -, das_ - _.. -i _ N=AI€ - - , _ ._ .lls, ..l't :':a 4.','PJW,':.{"ffi'-i'a"""":4o"'-J!-,>:jy3)_!HA'!"".ffi.,."!'a',,""a":'jJF"',(""""'J_':".""'7'J_"f'.i4%,fq'5'l, lI'a""'a"a!.-IU-' l'l,,':II,'_Y!= ,,'a 'tsbf,aHMaa;),'#..kaM'-i_4..l'ffi \,_.(W. X7w . JTh'_ l' J Raa' i!d :J
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D-32 Housing Element
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Figure D-14: Concentration of LMI Households by Block Group and Sites Inventory (2020) - _ - ,- - -- - a :F - - - a ' -
:0a-'In:'ti'Pa:il8_' - " " -':s' -? ) '- l L" " "-'-: , ,_, _ , . .- _ T! " , --- Be ..I . ',-_, ?. J' ,g _:- " - - "- . ;_ ' - ' - " a ' " ' - - :_- -> , , .;'. : . b-
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Cou-iof-LosAngelei esn,hbqt,'cirnini7sakra-pii7xmtiosxtusJeauotianii Management, EPA, NI'S, U5)DA-, _ City of South Gate Housing Element Update 2021 - 2029 N Sites Inventory with Low to Moderate Income Population ."7'{."- D'w r" Low to Moderate Income Population (Block Group) - (HUD) Sites Inventory LOWMOD_PCT Income Category 0 0 5 1
<25o/o gLower ,eS25'/o-50')"o g(4oderate
50% - 75'/o 58 Above Moderab
.:75%-100')'o € Nlixed
'aa 'aa " a' " "o unda ' ctiin sl Dgti mll 01 llah 141) am tnximwo:"l";d' :'am:l Affllmihdl I+ultprin4 a!II ttas+l) Dal.i tri:l tlmi' Naiou tg F7 illlib tti(%j(if a'm liiNa(Oi mii
Source: HCD AFFH Data Viewer, HUD 2020, 2021.
South Gate General Plan 2035 D-33
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Racially or Ethnically Concentrated Areas of Poverty In an effort to identify racially/ethnically concentrated areas of poverty (R/ECAPs), HUDidentified census tracts with a majority non-White population with a poverty rate that exceeds 40% 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. 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.
RaciaHy/Ethnically ConcentratedAreas of Poverty (R/ECAPs) Re@ional Trend
Approximately 15% of the County population is below the federal poverty level (Table D-12).
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 Approximately 21% of persons with disabilities are also below the poverty level.
Table D-12: Poverty Status by Race/Ethnicity and Disability Black or African American
American Indian and Alaska Native
Asian
Native Hawaiian and Other Pacific Islander
Some other race
Two or more races
Hispanic or Latino (of any race)
White alone, not Hispanic or Latino
With a disability
Population for whom poverty status is determined
Source: 2015-2019 ACS (5-Year Estimates).
13.6%
28.5%
7.0%
37.7%
17.9%
8.7%
17.3%
12.2%
20.8%
17.2%
20.8%
18.1%
11.1%
11.5%
19.2%
11.7%
18.1%
9.6%
21.2%
14.9%
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 D-12 above, 17.2% of the South Gate population is below the poverty level, a larger proportion than the County as a whole. The Native Hawaiian and Pacific Islander and D-34 Housing Element
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American Indian and Alaska Native populations experience poverty at the highest rates.
Populations of a race not listed ("some other race") and the Hispanic/Latino population also experience poverty at a rate exceeding the citywide average.
According to HCD's 2021 Data Viewer, there are no R/ECAPs or TCAC designated areas of high segregation and poverty in South Gate. Poverty status in South Gate by tract is presented in . Tracts with larger populations of persons below the poverty level are concentrated on the western side of the City. The area of the City west of Lonz Beach Boulevard also has a high concentration of racial/ethnic minority populations, like the City as a whole. Less than 20% of the population in eastern South Gate tracts is below the poverty level, while 20% to 40% of the population of several tracts on the western side is below the poverty level. There is also a higher concentration of renter-occupied households in the area west of Long Beach Boulevard. Fui-ther, there are five subsidized housing projects in South Gate: Calden Court Apartments (214 affordable units), Pennsylvania Square (75 affordable units), South Gate Senior Villas (30 affordable units), PATH Villas South Gate (59 affordable units), and Hollydale Senior Apartments (100 affordable uriits). The larzest subsidized housing project, Calden Court Apartments, is located along the western City boundary, adjacent to Firestone Boulevard and Alameda Street.
The Calden Court Apartments likely contribute to the concentration of persons below the poverty level in this part of the City.
South Gate General Plan 2035 D-35
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Figure D-15: Regional R/ECAP, TCAC Areas of High Segregation and Poverty, and Poverky Status by Tract lLalj_l '-7 'n"l !iatl a+l
T""N'a%' -..I., - l
' "' - " _i= t n IJa a) li l l ii i i i lI
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Source: HCD AFFH Data Viewer (HUD 2020, 201 5-2019 ACS, TCAC 2021 ), 2021.
D-36 Housing Element
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Figure D-16: R/ECAPs, TCAC Areas of High Segregation and Poverty, and Poverky Status by Tract "" "._ -' ..'.,6., ', -. -" " .." a.- ;'
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an ..
Source' HCD AFFH Data Viewei (HUD 2020. 2015-2019 ACS, TCAC 2021), 2021.
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Racially/Ethnically ConcentratedAreas ofAffluence (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 integrated, a key to fair housing choice. A HUD Policy Paper defines racially concentrated areas of affluence as affluent, White communities.l 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% 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).
Re@ional Trend
shows the predominant racial/ethnic group by tract and 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. All South Gate tracts have Hispanic majorities. The central Los Angeles areas are composed of mostly block groups with median incomes below the 2020 State median of !>87,100. Block groups with median incomes exceeding 5125,000 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 D-19, there is one block group in South Gate where less than 80% of the population belongs to a racial or ethnic minority group located along the eastern City boundary.
There are no block groups with median incomes exceeding S125,000; most block groups have median incomes below the State median of !>87,'100. Therefore, there are no areas in South Gate that are considered RCAAs.
I 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).
D-38 Housing Element
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Figure D17: Regional Predoiiiinant Racial/Ethmc Population [2021) craha _ Ch"'PQr
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Source. H(;u AHHH Daia Viewer 2021
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Figure D-19. Racial/Ethnic Minority Concentrations and Median Income by Block Group (20'l8, 20'l9) Source: HCD AFFH Data Viewer, 2C115-20'l9 ACS, 2021
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Access to Opportunities
HUD developed an index for assessing fair housing by informing communities about disparities in access to opportunity based on race/ethnicity and poverty status. Table D-14 and Table D-15 show index scores for are based on the following opportunityindicatorindices (values range from 0 tO 100):
* LowPoverty/ndex;Thehigherthescore,thelessexposuretopovertyinaneighborhood. * School Proficiency Index: The higher the score, the higher the school system quality is ina 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.
@ LowTransportationCost/ndex:Thehighertheindex,thelowerthecostoftransportation in that neighborhood.
* Jobs Proximity Index: The higher the index value, the better access to employment opportunities for residents in a neighborhood.
* fnvironmenta/Hen/th/ndex;Thehigherthevalue,thebetterenvironmentalqualityofa 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 thefair 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 scores 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 are categorized as Highest Resource, High Resource, Moderate Resource, Moderate Resource (Rapidly Changing), Low Resource, or areas of High Segregation and Poverty. Table D-13 shows the full list of indicators.
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T=b'e D-13: Domains and List of Indicators fc- C'spo".unity Maps n
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Economic Poverty
Adult education
Environmental
Education
Employment
Job proximity
Median home value
CalEnviroScreen 3.0 pollution Indicators and values
Math proficiency
Reading proficiency
High School graduation rates
Poverty and Racial Segregation
Student poverty rates
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: CA Fair Housing Task Force, Methodology for TCAC/HCD Opportunity Maps, 2021.
Regional Trend
HUD Opportunity Indicator scores for Los Angeles County are shown in Table D-14. 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 communities 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.
Table D-14: HUD Opportunity Indicators by Race/Ethnicity - Los Angeles County Total Population
White, non-Hispanic 62.59 65.09
Black, non-Hispanic 34.95 32.37
Hispanic 33.91 38.38
Asian or Pacific Islander, 53,7 5934non-Hispanic
NativeAmerican non- 45,4 46,0Hispanic
Population below federal poverty line
White, non-Hispanic 50.68 58.06
Black, non-Hispanic 23.45 27.16
Hispanic 23.66 32.87
Asian or Pacific Islander 42,7 5452non-Hispanic
Native American, non- 29,5 3,12Hispanic
Source: HUD AFFH Database (AFFH-T), 2020.
65.41 34.00
33.18 55.94
44.50 57.49
25.52 27.66
50.06 32.02
82.63 87.70
87.19 86.52
83.17 86.42
88. 65
89.45 89.62
85.23 74.09
79.18 77.74
76.45 75.65
79.48 81.18
81.02 81.49
78.70 55.80
40.13 41 .53
51 .82
44.24 57.52
36.59 42.84
54.19 46.35
18.99 11.66
11.91 12.16
16.74 16.66
11.62 10.30
9.84 16.01
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As shown in 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 EI 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 Cariada Flintridge, and Pasadena/Arcadia.
Local Trend
According to HUD Opportunity Indicators presented in -rable D-15 in South Gate, Black residents are mostly likely to be impacted by poverty and be located closer to less proficient schools.
Hispanic residents received the lowest scores in labor market participation and jobs proximity, while Asian or Pacific Islander communities were most likely to be exposed to adverse environmental conditions. Conversely, White communities scored the highest in low poverty, and Asian or Pacific Islander communities scored the highest in school proficiency, labor market participation, and jobs proximity. Native American communities were the most likely to utilize public transit and Black communities had the lowest transportation costs.
Compared to the County, South Gate residents were more likely to be exposed to poverty, poorer schools, and worse environmental conditions. South Gate communities also had lower labor market participation and less access to employment opportunities than residents countywide.
Table D-15: HUD Opportunity Indicators by Race/Ethnicity- South Gate ' - 'Pqlv6eWr!j!!alaPcrho':a'Mc'aarbk"ef Transit LowcTorsatn!so"xoibrnsm=ena%P!!1
36.67 28.00
28.8i
Total Population
White, non-Hispanic 33.69
Black, non-Hispanic 27.66
Hispanic 30.72
Asian or Pacific Islander, 32199
non-Hispanic
Native American, non- 32,6Hispanic
Population below federal poverty line
White, non-Hispanic 32.76
Black, non-Hispanic 21.33
Hispanic 29.19
Asian or Pacific Islander, 56,8 4921non-Hispanic
Native American, non- 19,0Hispanic
Source: HUD AFFH Database (AFFH-T), 2020.
38.83 34.93
24.28 18.12
26.45 23.06
20.59 18.94
24.12 21 .02
23.i6
14.15 18.35
27.84 31.94 6.00
90.20 89.99
90.89 90.09
91.08 85.57
91.73 gi .55
90.00 94.00
79.05 79.70
79.69 79.1g
79.55 78.15
80.64 80.28
77.81 84.00
17.31 15.51
11.25 18.93
14.50 11.63
13.17 9.57
25.68 4.48
4.71 4.87
5.00 6.00
Opportunity map scores for South Gate census tracts are presented in Figure D-21 along with the City's sites inventory. Of the tracts in South Gate 50% (10 tracts) are characterized as Low Resource, 45% (9 tracts) Moderate Resource, and 5% (one tract) Moderate Resource (Rapidly Changing). Opportunity map categorization and domain scores for South Gate census tracts are D-44 Housing Element
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shown in Table D-16. There are no tracts in the City that are classified as areas of high segregation and poverty. The northwestern corner and most of the eastern areas of the City are low resource.
Table D-16: TCAC Opportunity Map Scores for South Gate Tracts Low Resource6037535501
6037535502
6037535503
6037535603
6037535604
6037535605
6037535606
6037535607
6037535701
6037535702
6037535802
6037535803
6037535804
6037535901
6037535902
6037536000
6037536102
6037536103
6037536104
6037536200
0.521
0.21 0.297
0.452
0.402
0.408
0.409
0.229
0.215
0.392
0.265
0.277
0.542
0.356
0.502
0.511
0.275
0.314
0.41 0.678
0.812
0.058
0.248
0.715
0.271
0.512
0.67 0.719
0.822
0.819
0.824
0.441
0.69 0.076
0.011
0.034
0.009
0.238
0.224
0.278
0.426
0.395
0.346
0.337
0.345
0.347
0.233
0.36 0.352
0.392
0.33 0.385
0.459
0.432
0.293
0.375
0.365
0.473
-0.431
-0.285
-0.036
-0.457
-0.331
-0.158
-0.28
-0.219
-0.256
-0.245
-0.23
-0.116
-0.216
-0.265
-0.039
-0.335
-0.547
-0.378
-0.655
-0.239
Low Resource
Moderate Resource
(Rapidly Changing)
Low Resource
Low Resource
Moderate Resource
Low Resource
Moderate Resource
Moderate Resource
Moderate Resource
Moderate Resource
Moderate Resource
Moderate Resource
Low Resource
Moderate Resource
Low Resource
Low Resource
Low Resource
Low Resource
Moderate Resource
Sites Inventory
Most units used to meet South Gate's 2021-2029 RHNA are in low resource tracts (68.6% of units) (Table D-17). Of the 3,lowerincome RHNA units, 77.9% are in low resource tracts and 22.1% are in moderate resource tracts, including rapidly changing. In comparison, 60.7% of moderate income units and 63.1% of above moderate income units are in low resource tracts. While the City's RHNA strategy does promote a variety of housing types, including lower, moderate, and above moderate income units, in low resource tracts, larger proportion oflower income units are in low resource tracts compared to moderate and above moderate income units.
Table D-17: Distribution of RHNA Units by TCAC Opportunity Area Categorization Low Resource
Moderate Resource
Moderate Resource
(Rapidly Changing)
Total
2.581
571
,77.9%
17.2%
161 4.9'!/0
-60.7-%
3!2,.,;3-%
o O.Oo/o
-2.478 63.1%
1.285 32.7o/0
4A%
5u802
:,338
-68.-6%
g.7.6A
3.8o/
3,,313 100,,Q% ,:j,,225 10 qJ924 !QQ!>.% U,,462 3,QO.5/g South Gate General Plan 2035 D-45
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Figure D-20: Regional TCAC Opportunity Area Map by Tract (2021) ""s"" =' - ' -"" "" " ' -'a "- "" :a' -" "-" " (.iax. )"' " ":""""" " '-' :a ' Ia'i:a z '=:" '.,. :". _a:imiiijaJ - ,"'s:'-'- "' a "'--" " a "-" "-: ' '- ...'a""a" Z ' " '- ""i ri, _I1 Fi :-." " J a _, 'a -i' ,j . . . . . a:=li- S,) .11, %,0, %. . A ,i:', , ,'. _'XJas- t ,t' a a Jl . ..,'il ' !nxiiil %,.. a_..i : . ' . ' , ,, .; ' __+ p- a, ',, - %, il _ .4 " " .s a i li ii.i 'ill -+i . :,,;,=,l..._ls:t6,,:,k,,,:lllla'.%_(l,_... _l,ll'!K'S,l,,lyl,,,,,z,:i,;,,,,,,a";sll+liin,111.-l_ ,,l:,:,l!,la,,11,, ,,)i,_ i- -
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D-46 Housing Element
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Figure D-21: TCAC Opportunity Map by Tract and Sites Inventory (2021) I/ValnutPail< Be
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High segregation & t'bVerty j, ," ci§ Boundary DlllPi(i*imelMssing/InsufficienkData QllnnlDnnitzntojHmln)rrd(onnxnlyDgwl 11)lm)hd } Illlll!'IAI Tall [Q Dad am I IJi0n0 k IICII(5 hib liJhdili ittixei oliol hub inta: am
Source: HCD AFFH Data Viewer, TCAC 202'l, 2021.
South Gate General Plan 2035 D-47
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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 D-13 for the complete list of TCAC Opportunity Map domains and indicators.
Regional Trend
Local Trend
According to the 2021 0pportunity Map presented in Figure D-23, most of South Gate has economic scores below o.so. Tracts on the western side of the City tend to have lower economic scores compared to the eastern side. Four tracts scored in the lowest quartile, and four tracts scored between O.50 and O.75. The remaining tracts received economic scores between O.25 and o.so.
D-48 Housing Element
236
260
Figure D-22: Regional TCAC Economic Score by Tract (2021 ) m
Source: HCD AFFH Data Viewet TCAC 2021 2021.
South Gate General Plan 2035 D-49
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261
Figure D23: TCAC Economic Scope by Tract (2021)
I -
Source: HCD AFFH Dala Viewet TCAC 2021 2021
D-50 Housing Element
238
262
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 D-13 for the complete list of TCAC Opportunity Map domains and indicators.
Regional Trend
TCAC Opportunity Map education scores for the region are shown in . The central County areas have the highest concentration of tracts with education scores in the lowest percentile. There is also a concentration of tracts with low education scores in San Fernando Valley cities east of Burbank. Areas around coastal communities, Burbank/La Cariada Flintridge, Arcadia, and Whittier have the highest education scores. Communities north, south, and west generally received education scores similar to South Gate, while Downey, east of the City, received higher education scores.
Local Trend
Nearly all tracts in South Gate, shown in Figure D-25, received education scores between O.25 and o.so. Two tracts in the northwestern corner of the City scored in the lowest quartile. One of these tracts also received an economic score in the lowest quartile and is considered a low resource tract (see Figure D-21 and Figure D-23).
South
Gate General Plan 2035 D-51
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263
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Szurce: H(;D AFFH Daia Viewet TCAC 2021 2021
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Figure D?5: TCAC Educakion Scoi'e by Tract (2021)
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6 _ r , _ _ F I ' - E I I X l i ' I I I II l- I ffl a 1. ' II I * I I I I I IT Source: HCD AFFH Data Viewer TCAC 2021, 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 these 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 exposure 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, poverty, and unemployment. See Table D-13 for the complete list of TCAC Opportunity Map domains and indicators.
Re@ional Trend
A larger proportion of Los Angeles County has environmental scores in the lowest percentile compared to economic and education scores (). 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. Environmental scores for South Gate tracts are generally consistent with surrounding jurisdictions.
Local Trend
The February 2021 update to the CalEnviroScreen (CalEnviroScreen 4.0) and the City"s sites inventory is shown in Figure D-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 eastern area of the City and along the western City boundary. The central part of the City scored slightly better than the western and eastern ends of the City, but all South Gate tracts scored in the 70th percentile or above relative to other census tracts in the region, indicating South Gate residents are more exposed to adverse environmental conditions at a higher rate than other Los Angeles County residents.
Parks and open space should also be an accessible resource for residents. The following parks are located in the City:
@ Cesai- Chavez Park
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* Circle Park
* Gardendale Tot Lot
@ Hollydale Community Park
* Hollydale Regional Park
* South Gate Park
* Stanford Park
* South Gate Dog Park
* Triangle Park
* State Street Park
Parks are generally concentrated in the northern and eastern areas of the City. There are no City parks in tracts along the southern City boundary. The Healthy Places Index (HPI) analyzes community conditions and variables related to economic, education, transportation, social, neighborhood, housing, clean environment, and healthcare access to estimate healthy community conditions.2 According to the HPI, tracts along the southern City boundary scored in the lowest quartile for access to parks and open space, while most of the remaininz areas of the City scored in the hizhest quartile.
Sites Inventory
The February 2021 update to the CalEnviroScreen (CalEnviroScreen 4.0) and the City's sites inventory is shown in Figure D-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 distribution of RHNA units by CalEnviroScreen 4.0 score is presented in Table D-18.
Approximately 78% of all RHNA units are in tracts that fall within the highest (worst) percentile score range (glst to lOO'h percentile), including 82.7% of lower income units, 88.5% of moderate income units, and 71.5% of above moderate income units. Approximately 22% of units scored between the 70'h and 90'h percentile, including 17.3% of lower income units, 11.5% of moderate income units, and 28.5% of above moderate income units. There are more lower and moderate income units in tracts with worse environmental conditions compared to above moderate income units. It is important to note that environmental conditions Citywide tend to be less desirable, all scoring in the 71!' percentile or higher.
Table D-18: Distribution of RHNA Units by CalEnviroScreen 4.O Percentile Score 'cPearlEc;nn'tsilbesSce'idere;n(T40ract) 'o'erlncomea-n"' Moderuatnsitlsn!coeAbrn:v;sMedudneirta;e IRHN un"a 71-80%
81-90%
91-1 00%
Total
377
197
2,739
,3313
11.4%
5.9%
82.7%
100.OYo
81 60
3,,084
,1225
-6.6o/.
4.9%
-88.5%
2QQj2%
500
617
u2807
,3924
12.7%
15.7%
71.5%
100.O%
958
874
,6630
,-8462
2 Public Health Alliance of Southern Califoi-nia, California Healthy Places Index. Accessed April 2022. https://www.healthyplacesindex.org/.
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Fiqure D-26. Regiona' TCAC Environmental Score by Tract (2021) -l
Suurce: HCD AFFH Data Viewet TCAC 2021 2021.
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Figure D-27: TCAC Envitonmental Score by Triict (;.021) ,l i j
H:, 7
Source: HCD AFFH Dala Viewet TCAC 2021 2021.
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Figure D-28: CalEnviroScreen 4.O Percentile Score by Tract and Sites Inventory (2021) - _ -_j:=,-5!-- =-.-7:i-: .__, =- '- 5 .- a5:.;"7 ' (j . - l , ,, ,, _ ' i9. - .(' ;j_. .:,%-7!_b_ =:+R.., %_,; - _ _ , . J _, _ _ . ';i -=}..5',Vgalriut:Park J.'a _:--.;i-," - "= 9. ' ' -=- _. :_t 'l:i -i. Bea -- -. - ' :o- - - _-1"")"2 " I " i a i - - +-' % } ;, : ... ., . , _, ,, . _ _ -4 - ".a :.;=- - E": o'="l li- i"l!! "/:!-8 (j . . .a - -4', ao " " " I -4 l/; - _ ._=,_ -' _ ; ,_ ._ _. _ ,- - - _ _! - ' -- - - - _ ' --a ' .- ___ % I - --._ o- :-'m=-==:'f, -? H="-, -;.)=.-:='-. -, .-" "o==,
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.- _ 41 _ 50o/o T. . ," i (W Bou nda, xsmautdi runhanm tni nq orii xmiisxn'ri nsansht)_t l{illli tlti ixioiitei til'm hii ini Source: HCD AFFH Data Viewer, 2021 CalEnviroScreen 4.0, 2021.
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Transportation
HUD"s Job Proximity Index, shown in Table D-14 and Table D-15 previously, can be used to show transportation need geographically. Block groups with lower jobs proximity indices are located further from employment opportunities and have a higher need for transportation. Availability of efficient, affordable transportation can be used to measure fair housing and access to opportunities. SCAG developed a mapping tool for High Quality Transit Areas (HQTA) as part of the Connect SoCal 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). SCAG defines HQTAs as areas within one-half mile from a major transit stop and a high-quality transit corridor. This section also utilizes All Transit metrics to identify transportation opportunities in Los Angeles County and South Gate.
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 South Gate's All Transit Performance score of 7.3 is higher than the neighboring cities of Bell Gardens (6.3), Cudahy (6.8), Downey (6.9), Paramount (6.8), and the County (6.8), but lower than Huntington Park (7.9) and Lynwood (7.7). Los Angeles County All Transit metrics are shown in . 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% of jobs and 90.1% of workers are located within % a mile from transit.
Figure D-29: Los Anpeles County Al! Transit Metrics
I
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3ource: All Transit Metrics: All Transit Performance Score - Los Angeles County, 2019. 3 AllTransit. 2019 Metrics: AllTransit Performance Score. https://alltransit.cnt.org/. Accessed October 2021.
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As shown in Fizure D-31, block groups around Santa Monica/Beverly Hills, Glendale/Burbank, Torrance, downtown Los Angeles, and coastal areas around EI Segundo have the highest jobs proximity index scores indicating employment 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 San Fernando Valley are considered HQTAs.
Local Trend
All Transit metrics for South Gate are shown in . South Gate received an All Transit Performance Score of 7.3, indicating a good combination of trips per week and number of jobs accessible by transit. All Transit estimates that 100% of jobs and workers in South Gate are located within % a mile from transit.
Figure D-30: South Gate All Transit Metrics
lj , I l 4 1I South,'Ge'e
Transit Map Sale.l i; AllTransit -" Perfonnance Score Clty Soutli Gate. CA
Very good combiration of ttipi per w=e[ ant:
nlH"TbelOfjOl)SaCCeSSlbeel'al)l'lnglnall'pe0pl'=i0
take transit to work
Do rine
On A'ieragg llouit-lioltlx liavs
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Overall transit 'icoi e that looks at connectivity accesi to jobs. and fi equency of iervice. m i ] : : k 2 -' a I 5 I 5 ; :7 7 - - -
Source: All Transit Metrics: All Transit Performance Score - South Gate, 2019.
Based on HUD Opportunity Indicators shown in Table D-15, South Gate residents, regardless of race, have less access to employment opportunities compared to residents countywide. As shown in Figure D-32, census block groups on the western side of the City have jobs proximity scores below 20, while block groups on the eastern side of the City received jobs proximity index scores between 20 and 40. Despite a majority of the City being considered an HQTA, jobs proximity index scores throughout the Cityindicate employment opportunities are generally less accessible to South Gate communities. According to HUD"s low transportation cost index, South Gate residents pay less in transportation costs compared to the average countywide.