9A
Date: October 21, 2025
To: Honorable Mayor and Members of the City Council
From: Michelle Ramirez, Community Development Director
By: Julia Smith, Senior Business Manager | [email protected] Subject: Community Development – Conduct Public Hearing on the Fiscal Year (FY) 2024-25 Consolidated Annual Performance and Evaluation Report (CAPER).
Expenditure: None.
RECOMMENDATION
Recommendation of the Community Development Director that City Council conduct a public hearing on the Fiscal Year (FY) 2024-25 Consolidated Annual Performance and Evaluation Report (CAPER) submitted to the U.S. Department of Housing and Urban Development (HUD).
FUNDING
None required.
DISCUSSION
The City of Torrance (City) is a federal entitlement grant recipient of Community Development Block Grant (CDBG) and HOME Investment Partnerships Program (HOME) funds from the U.S.
Department of Housing and Urban Development (HUD).
On July 2, 2024, City Council approved a Substantial Amendment to the Consolidated Plan covering FY 2023-27 and Annual Action Plan covering FY 2024-25. The FY 2024-25 Annual Action Plan pertained to the City’s HOME allocation of $440,017.33 and CDBG allocation of $1,002,313. The City entered into a grant agreement with HUD for the administration of the HOME and CDBG funds on October 3, 2024.
CAPER
The purpose of the CAPER is for each participating jurisdiction to report and assess the progress made towards achieving strategic plan and action plan goals. The goals outlined in the FY 2024- 25 Annual Action Plan derived from the Strategic Plan were: Expand Affordable Housing Opportunities, Planning and Administration, Expand Fair Housing Choice and Access, and Special Needs ADA Improvements.
1 City Council
October 21, 2025
In FY 2024-25, the City continued to expand affordable housing opportunities by operating the Housing Choice Voucher Program through the City’s Public Housing Agency (PHA). The PHA entered into 68 new contracts in FY 2024-25, including new admissions, port-ins, and existing tenant moves. Additionally, in FY 2024-25, the City entered into a Memorandum of Understanding (MOU) with the South Bay Cities Council of Governments for the operations of a time-limited subsidy program for participants in the City’s homeless response efforts. The City enrolled 2 households in the program during FY 2024-25.
In program year 2024-25, the City did not expend HOME program funds for an affordable housing project. As stated in the Strategic Plan, due to the high cost of land and property in the Torrance area, the City anticipates using the FY 2024-25 allocation to fund a future affordable housing project.
In FY 2024-25 the City utilized CDBG funds for a sidewalk improvement for disabled accessibility project and a fair housing project. The City began the sidewalk improvement project in FY 2024-25 in support of the Strategic Plan goal of providing accessibility improvements for the non-homeless special needs community. This project removed and replaced localized areas of damaged or displaced sidewalk in the neighborhood bounded by Anza Avenue, Lomita Boulevard, Ocean Avenue, and 234th Street and constructed new sidewalks to provide a continuous, unobstructed walking surface. The project repaired approximately 13,150 square feet of sidewalk and constructed approximately 32 curb ramps compliant with ADA standards to allow for better mobility of the elderly and individuals with disabilities.
In FY 2024-25, the City began contracting directly with the Housing Rights Center (HRC) for fair housing services. This action is in alignment with the Strategic Plan goal of promoting fair housing among all income categories. In FY 2024-25, the HRC received 131 inquiries from Torrance residents, 9.92% related to housing discrimination. The majority of non-housing discrimination inquiries were related to notices and rent increases. Additionally, the City completed the Analysis of Impediments to Fair Housing and hosted two Fair Housing Workshops to inform Torrance renters and owners of fair housing laws and regulations.
On September 5, 2025, a legal advertisement was published in the Daily Breeze announcing the 15-day public comment period for the Draft CAPER, which began on September 8, 2025, and ended on September 22, 2025. On October 10, 2025, a legal advertisement was published in the Daily Breeze announcing the public hearing. The CAPER was submitted to HUD on September 24, 2025. The Final CAPER is included as Attachment 2.
In conclusion, it is the recommendation of the Community Development Director that City Council conduct a public hearing on the FY 2024-25 CAPER.
ATTACHMENTS
1. Proof of Publication Public Hearing
2. FY 2024-25 Consolidated Annual Performance and Evaluation Report (CAPER) 2 I certify (or declare) under the penalty
of perjury that the foregoing is true and
correct.
Dated at Hermosa Beach, California
On this 10th day of October, 2025.
Signature
*Daily Breeze circulation includes the following
cities: Carson, Compton, Culver City, El
Segundo, Gardena, Harbor City, Hawthorne,
Hermosa Beach, Inglewood, Lawndale,
Lomita, Los Angeles, Long Beach, Manhattan
Beach, Palos Verdes Peninsula, Palos Verdes,
Rancho Palos Verdes, Rancho Palos Verdes
Estates, Redondo Beach, San Pedro, Santa
Monica, Torrance and Wilmington
Daily Breeze
Published: 10/10/25
DAILY BREEZE
Local. News. Matters.
clailybreeze.com
Daily Breeze
2615 Pacific Coast Highway #329
Hermosa Beach, California 90254
(310) 543-6635
0011759269
City of Torrance
3031 Torrance Blvd
Torrance, California 90503
PROOF OF PUBLICATION
(2015.5 C.C.P.)
STATE OF CALIFORNIA
County of Los Angeles
I am a citizen of the United States and
a resident of the County aforesaid; I
am over the age of eighteen years,
and not party to or interested in the
above-entitled matter. I am the
principal clerk of the printer of Daily
Breeze, a newspaper of general
circulation, printed and published in
the City of Torrance*, County of Los
Angeles, and which newspaper has
been adjudged a newspaper of
general circulation by the Superior
Court of County of Los Angeles, State
of California, under the date of June
15, 1945, Decree No. Porno C-606.
The notice, of which the annexed is a
printed copy (set in type not smaller
than nonpareil), has been published in
each regular and entire issue of said
newspaper and not in any supplement
thereof on the following dates, to wit:
10/1012025
CITY OF TORRANCE
NOTICE OF PUBLIC HEARING
NOTICE IS HEREBY GIVEN that the City Council appoints the clay of Tuesday, October 21, 2025 at the hour of 6:30 p.m. in the LeRoy J. Jackson Council Chamber located at 3031 Torrance BOULEVARD, Torrance, CA 90503, for a public hearing regarding the Fiscal Year (FY) 2024-25 Consolidated Annual Performance and Evaluation Report (CAPER).
The Consolidated Annual Performance and Evaluation Report (CAPER) is submitted to the U.S. Department of Housing and Urban Development (HUD) each year. The CAPER summarizes the financial expenditures and activity of the various Community ❑evelopment Block Grant (CDBG) and HOME Investment
Partnership Program (HOME) proiects that were funded last year.
Persons Interested in reviewing the City's CAPER for the period of July 1, 2024 through June 30, 2025 may contact the Community Development Department at (310) 618-5899.
In program year 2024-25, the City did not expend HOME program funds for an affordable housing prolect. As stated in the Strategic Plan, due to the high cost of land and property in the Torrance area, the City anticipates using the FY 2024-25 allocation to fund a future affordable housing prolect. In FY 2024-25 the City utilized CDBG funds for a sidewalk Improvement for disabled accessibility prolect and a fair housing prolect.
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Community Development at (310) 618-5990. If you need a special hearing device to participate in this meeting, please contact the City Clerk's Office at (310) 618-2870. Notification 38 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting. [28CF R35.102-35. 104 ADA Title 113 if you need translation services or services related to limited English proficiency to submit a comment or participate in the meeting, please contact 310-618-5899. Additionally, the California Relay Service (CRS) provides free telephone communication assistance to those who are Deaf, hard of hearing, or with speech limitations. To use this service, dial 711.
NOTICE IS GIVEN that If you challenge the aforementioned action in court, you may be limited to raising only those Issues you or someone else raised at the public hearing described in this notice, or in written correspondence delivered to the City at, or prior to the public hearing.
PARTICIPATE BEFORE THE MEETING by submitting a public
comment on the OneMeeting Public Portal at https://torranceca . primegov.com/publ lc/porta 17f ram if rame=true. Al I comments submitted before 5:30 p.m. on Monday, October 20, 2025, will be published for public review prior to the meeting. Comments received after 5:30 p.m., but prior to the acilournment of the meeting will be added to the record.
Members of the public MAY VIEW THE MEETING via CitICABLE Channel 3 (Spectrum) and Channel 31 (Frontier), streaming online at www.TorranceCA.Gov , Facebook @ City of Torrance CA Government, and YouTube Channel TorranceCitiCAB LE.
For further information, contact the Special Programs/Homelessness Division of the Community Development Department at (310) 618- 5899.
REBECCA POIRIER
CITY CLERK
CCM 10.21.25 CAPER FY2024-25 (D. Aoki Housing - Page 1 of 1 3 ATTACHMENT 1
CAPER 1
OMB Control No: 2506-0117 (exp. 09/30/2021)
4 ATTACHMENT 2
CAPER 2
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-05 - Goals and Outcomes
Progress the jurisdiction has made in carrying out its strategic plan and its action plan. 91.520(a) This could be an overview that includes major initiatives and highlights that were proposed and executed throughout the program year.
Torrance completed the Substantial Amendment to the FY 2023-2027 Consolidated Plan to begin administering the CDBG program directly in FY 2024-25. Previously, the Los Angeles County Development Authority (LACDA) administered the CDBG funds for the City of Torrance. The City continued to administer the HOME grant in FY 2024-25. The FY 2024-25 Strategic Plan outlined the following priority needs:
• Expand Affordable Housing Opportunities
• Planning and Administration
• Expand Fair Housing Choice and Access
• Special Needs ADA Improvements
The City continued to expand affordable housing opportunities by operating the Housing Choice Voucher Program through the City’s Public Housing Agency (PHA). The PHA entered into 68 new contracts in FY 2024-25, including new admissions, port-ins, and existing tenant moves.
Additionally, in FY 2024-25, the City entered into a Memorandum of Understanding (MOU) with the South Bay Cities Council of Governments for the operations of a time-limited subsidy program for participants in the City’s homeless response efforts. The City enrolled 2 households in the program during FY 2024-25.
The City provided vital homeless services through the City’s Homeless Street Outreach Team and 3290 Temporary Housing Village (3290) for people experiencing homelessness. From July 2024-June 2025, the Outreach Team made 892 outreach visits with 50 households enrolled in the supportive services program and 16 exits to permanent housing. Additionally, the City continued to provide temporary shelter, case management, and housing navigation services to people experiencing homelessness via 3290. In FY 2024-25, 3290 assisted 58 unduplicated clients. 9 participants exited to permanent housing destinations and 2 to temporary housing situations.
In program year 2024-25, the City did not expend HOME program funds. As stated in the Strategic Plan, due to the high cost of land and property in the Torrance area, the City anticipates using the FY 2023-24 allocation in combination with the FY 2024-25 allocation to fund a future affordable housing project.
5 CAPER 3
OMB Control No: 2506-0117 (exp. 09/30/2021)
In FY 2024-25 the City utilized CDBG funds for a sidewalk improvement for disabled accessibility project and a fair housing project. The City began the sidewalk improvement project in FY 2024-25 in support of the Strategic Plan goal of providing accessibility improvements for the non- homeless special needs community. This project removed and replaced localized areas of damaged or displaced sidewalk in the neighborhood bounded by Anza Avenue, Lomita Boulevard, Ocean Avenue, and 234th Street and constructed new sidewalks to provide a continuous, unobstructed walking surface. The project repaired approximately 13,150 square feet of sidewalk and constructed approximately 32 curb ramps compliant with ADA standards to allow for better mobility of elderly and individuals with disabilities.
In FY 2024-25, the City began contracting directly with the Housing Rights Center (HRC) for fair housing services. This action is in alignment with the Strategic Plan goal of promoting fair housing among all income categories. In FY 2024-25, the HRC received 131 inquiries from Torrance residents, 9.92% related to housing discrimination. The majority of non-housing discrimination inquiries were related to notices and rent increases. Additionally, the City completed the Analysis of Impediments to Fair Housing and hosted two Fair Housing Workshops to inform Torrance renters and owners of fair housing laws and regulations.
Comparison of the proposed versus actual outcomes for each outcome measure submitted with the consolidated plan and explain, if applicable, why progress was not made toward meeting goals and objectives. 91.520(g) Categories, priority levels, funding sources and amounts, outcomes/objectives, goal outcome indicators, units of measure, targets, actual outcomes/outputs, and percentage completed for each of the grantee’s program year goals.
Goal Category Source /
Amount
Indicator Unit of
Measure
Expected
–
Strategic
Plan
Actual –
Strategic
Plan
Percent
Complete
Expected
–
Program
Year
Actual –
Program
Year
Percent
Complete
Expand
Affordable
Housing
Opportunities
Affordable
Housing
HOME:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 10 0
0.00%
6 CAPER 4
OMB Control No: 2506-0117 (exp. 09/30/2021)
Expand Fair
Housing Choice
and Access
Fair Housing
Education
CDBG: $
/
HOME:
$
Public service
activities for
Low/Moderate
Income Housing
Benefit
Households
Assisted 1000 131
13.10%
Expand Fair
Housing Choice
and Access
Fair Housing
Education
CDBG: $
/
HOME:
$
Other Other 0 0 80 131
163.75%
Planning and
Administration Administration
CDBG: $
/
HOME:
$
Other Other 1 0
0.00% 1 1
100.00%
Provide Vital
Homeless
Services
Homeless Other Other 0 0
Special Needs
ADA
Improvements
Non-Homeless
Special Needs CDBG: $
Public Facility or
Infrastructure
Activities other than
Low/Moderate
Income Housing
Benefit
Persons
Assisted 30541 373
1.22% 373 373
100.00%
Table 1 - Accomplishments – Program Year & Strategic Plan to Date
Assess how the jurisdiction’s use of funds, particularly CDBG, addresses the priorities and specific objectives identified in the plan, giving special attention to the highest priority activities identified.
The City listed Special Needs ADA Improvements as a priority need in the Consolidated Plan. The City utilized CDBG funds for the sidewalk 7 CAPER 5
OMB Control No: 2506-0117 (exp. 09/30/2021)
improvement for disabled accessibility project in FY 2024-25 to address that need. The project repaired approximately 13,150 square feet of sidewalk and constructed approximately 32 curb ramps compliant with ADA standards to allow for better mobility of elderly and individuals with disabilities. Additionally, fair housing choice and access was identified as a priority need. The City utilized CDBG administrative funds for a contract with the Housing Rights Center (HRC) to address this need. As stated prior, in FY 2024-25, the HRC received 131 inquiries from Torrance residents, 9.92% related to housing discrimination. The most common sources of discrimination inquiries were related to disability status.
Additionally, the City completed the Analysis of Impediments to Fair Housing and hosted two Fair Housing Workshops to inform Torrance renters and owners of fair housing laws and regulations.
8 CAPER 6
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-10 - Racial and Ethnic composition of families assisted Describe the families assisted (including the racial and ethnic status of families assisted).
91.520(a)
CDBG HOME
White 293 0
Black or African American 33 0
Asian 47 0
American Indian or American Native 0 0
Native Hawaiian or Other Pacific Islander 0 0
Total 373 0
Hispanic 45 0
Not Hispanic 328 0
Table 2 – Table of assistance to racial and ethnic populations by source of funds
Narrative
No HOME program funds were expended during the reporting period. Therefore, no families were assisted during FY 2024-2025. The City anticipates utilizing the HOME funds for a future affordable housing project. The CDBG improvement project took place in 6512.22. The data in the table above is related to the demographic composition of that census tract.
9 CAPER 7
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-15 - Resources and Investments 91.520(a)
Identify the resources made available
Source of Funds Source Resources Made
Available
Amount Expended
During Program Year
CDBG public - federal 1,002,313 694,520
HOME public - federal 950,213 93
Table 3 - Resources Made Available
Narrative
The City did not expend HOME program funds in FY 2024-25. The City intends to utilize FY 2024-25 HOME funding for a future affordable housing project which will be carried over to future program years.
Identify the geographic distribution and location of investments Target Area Planned Percentage of
Allocation
Actual Percentage of
Allocation
Narrative Description
City-wide 100 City-wide
Table 4 – Identify the geographic distribution and location of investments
Narrative
The City's administration of the HOME program funds is City-wide. No project has been funded/identified in a particular geographic area. The City plans to design affordable housing projects for the low-moderate income population as opposed to focused on a targeted geographic area within the City.
10 CAPER 8
OMB Control No: 2506-0117 (exp. 09/30/2021)
Leveraging
Explain how federal funds leveraged additional resources (private, state and local funds), including a description of how matching requirements were satisfied, as well as how any publicly owned land or property located within the jurisdiction that were used to address the needs identified in the plan.
N/A, no HOME program funds were expended in FY 2024-25. The City leveraged State and private grant funds for the operating costs of the City’s 40-unit Temporary Housing Village as well as the Street Outreach Staffing costs.
For the CDBG program, the City leveraged Measure M funds (a local sales tax measure) for the sidewalk improvement for disabled accessibility project.
Fiscal Year Summary – HOME Match
1. Excess match from prior Federal fiscal year 0
2. Match contributed during current Federal fiscal year 0
3. Total match available for current Federal fiscal year (Line 1 plus Line 2) 0
4. Match liability for current Federal fiscal year 0
5. Excess match carried over to next Federal fiscal year (Line 3 minus Line 4) 0 Table 5 – Fiscal Year Summary - HOME Match Report
11 CAPER 9
OMB Control No: 2506-0117 (exp. 09/30/2021)
Match Contribution for the Federal Fiscal Year
Project No. or
Other ID
Date of
Contribution
Cash
(non-Federal
sources)
Foregone
Taxes, Fees,
Charges
Appraised
Land/Real
Property
Required
Infrastructure
Site
Preparation,
Construction
Materials,
Donated labor
Bond
Financing
Total Match
Table 6 – Match Contribution for the Federal Fiscal Year
HOME MBE/WBE report
Program Income – Enter the program amounts for the reporting period Balance on hand at
begin-ning of reporting
period
$
Amount received during
reporting period
$
Total amount expended
during reporting period
$
Amount expended for
TBRA
$
Balance on hand at end
of reporting period
$
0 0 0 0 0
Table 7 – Program Income
12 CAPER 10
OMB Control No: 2506-0117 (exp. 09/30/2021)
Minority Business Enterprises and Women Business Enterprises – Indicate the number and dollar value of contracts for HOME projects completed during the reporting period Total Minority Business Enterprises White Non-
Hispanic Alaskan
Native or
American
Indian
Asian or
Pacific
Islander
Black Non-
Hispanic
Hispanic
Contracts
Dollar
Amount 0 0 0 0 0 0
Number 0 0 0 0 0 0
Sub-Contracts
Number 0 0 0 0 0 0
Dollar
Amount 0 0 0 0 0 0
Total Women
Business
Enterprises
Male
Contracts
Dollar
Amount 0 0 0
Number 0 0 0
Sub-Contracts
Number 0 0 0
Dollar
Amount 0 0 0
Table 8 - Minority Business and Women Business Enterprises
Minority Owners of Rental Property – Indicate the number of HOME assisted rental property owners and the total amount of HOME funds in these rental properties assisted Total Minority Property Owners White Non-
Hispanic Alaskan
Native or
American
Indian
Asian or
Pacific
Islander
Black Non-
Hispanic
Hispanic
Number 0 0 0 0 0 0
Dollar
Amount 0 0 0 0 0 0
Table 9 – Minority Owners of Rental Property
13 CAPER 11
OMB Control No: 2506-0117 (exp. 09/30/2021)
Relocation and Real Property Acquisition – Indicate the number of persons displaced, the cost of relocation payments, the number of parcels acquired, and the cost of acquisition Parcels Acquired 0 0
Businesses Displaced 0 0
Nonprofit Organizations
Displaced 0 0
Households Temporarily
Relocated, not Displaced 0 0
Households
Displaced
Total Minority Property Enterprises White Non-
Hispanic Alaskan
Native or
American
Indian
Asian or
Pacific
Islander
Black Non-
Hispanic
Hispanic
Number 0 0 0 0 0 0
Cost 0 0 0 0 0 0
Table 10 – Relocation and Real Property Acquisition
14 CAPER 12
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-20 - Affordable Housing 91.520(b)
Evaluation of the jurisdiction's progress in providing affordable housing, including the number and types of families served, the number of extremely low-income, low-income, moderate-income, and middle-income persons served.
One-Year Goal Actual
Number of Homeless households to be
provided affordable housing units 0 0
Number of Non-Homeless households to be
provided affordable housing units 5 0
Number of Special-Needs households to be
provided affordable housing units 0 0
Total 5 0
Table 11 – Number of Households
One-Year Goal Actual
Number of households supported through
Rental Assistance 0 0
Number of households supported through
The Production of New Units 0 0
Number of households supported through
Rehab of Existing Units 5 0
Number of households supported through
Acquisition of Existing Units 0 0
Total 5 0
Table 12 – Number of Households Supported
Discuss the difference between goals and outcomes and problems encountered in meeting these goals.
In FY 2024-25, the City did not expend any HOME program funds. No goals were identified in the FY 2024-25 Action Plan for number of households supported due to the fact that the City planned to utilize the affordable housing funding for a future project. This project did not commence in FY 2024-25.
Discuss how these outcomes will impact future annual action plans. 15 CAPER 13
OMB Control No: 2506-0117 (exp. 09/30/2021)
Future action plans will include outcomes associated with carryover funds from FY 2024-25.
Include the number of extremely low-income, low-income, and moderate-income persons served by each activity where information on income by family size is required to determine the eligibility of the activity.
Number of Households Served CDBG Actual HOME Actual
Extremely Low-income 0 0
Low-income 0 0
Moderate-income 0 0
Total 0 0
Table 13 – Number of Households Served
Narrative Information
In FY 2024-25, the City did not expend HOME program funds. No metrics related to number of households served were identified in the FY 2024-25 Action Plan because the City planned to utilize the affordable housing funding for a future project.
16 CAPER 14
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-25 - Homeless and Other Special Needs 91.220(d, e); 91.320(d, e); 91.520(c) Evaluate the jurisdiction’s progress in meeting its specific objectives for reducing and ending homelessness through:
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
The City of Torrance has three homeless Outreach Coordinators. The Outreach Coordinators provide outreach, case management, and housing navigation services to people experiencing homelessness in the City of Torrance. The Outreach Team connects clients to a variety of resources including temporary housing, time-limited subsidies, family reunification, and Share! Housing depending on the client’s need.
The Outreach Team continued to collaborate with the Los Angeles County Homeless Outreach & Mobile Engagement (HOME) team for joint outreach with mental health services. The HOME Team provides street based specialty mental health care to those experiencing chronic unsheltered homelessness coupled with severe mental illness.
Addressing the emergency shelter and transitional housing needs of homeless persons The City of Torrance continued to operate a 40-unit temporary housing program in FY 2024-25. The temporary housing program assisted 58 clients. 3290 provides non-congregate shelter beds for people experiencing homelessness within the City of Torrance. Program participants are assisted with housing navigation, enrollment in mainstream benefits, on-site medical services through Venice Family Clinic, document readiness, and case management.
Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: likely to become homeless after being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); and, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs The City continued to collaborate with the South Bay Cities Council of Government for Client Aide funds.
Client Aide funding assists eligible households with short term rental arrears, security deposits, and other monetary resources to prevent homelessness. Approximately 15 households were assisted through Client Aide in FY 2024-25. Additionally, the City continued to operate voucher programs through the Public Housing Agency to assist very-low income households.
Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that 17 CAPER 15
OMB Control No: 2506-0117 (exp. 09/30/2021)
individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again
As stated above, the City has invested in a temporary housing community, as well as outreach services to help homeless persons make the transition to permanent housing. The Outreach Coordinators as well as the case managers at 3290 work with clients to develop a housing plan and become document ready.
This process enables people experiencing homelessness to shorten the time that they are experiencing homelessness. 50 households were assisted through the Outreach program and 58 clients were assisted at 3290.
The City of Torrance continued to administer the Emergency Housing Voucher program which connects people experiencing homelessness to permanent housing through housing vouchers. This program bypasses the long waiting list times typical of the traditional housing choice voucher program to prioritize immediate solutions for people experiencing homelessness. The City also continued the administration of the Veterans Affairs Supportive Housing Program (VASH) and the Stability Voucher Program (SV). Both of these programs are referral based from the Veteran’s Administration and the Los Angeles Homeless Services Authority. The Stability Vouchers assist households experiencing or at risk of homelessness, those fleeing or attempting to flee domestic violence, dating violence, sexual assault, stalking, human trafficking, and veterans and families that include a veteran family member that meets one of the proceeding criteria. Both the Stability Vouchers and VASH vouchers are coupled with ongoing supportive services to prevent individuals and families who were recently homeless from becoming homeless again. In FY 24-25, the City achieved 100% utilization of the Stability Voucher Program.
18 CAPER 16
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-30 - Public Housing 91.220(h); 91.320(j)
Actions taken to address the needs of public housing
There are no public housing units in the City. Torrance is one of four independent SPA 8 cities that has its own Public Housing Authority (PHA) administering tenant-based voucher programs.
As identified in the Consolidated Plan, voucher holders face barriers to leasing such as lack of affordable rental units, lack of security deposits, and low credit scores.
In FY 2024-25, the PHA instituted new Small Area Fair Market Rents to increase the ability of voucher holders to lease in higher market areas of the City. The PHA also continued to allow housing assistance payment contracts for under one year, increasing the number of potential landlords that the PHA could contract with. The PHA entered into 68 new contracts in FY 2024-25, including new admissions, port-ins, and existing tenant moves.
In Fall 2023, the California State legislature implemented several new laws that reduced barriers to leasing for voucher holders in 2024. The PHA continued to educate current voucher and applicants on their housing rights. AB 12 limits security deposits to one months' rent for most landlords. This new law will assist voucher holders who wish to relocate to another unit. SB 267 prohibits rental property owners from using an assisted person’s credit history as part of the application process without offering the applicant the option to provide alternative evidence of a verifiable legal means to pay their portion of the rent. The continued implementation and PHA education of these new laws will address the needs of tenant-based voucher holders/applicants.
Actions taken to encourage public housing residents to become more involved in management and participate in homeownership
The City of Torrance does not operate a public housing program. For the Housing Choice Voucher Program, the PHA convened the annual Resident Advisory Board to solicit feedback from program participants on the creation of the PHA Annual Plan. This included the implementation of HOTMA. The PHA refers participants who are interested in homeownership programs to the Los Angeles County Development Authority.
Actions taken to provide assistance to troubled PHAs
N/A, Torrance is not a troubled PHA.
19 CAPER 17
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-35 - Other Actions 91.220(j)-(k); 91.320(i)-(j)
Actions taken to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment. 91.220 (j); 91.320 (i) In FY 2023-24, the Torrance City Council adopted the Housing Corridor Overlay. This overlay presents a new option for property owners to pursue residential development on properties currently zoned for industrial or commercial use. As an overlay, the existing zoning of a property remains unchanged, allowing existing permitted uses to continue. This action will provide increased options for affordable housing development.
In FY 2024-25, the Housing Corridor Overlay was implemented. The Housing Corridor creates new areas that were not previously zoned for residential uses in an attempt to increase the housing stock.
Additionally, the City drafted the Religious Institution Housing Overlay Zone Ordinance. The RIH-OZ would apply to qualified properties owned by and operated by religious institutions and independent institutions of higher education. In order to qualify for the RIH-OZ, the units must be affordable to low income (80% area median income) households. This Ordinance will add a new Section 91.52 entitled “Religious Institution Housing Overlay Zone” to the Torrance Municipal code to establish RIH-OZ objective development standards. RIH-OZ will allow single-family, two-family, multiple-family residential, and senior citizen housing uses by right without discretionary review.
Actions taken to address obstacles to meeting underserved needs. 91.220(k); 91.320(j) The City continued to look for non-traditional ways to develop affordable housing units and meet community development needs. These strategies will continue into future funding years. To meet the current affordable housing need, the City encouraged participants in the City’s Temporary Housing Program to complete the Universal Housing Application (UHA). The UHA is a product of the Los Angeles Homeless Services Authority, the lead agency of the Los Angeles County CoC. The UHA is an online system that creates a centralized digital application for housing resources. The UHA allows LAHSA to digitally submit housing applications and refrain from using individual paper applications.
The City also entered into an MOU with the SBCCOG for a time-limited subsidy program. This program creates an additional avenue for formerly homeless households to access affordable housing. By providing time-limited subsidies, participants can work to earn additional income and achieve self- sufficency.
Actions taken to reduce lead-based paint hazards. 91.220(k); 91.320(j) The City of Torrance complied with HUD Lead Based Paint Regulations, which requires all federally assisted housing programs, including rehabilitation, homeownership, and tenant-based subsidy systems, 20 CAPER 18
OMB Control No: 2506-0117 (exp. 09/30/2021)
to address lead hazards. The Housing Authority continued to inspect all assisted units biennially to ensure that any lead-based paint hazards were addressed.
Actions taken to reduce the number of poverty-level families. 91.220(k); 91.320(j) The City and its partners supported a diverse range of programs and services funded through multiple sources to help low to moderate-income families. The City's anti-poverty strategy as outlined in the Action Plan focuses on:
1. Assist families and individuals access resources that may help them move into self-sufficiency (stable and affordable housing, neighborhood-based sources, after-school programs, job training);
2. Prevent poverty through assistance to City of Torrance’s youth, building communities, and supporting affordable housing initiatives;
3. Alleviate poverty by improving family and individual economic opportunities that lead to a sustainable living wage.
Special services were provided to Torrance seniors through the City’s Community Services Department in the form of health, exercise classes, legal aid, and nutritious meals. In addition, referrals were made to the Los Angeles County Department of Public Social Services for financial assistance to a variety of disabled persons including cooking, cleaning, personal care and transportation.
The City’s Public Housing Agency continued to operate tenant based voucher programs, providing stability for poverty-level families (including elderly and disabled people). By providing affordable housing resources, households are able to focus on enrollment in mainstream benefits, education, and job training.
Actions taken to develop institutional structure. 91.220(k); 91.320(j) The City Council reviews, holds hearings, approves the funding priorities, and approves the submission of the Action Plan to HUD. These hearings took place during the FY 2024-25 funding year. While the Community Development Department has the major responsibility for the Action Plan budgeting, project formulation, and program implementation, other City departments, government agencies, social service agencies, and Torrance residents play an important role. There are several inter-departmental programs, primarily in the area of neighborhood quality of life that are composed of a wide variety of City departments.
Additionally, the City continued to actively collaborate with the South Bay Cities Council of Governments (SBCCOG), particularly in the homeless response network. The SBCCOG is an organization that is a key element of the institutional structure. In the Continuum of Care (CoC), the City’s Public Housing Agency continued collaborating with the Los Angeles Homeless Services Authority (LAHSA) in an effort to further integrate into the CoC.
21 CAPER 19
OMB Control No: 2506-0117 (exp. 09/30/2021)
Actions taken to enhance coordination between public and private housing and social service agencies. 91.220(k); 91.320(j)
The City continued to coordinate with Harbor Interfaith Services, the lead agency in SPA 8, to fill gaps in the social services landscape. This includes the contract with Harbor Interfaith Services for the administration of the City’s Temporary Housing Program.
In FY 2024-25, the City’s collaboration with the Los Angeles Homeless Services Authority continued. The City served as a deployment site for LAHSA’s 2025 Homeless Count. The Stability Voucher holders are referred directly from LAHSA, with LAHSA provided intensive case management services (ICMS) through Mental Health America Los Angeles. The City collaborated with LAHSA in the application process and participated in biweekly check-ins with LAHSA Staff to ensure program success.
Through the City’s PHA, the City continued to work with the other housing agencies in the area including LACDA, HACLA, City of Redondo Beach Housing Authority, City of Hawthorne Housing Authority, and the City of Inglewood Housing Authority. Through the administration of VASH vouchers, the City also continued to collaborate with the West Los Angeles VA as well as VA contractors (Volunteers of America Los Angeles, Village for Vets, etc).
Identify actions taken to overcome the effects of any impediments identified in the jurisdictions analysis of impediments to fair housing choice. 91.520(a) The City’s analysis of impediments to fair housing choice was completed in FY 2024-25.
One potential impediment identified was Housing Discrimination Complaints Based on Disability Status or Source of Income. In the Housing Rights Center's Fair Housing workshops, Staff highlighted disability discrimination and assisted tenant protections at Fair Housing Workshops in Torrance.
Additionally, the AI identified a need for Expanding Affordable Housing Opportunities. Housing affordability alone is not a fair housing issue. Fair housing concerns arise only when affordability interacts with any issues covered under Fair Housing Law. Furthermore, Black or African American (11.38%), Some Other Race (8.48%), Two or More Races (8.19%), and Hispanic or Latino of Any Race (7.43%) are disproportionately impacted by lower and moderate incomes, and therefore have fewer housing options than other racial/ethnic groups.
The following actions assisted the City in expanding affordable housing opportunities for low- to moderate-income residents.
Section 8 Rental Assistance - The City operated voucher programs through the City Public Housing Authority (PHA). This includes the housing choice voucher program (HCV), veteran's affairs supportive housing program (VASH), emergency housing voucher program (EHV), and stability voucher program (SV). The primary objective of this program is to assist low-income (0 to 50% of MFI) persons and 22 CAPER 20
OMB Control No: 2506-0117 (exp. 09/30/2021)
households in making rents affordable. Additionally, the City implemented HUD’s new Small Area Fair Market Rent (SAFMR). The implementation of the SAFMRs will increase the payment standards in higher rent areas in Torrance, creating increased housing choice for assisted households into higher income zip codes.
23 CAPER 21
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-40 - Monitoring 91.220 and 91.230
Describe the standards and procedures used to monitor activities carried out in furtherance of the plan and used to ensure long-term compliance with requirements of the programs involved, including minority business outreach and the comprehensive planning requirements
The City will monitor future activities to ensure long term compliance including determining that activities meet the eligibility of HOME costs, HOME property standards, and cost reasonableness regulations.
The City understands that all efforts using federal, state, and local resources to carry out its Annual Action Plan must be conducted in accordance with established laws, regulations, sound management, and accounting practices. The following procedures have been established for monitoring activities:
• Ongoing, internal reviews of progress reports and expenditures. • Regular internal meetings to coordinate staff efforts in regard to performance and compliance. • Periodic reports to appropriate City officials and other stakeholders. • Full review of audit statements and other documentation from any future subrecipient's prior to disbursement of funds
• Project and financial data on CDBG-funded activities will be maintained using the HUD software IDIS (Integrated Disbursement Information System). Use of this system will allow HUD staff easy access to local data for review and progress evaluation. • Timely submission of the Consolidated Annual Performance and Evaluation Report (CAPER).
The Community Development Department oversees the CDBG and HOME funded programs for the City. The Department ensures that all of the CDBG and HOME funded programs are implemented in compliance with federal regulations and local policy. This would include ensuring compliance with Davis Bacon, environmental review, fair housing, minority and women owned business enterprises, Section 3 affirmative marketing through on-going monitoring of programs and services assisted with CDBG and HOME funds.
The Department will coordinate with other internal departments (i.e. Public Works Department), as well as external agencies (ex. Housing Rights Center), when receiving CDBG funds to operate the various projects and programs. However, each program is administered or coordinated by the appropriate staff in each department and supervised by the Director of that department.
The lead department for the Con Plan preparation and yearly reporting is the Community Development Department under the supervision of the City Manager.
24 CAPER 22
OMB Control No: 2506-0117 (exp. 09/30/2021)
Citizen Participation Plan 91.105(d); 91.115(d)
Describe the efforts to provide citizens with reasonable notice and an opportunity to comment on performance reports.
A notice advertising the CAPER was published in the Daily Breeze on September 5, 2025. This notice informed the public of the opportunity to view/comment on the Plan for 15 days. The CAPER was available for viewing on the City of Torrance website, Torrance City Clerk’s Office, and Community Development Department. All comments received are included in the Appendix. 25 CAPER 23
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-45 - CDBG 91.520(c)
Specify the nature of, and reasons for, any changes in the jurisdiction’s program objectives and indications of how the jurisdiction would change its programs as a result of its experiences.
Does this Jurisdiction have any open Brownfields Economic Development Initiative (BEDI) grants?
No
[BEDI grantees] Describe accomplishments and program outcomes during the last year.
26 CAPER 24
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-50 - HOME 24 CFR 91.520(d)
Include the results of on-site inspections of affordable rental housing assisted under the program to determine compliance with housing codes and other applicable regulations Please list those projects that should have been inspected on-site this program year based upon the schedule in 24 CFR §92.504(d). Indicate which of these were inspected and a summary of issues that were detected during the inspection. For those that were not inspected, please indicate the reason and how you will remedy the situation.
N/A, the City did not develop affordable rental housing in FY 2024-25.
Provide an assessment of the jurisdiction's affirmative marketing actions for HOME units. 24 CFR 91.520(e) and 24 CFR 92.351(a)
N/A, no HOME units were developed/rented in FY 2024-25.
Refer to IDIS reports to describe the amount and use of program income for projects, including the number of projects and owner and tenant characteristics N/A, no HOME funds were utilized in this program year.
Describe other actions taken to foster and maintain affordable housing. 24 CFR 91.220(k) (STATES ONLY: Including the coordination of LIHTC with the development of affordable housing). 24 CFR 91.320(j)
The City continued to operate the assisted voucher programs through the PHA to maintain the existing affordable housing stock. As stated previously, the City implemented the Housing Corridor Overlay during the program year. This overlay presents a new option for property owners to pursue residential development on properties currently zoned for industrial or commercial use. As an overlay, the existing zoning of a property remains unchanged, allowing existing permitted uses to continue. This action will provide increased options for affordable housing development.
27 CAPER 25
OMB Control No: 2506-0117 (exp. 09/30/2021)
CR-58 – Section 3
Identify the number of individuals assisted and the types of assistance provided
Total Labor Hours CDBG HOME ESG HOPWA HTF
Total Number of Activities 1 0 0 0 0
Total Labor Hours 2,592
Total Section 3 Worker Hours 192
Total Targeted Section 3 Worker Hours 0
Table 14 – Total Labor Hours
Qualitative Efforts - Number of Activities by Program CDBG HOME ESG HOPWA HTF Outreach efforts to generate job applicants who are Public Housing Targeted Workers
Outreach efforts to generate job applicants who are Other Funding Targeted Workers.
Direct, on-the job training (including apprenticeships). 1 Indirect training such as arranging for, contracting for, or paying tuition for, off-site training.
Technical assistance to help Section 3 workers compete for jobs (e.g., resume assistance, coaching). 1
Outreach efforts to identify and secure bids from Section 3 business concerns. 1
Technical assistance to help Section 3 business concerns understand and bid on contracts.
Division of contracts into smaller jobs to facilitate participation by Section 3 business concerns.
Provided or connected residents with assistance in seeking employment including: drafting resumes,preparing for interviews, finding job opportunities, connecting residents to job placement services.
Held one or more job fairs.
Provided or connected residents with supportive services that can provide direct services or referrals.
Provided or connected residents with supportive services that provide one or more of the following: work readiness health screenings, interview clothing, uniforms, test fees, transportation.
Assisted residents with finding child care.
Assisted residents to apply for, or attend community college or a four year educational institution.
Assisted residents to apply for, or attend vocational/technical training.
Assisted residents to obtain financial literacy training and/or coaching.
Bonding assistance, guaranties, or other efforts to support viable bids from Section 3 business concerns.
Provided or connected residents with training on computer use or online technologies.
Promoting the use of a business registry designed to create opportunities for disadvantaged and small businesses. 1 Outreach, engagement, or referrals with the state one-stop system, as designed in Section 121(e)(2) of the Workforce Innovation and Opportunity Act.
28 CAPER 26
OMB Control No: 2506-0117 (exp. 09/30/2021)
Other. 1
Table 15 – Qualitative Efforts - Number of Activities by Program
Narrative
Contractors worked with local unions for dispatch of craftworkers who may qualify as Section 3 and Targeted Workers.
29 CAPER 27
OMB Control No: 2506-0117 (exp. 09/30/2021)
Attachment
Proof of Publication
30 CAPER 28
OMB Control No: 2506-0117 (exp. 09/30/2021)
31 CAPER 29
OMB Control No: 2506-0117 (exp. 09/30/2021)
Public Comments
32