U.S. Department of Housing and Urban Development
Office of Community Planning and Development

CITIZEN'S SUMMARY

The City of Inglewood, California, is located approximately 11 miles southwest of downtown Los Angeles and 2.5 miles east of Los Angeles International Airport. The City itself is 8.8 square miles and has a 1994 population estimate of 113,623.

Action Plan

The Action Plan contained within the Consolidated Plan is a one year implementation strategy for Fiscal Year 1995-1996 to begin meeting the City's community development needs. The total Community Development Block Grant (CDBG) entitlement for the City is $2,965,000. The Home allocation is $830,000, and the Emergency Shelter Grant (ESG) allocation is $85,000. The funds are primarily targeted to meeting the housing needs of low and moderate income residents. CDBG funds are specified for housing rehabilitation and neighborhood preservation; HOME funds are targeted to first time home buyers; and ESG funds are targeted toward emergency shelter. In order to meet non-housing community development needs, funds are targeted to economic development and various social services.

Citizen Participation

The cornerstone of the Consolidated Plan vision and process is citizen participation. On January 31, April 11, April 25 and May 9, 1995, City Council held public hearings to receive input on community needs, receive proposals to address the needs and recommend the use of funds allocated for fiscal year 1995-1996. Additional community meetings were held in each of the four City Council districts. A draft of the Consolidated Plan was made available to the public on April 11, 1995, and the final Plan, considering all public comments, was prepared for submittal to the Department of Housing and Urban Development on May 15, 1995.

COMMUNITY PROFILE

The City of Inglewood had a 1994 population estimated by the California Department of Finance to be 113,623. The 1990 Census had listed the population at 109,602. The growth rate has held steady at approximately 1.5% annually, and no significant deviation from this trend is foreseen. Inglewood is a community that is almost entirely built out, and population growth is expected mainly in the number of persons per household.

Inglewood is an ethnically diverse minority community with 50% of its population Black, 38% Hispanic, 8% White, 2% Asian and 2% Other. The Hispanic population is currently the fastest growing group in the City. Minorities comprise 50% or more of the population in all of Inglewood's 26 Census tracts.

According to the 1990 Census, there were 36,339 households in the City of which 51% were married couple households, and 25% were single-headed households. The remainder were non-family households as defined by the Census.

In 1989, most families in the City could be classified as having low to moderate incomes. As an example, family income in the City was less than the average income for the entire County of Los Angeles. Of Inglewood's families, 41% earned below $25,000 per year compared to 30% of the County's families. The median household income in Inglewood was $29,881; the Los Angeles County median was $34,965. Approximately 47%, or 17,034 households, of the total number had incomes below 80% of the County median; 8,317 households (23% of the City's total) had incomes lower than $15,000. Furthermore, family incomes varied upon the racial/ethnic character of the families. In Hispanic families, 47% earned less than $25,000 annually; 45% of White families earned less than $25,000 annually; and 37.5% of Black families earned less than $25,000 annually.

Concentration of low income population is most visible within 5 of the 26 Census tracts in Inglewood. These tracts have more than 24% of their population below poverty level, and they are the Census tracts that have housing units most severely impacted by aircraft noise since the tracts lie directly under the approach to the south runway of Los Angeles International Airport.

HOUSING AND COMMUNITY DEVELOPMENT NEEDS

Conditions

The most readily observable characteristics of housing are physical factors: the number and type of dwellings; the growth of the housing inventory; and the physical condition and maintenance of the dwellings. Of Inglewood's 38,713 units, 17,969 are single family or duplex (46%). The remaining are multiple-family units, which in part explains why 62.1% of the housing units in Inglewood are renter-occupied. The City has an active policy in place to increase home ownership, thereby increasing investment in the community.

The age of Inglewood's housing stock also plays a significant role in determining policy to increase home ownership and investment in the community. Approximately 54% of the housing units are over 30 years old. The City maintains an active program of neighborhood rehabilitation and reinvestment to upgrade this housing stock.

Inglewood does not expect to see a dramatic increase in the total number of housing units. Because the City is almost entirely built-out, most of the new units will come from in-fill projects or replacement of existing dwellings with possibly a slight increase in the number of units on a given site. Housing construction is also constrained significantly by aircraft noise due to air traffic at Los Angeles International Airport. The Inglewood Redevelopment Agency has two redevelopment project areas in which housing is being removed so that compatible land uses can be developed to mitigate severe conditions from aircraft noise.

Housing Needs

The 1990 Census found 9,328 renter households and 2,374 owner households below 50% of median income. An additional 4,805 renter households and 1,915 owner households are between 50% and 80% of median income. Approximately 80% of these households were found to have housing problems, according to the 1990 Census.

Housing Market Conditions

Vacant housing units are an indication of the availability of housing and a general economic indicator. Vacancies have tended to increase with the economic recession and contraction of the aerospace industry in the South Bay area. City-wide vacancies were listed at 6.7% in the 1990 Census, or 2,611 units. The vacancy rate for rental units was lower, 4.5%.

The median purchase price of residential property in Inglewood, as indicated by a real estate survey just prior to the 1990 Census, was $137,000. The price is generally lower than that of surrounding communities. Homes in Inglewood are still in the relatively "affordable" range for many households. The median rents, according to Inglewood Housing Authority surveys, were found to be $560 for a one bedroom unit, $650 for a two bedroom unit, and $845 for a three bedroom unit. Rents for newly constructed units were approximately $100 per month higher.

The City of Inglewood is committed to preserving and upgrading its existing housing stock. A housing survey has determined that there are 3,877 units suitable for rehabilitation, or 96% of all substandard units. The housing stock in Inglewood is heavily impacted by noise from aircraft landing at Los Angeles International Airport. At the present time, there are 10,400 housing units affected by unacceptable levels of aircraft noise. Of this number, 2,514 units are expected to be removed. Other units are being sound insulated as part of a pilot project with the Los Angeles Department of Airports.

Affordable Housing Needs

Of the 9,328 very low income renter households in Inglewood, 82% are paying more than 30% of their incomes for housing. Of the 2,374 very low income owner households, 56% are paying more than 30% of their incomes for housing. Additionally, there are 4,805 low income renter households and 1,237 low income owner households with 85% and 57% respectively paying in excess of 30% of their incomes for housing. Moderate income households are in a slightly better position in terms of cost burden. Of the 2,108 moderate income renter households, 19% are paying in excess of 30% of their incomes for housing. Of the 1,139 moderate income homeowners, 50% are paying more than 30% of their incomes for housing.

Homeless Needs

The City of Inglewood does not have a point in time survey to determine the exact number of homeless in the City. The cold weather shelter that serves the area has provided statistics that include Inglewood and communities immediately surrounding the City. The statistics are an indication of the homeless problem. A total of 1,910 were counted, with 1,220 of these persons unsheltered. Of these, 5% had service needs related to severe mental illness; 70% had service needs that were alcohol and drug related; 8% had combined mental health and drug/alcohol related service needs; 4% had service needs related to domestic violence; and 1% were low income elderly with special service needs.

The following list summarizes shelter assistance specifically available to Inglewood area persons:

Bridge Black Foundation, a six-bed shelter for men that provides counseling and referral assistance while residents return to self-sufficiency;
Red Cross, which provides emergency vouchers and rental subsidies;
Excelsior House, which provides maximum 14 day shelter for six homeless adults in need of psychiatric treatment;
First United Methodist Church of Inglewood, which provides vouchers for persons and families in need of emergency shelter to stay in local motels for one or two nights while more permanent assistance is sought;
Southern California Veterans Services Council, Inc., which offers motel vouchers, referral services, food and clothing;
Los Angeles Community Services, Inc., which provides outreach, referral services, counseling and shelter during inclement weather.

On March 21, 1995, the Inglewood Redevelopment Agency entered into an agreement with Los Angeles Veterans Education and Training Services Incorporated for 301 units of transitional housing for homeless veterans and their families. This facility will assist veterans in need by providing affordable housing, vocational counseling and employment development services.

Public and Assisted Housing Needs

The City of Inglewood Housing Authority operates an assisted housing program to benefit its very low, low, and moderate income residents. While there is no public housing in the City, there are 2,029 assisted housing units under the Section 8 Existing Housing Program. Of these, 786 are certified existing housing units and 128 are units with vouchers. The Housing Authority also manages 465 transfer files under the portability program. Finally, there are 500 units of Section 8 New Construction housing available to senior citizens.

Under other assisted housing programs, the City has 80 units of housing available specifically to the handicapped, funded under the Federal Section 202 program.

The City of Inglewood Redevelopment Agency also has a program to provide low and moderate income housing. Since 1978, the Agency has assisted with the development of 551 low and moderate income units that are deed restricted, generally for a 20 year period, for low and moderate income persons.

The HOME Investment Partnership Act(HOME) has also provided funds to assist low and moderate income persons. Through its subrecipient, Inglewood Neighborhood Housing Services, 29 mortgage subsidy loans have been made to first time home buyers. The Inglewood Redevelopment Agency had added funding to rehabilitate any of these units to be purchased so that the units will meet all HUD housing quality standards.

Barriers to Affordable Housing

There are a number of barriers to affordable housing that can only be partially controlled at the level of local government. These include the availability of sites, land cost, and banking/credit practices. There are only two undeveloped sites in the City of Inglewood, and both have problems of oil contamination. Land cost is influenced by economic conditions in the entire southern California region. Banking practices are determined largely by institutional practices and Federal regulations. The City has attempted to work with local lending agencies to increase the supply of low and moderate income lending.

Zoning and Building and Safety regulations can provide barriers to affordable housing. The City of Inglewood, however, does not have exclusionary zoning. The City has an ongoing program of updating its zoning code and is currently examining mixed use zoning to increase the supply of affordable housing. The City also conforms to the standards of the Uniform Building Code. The Code is utilized throughout the State of California, and enforcement of its regulations do not create any unique restraints on construction or rehabilitation in Inglewood.

Fair Housing

The City contracts with Westside Fair Housing Council to ensure that fair housing practices are maintained. Both the City and Westside Fair Housing Council pursue an active program of public education.

Lead-Based Paint

The City plans to work with the Los angeles County Health Department to conduct a needs assessment in the community. As part of the Consolidated Plan, it is recommended that funds be set aside for specific testing of homes, abating hazardous conditions, and making educational materials available to Inglewood residents. It is further recommended that these programs be coordinated with the City's housing rehabilitation programs.

Other Issues

A major issue that affects housing and community development in the City of Inglewood is crime and gang activity. The City of Inglewood has a definite need for programs for at-risk youth, and has targeted its l5% social services funds through the Community Development Block Grant to begin to mitigate these needs. In Los Angeles County, there are an estimated 650 gangs and l25,000 gang members. There are an estimated 24 gangs within the City of Inglewood. Inglewood Police Department is actively working in the neighborhoods through community based policing efforts to reduce the risk that exists.

Community Development Needs

Community development needs for the City of Inglewood include upgrading the public infrastructure, increasing the supply of park land and open space available in lower income neighborhoods, continuing a program of code enforcement to eliminate health and safety hazards, improving accessibility for handicapped persons, supporting anti-crime activities, increasing economic development opportunities, improving the distribution of social services to the Hispanic community, and affirmatively furthering fair housing.

Coordination

The City of Inglewood coordinates programs on the local level with the Inglewood Redevelopment Agency, Inglewood Housing Authority, Inglewood Neighborhood Housing Services, Inglewood Police Department, local lenders, local developers, resident business owners, and local non-profit service providers. At the subregional level, the City participates in the South Bay Cities Council of Governments to coordinate those issues that extend beyond municipal boundaries. On the regional level, the City actively participates in coordination with the Southern California Association of Governments and the Los Angeles County Metropolitan Transportation Association. On the State level, there is active coordination through the League of California Cities.

HOUSING AND COMMUNITY DEVELOPMENT STRATEGY

Vision for Change

The vision for the Consolidated Plan in the City of Inglewood is to promote three basic goals -- decent housing for all residents, a suitable living environment for all residents, and the expansion of economic opportunities.

Housing Priorities

The City has identified three major goals/priorities within the Consolidated Plan. The first is to ensure its residents decent housing. The objectives to meet this priority are as follows:

Maintain and upgrade existing housing stock through housing rehabilitation loan and grant programs.
Increase the supply of affordable housing through new construction, first time home buyer assistance, and rental assistance.
Increase the supply of housing for special needs populations, such as the handicapped and elderly.
Make available emergency shelter, transitional housing, and permanent housing for the homeless.

Non-Housing Community Development Priorities

The second goal/priority identified is to ensure a suitable living environment. The objectives to meet this priority are as follows:

Promote public safety through community based policing efforts, neighborhood watch and block club programs, commercial safety programs, and defensible space planning.
Support anti-crime and anti-gang activities by providing intervention, employment, education, training and counseling to youth and families at risk; by continuing an on-going graffiti abatement program; and by continuing the Drug Abuse Resistance Education program through the Inglewood Police Department.
Revitalize residential neighborhoods and their supporting commercial nodes through such means as infrastructure improvements, public facility improvements, facade improvements, seismic safety improvements, and sufficient open space and landscaping to encourage pedestrian use of public spaces.
Encourage mixed-use development to increase housing supply and thereby mitigate constraints to housing development in a City that is almost completely built out.
Eliminate conditions of slum and blight through acquisition, relocation, and rehabilitation.
Support cultural events, social programs, and educational models that promote ethnic diversity, foster cultural awareness, and provide an emphasis for the City's youth.
Continue to remove barriers to accessibility for the handicapped.
Eliminate health and safety programs through an aggressive program of code enforcement.
Target planning activities to overcome existing barriers to affordable housing, developing strategies and programs to increase the efficiency and effectiveness of revitalization efforts, and provide technical assistance to community groups.

The third goal/priority identified is to ensure economic development opportunities, particularly for low and moderate income members of the community. Objectives to meet this priority are as follows:

Continue revitalization efforts in the City's downtown to strengthen the community's economic base and create a sense of civic pride.
Support revitalization efforts in the City's redevelopment project areas through land acquisition, property rehabilitation, and small business loan programs.
Ensure training and employment programs as outlined in the Section 3 guidelines issued by the United States Department of Housing and Urban Development.

Anti-Poverty Strategy

The City's anti-poverty strategy includes providing affordable housing concurrently with providing education, supportive social services, employment and training opportunities. The provision of any one component alone is not sufficient for breaking the cycle of poverty.

Housing and Community Development Resources

There are limited funds to address housing and community development needs. For that reason, the City leverages funds through non-profit agencies, the Redevelopment Agency, local lenders, private developers, business owners/corporations within the City, various Los Angeles County agencies, the State of California, and the federal government.

Coordination of Strategic Plan

In its efforts to allocate scarce federal, state, and local resources, the City will review annually its programs to mitigate the identified housing and community development needs, especially as they pertain to low and moderate income residents. The City will continue its program of coordination with all City departments and those local, regional, State, and federal agencies enumerated.

ONE-YEAR ACTION PLAN

Description of Key Projects

The following are the key projects in Inglewood's Consolidated Plan for fiscal Year l995-96:

Housing and neighborhood preservation will receive $57l,000 to improve the housing stock in the City through rehabilitation loans, seismic safety rebates for unreinforced masonry buildings, and code enforcement to eliminate health and safety hazards.
A total of $622,500 will be designated for mortgage subsidies for low and moderate income first time home buyers under the HOME Improvement Partnership Act.
Public infrastructure improvements will be made at a cost of $853,000.
Economic Development funds will be directed into pre-apprenticeship training and expanding job opportunities for youth at a funding level of $l43,750.
Social service funds will be directed to AIDS health care and education, anti-crime and gang activities, graffiti abatement, social service counseling for families who are of limited English proficiency, and victims of child abuse in the juvenile justice system. The funding amount will be $447,308 for these services.
Emergency services for the homeless will be funded in the amount of $85,000.

Lead Agencies

The lead agency for implementing the Consolidated Plan programs is the City of Inglewood Planning Division, Community Development Block Grant staff. Policy decisions are made by the City Council in consultation with the residents of Inglewood, and Council directs the allocation of funds.

Housing Goals

The number of households that will be assisted with funds through the Consolidated Plan will vary by program. For example, over the next year, the City expects to assist 30 first time home buyers, l60 homeless individuals through emergency housing, 300 homeless veterans with transitional housing, and 25 youth with pre-apprenticeship training. The City will improve l6 neighborhood streets, make two public restrooms accessible to the handicapped, and paint out several hundred incidents of graffiti.

MAPS

MAP 1 depicts points of interest in the jurisdiction

MAP 2 depicts points of interest and low-moderate income areas.

MAP 3 depicts points of interest, low-moderate income areas, and minority concentration levels.

MAP 4 depicts points of interest, low-moderate income areas, and unemployment levels.

MAP 5 depicts points of interest, low-moderate income areas, and proposed HUD funded projects.

MAP 6 depicts Neighborhood Segments and streets with proposed HUD funded projects.

MAP 7 depicts Neighborhood Segments and streets with proposed HUD funded projects.

MAP 8 depicts Neighborhood Segments and streets with proposed HUD funded projects.

MAP 9 depicts Neighborhood Segments and streets with proposed HUD funded projects; in addition, a table provides information about the project(s).

To comment on Inglewood's Consolidated Plan, please contact:
Patricia Way
Ph: (310) 412-5577

Return to California's Consolidated Plans.