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

Consolidated Plan Contact



The City of South Gate is a General Law City under a Council-Manager form of government in the State of California and is located southeast of the City of Los Angeles in the heart of the Los Angeles metropolitan area. The City encompasses approximately 7.41 square miles. The City is conveniently linked to all of Southern California by direct access to the Long Beach Freeway (Interstate Route 710) via the City's main east-west artery Firestone Boulevard.

The City of South Gate has prepared its Consolidated Plan as part of the requirements for participation in two federal grant programs: the Community Development Block Grant (CDBG) program and the Home Investment Partnerships (HOME) grant. The purpose of the Consolidated Plan is to bring together the planning, application, reporting, and citizen participation components of these two formula grant programs and provide a more comprehensive approach to address the needs of the City of South Gate.

In developing the Consolidated Plan, the City of South Gate undertook a pro-active Citizen Participation Process. City staff went out into the community to solicit input from local residents, businesses, churches, social service agencies and a variety of community organizations regarding the needs of the community. The City held a total of nine (9) meeting throughout the community. Two of these included formal public hearings before the South Gate City Council. In addition to holding public outreach meetings, the City developed a Community Needs Assessment Survey which was distributed through local churches, the community outreach meetings, and through the mail to all residents receiving Section 8 certificates and vouchers. The City also consulted with the Los Angeles County Department of Health, the South Gate Housing Authority, and notified other adjacent units of local government of its non-housing community development needs. Meetings were held with neighboring local government jurisdictions to discuss common community needs and available resources.


The population of the City of South Gate is estimated to be 89,500 making South Gate the sixteenth largest city in Los Angeles County. The population has increased more than eighteen percent (18%) over the last ten years, since 1985. The median age in the City of South Gate is 25.7 and the median annual household income is $27,279. The race and ethnicity of the population in the City is primarily of Hispanic origins. 83% of the population is considered to be Hispanic, 13% White, with the remaining 4% consisting of American Indian, Asian, Black, and others.

There are a total of 22,946 housing units in South Gate. The median housing value is $162,000. The median gross monthly rental rate is $549. 47.4% of the housing units are owner occupied and 50.3% are renter occupied.

The private sector employs 30,051 South Gate residents while the public sector employs 2,842 residents. South Gate's unemployment rate is 11.6%, compared to 7.9% for the Los Angeles County as a whole.

Fire protection for the City of South gate is provided by the Los Angeles County Fire Department which operates two (2) station within the city limits. Police protection is provided by the City of South Gate Police Department. There is a central Police Headquarters facility, a Police Substation in the Hollydale area, as well as a Police Public Information Center located within the City. Municipal water services are provided by 135 miles of water mains. In addition, there are 125.8 miles of sanitary sewer system.


A. Conditions

Past and current assessments of housing and community development needs in the City of South Gate have determined that the City faces significant problems as the numbers of low income persons residing in the City is increasing. The housing stock is aging resulting in physical inadequacies; overpayment of housing exists as many residents pay a high portion of their income for housing, illegal conversions of garages exists constituting overcrowded conditions, and first-time home ownership is increasingly difficult. These conditions are coupled with the fact that Southern California has been experiencing a recession that has left portions of the population with diminished wages, unemployment and in some cases, homelessness.

Through HUD and local data sources, consultation with various entities and input obtained from the Citizen Participation process, the City determined its housing and non-housing community development needs include the following: more units of affordable housing, more units of affordable housing for seniors, rehabilitation of single and multi-family residential units, assistance for first-time home buyers, supportive services for AIDS/HIV persons, reduction of units that are overcrowded, graffiti abatement, medical services for low income persons, economic development assistance, sewer improvements, educational programs for low income persons.

B. Housing Needs

The most significant housing issues in the community are over payment (cost burden), overcrowding, and physical inadequacies (physical condition).

  1. Housing Market Conditions
  2. Affordable Housing Needs
  3. Homeless Needs
  4. Public and Assisted Housing Needs
  5. Barriers to Affordable Housing
  6. Fair Housing
  7. Lead-Based Paint

B. Community Development Needs

Non-housing Community Development needs in the City of South Gate are primarily in two areas, infrastructure needs and economic development.

The primary infrastructure needs include street rehabilitation, traffic control and signage, wheelchair ramps, water system rehabilitation, sanitary sewer system rehabilitation and replacement, storm drain improvements, and congestion relief at the I-710/Firestone Boulevard Interchange. The City has begun to identify and address some of these needs through the use of Community Development Block Grant funds, UDAG funds, and other local, state, and federal funding programs. However, these needs have developed over a long period of time and will take many years to address.

The City developed a city-wide pavement management program and is well under way with maintenance or rehabilitation of many streets and roadways throughout the City. By effectively preserving the City streets with seals and overlays the City can minimize the major expense of complete reconstruction.

The City has completed extensive improvements in traffic control and management along its two busies east/west corridors Firestone Boulevard and Tweedy Boulevard. The remaining improvements have been incorporated in a five year Capitol Improvement Plan.

The City's water system has also been identified as part of the City's infrastructure which has needed improvement. The total cost for completing the necessary improvements city-wide exceeds $33 million dollars. The City has begun to address needs in this area by replacing critical water mains which lack the capacity to provide adequate flow for fire protection. In 1994 the City completed construction of a four million gallon water reservoir, pump station, and treatment facility. This facility will help to address some of the water needs of the community.

The most urgent infrastructure community development need is to rehabilitate the failing sanitary sewer system. Estimated at a total cost of $9 million , the City is addressing this need in phases. Breaks and collapses in the sewer system jeopardize the health and safety of the community and are extremely costly to repair. The City is planning to reline the majority of the sewer system as a method to improve the system capacity and prevent further collapses in the system.

There have been long-term structural changes in California's economy that have affected South Gate and created an urgent need for economic development. The central underlying theme relates to the need to create and retain employment opportunities for South Gate's citizens, given the rapidly changing work and national marketplace.

The City of South Gate has a variety of employers in the manufacturing sector. From the late 1970's through the 1980's, the City experienced the closing of three major employers in the city ; Firestone Tire and Rubber, Weiser Lock and General Motors, which resulted in the loss of approximately 10,000 jobs. These companies had provided 40% of the employment in the City and their closures had a major impact on the City. Currently, the two largest employers are DSL Trucking and Adohr Farms. As the area emerges from the recession, the City anticipates that existing employers will increase employment. In addition, the City expects to see additional redevelopment of the old General Motors site, which has approximately 85 acres available for industrial development.


A. Vision for Change - Overall Goals

In 1984, the City of South Gate held a public forum to determine the citizen's views on the future of the community. Out of this, it was envisioned by the residents that new businesses should be encouraged to come to South Gate so that new job opportunities would be created. To accomplish this goal, a business retention and attraction strategy was created and implemented.

Phase I of the strategy involved physical improvements and the creation of new businesses. Since South Gate has a redevelopment project area created in 1974, and an Enterprise Zone awarded in the early 1990's, physical improvements for retail shopping areas were planned and implemented as well as financial incentives for hiring low income persons. The old retail strip along Tweedy Boulevard was revitalized along with the commercial area in Hollydale. Also a new semi-regional Shopping Center called the Towne Center was built. All of these improvements were funded with Redevelopment Tax Increment dollars. Additional projects are planned for the future such as the California Plaza and Phase II of the Town Center.

With CDBG Funds, the City has in the past and will continue to maintain and make improvements to public facilities such as the South Gate Park, a Community Center and other recreational facilities for the benefit of the low and moderate residents, which are a majority in this community. The City has also used CDBG to remove architectural barriers to comply with the Americans with Disabilities Act (ADA), including curb cuts throughout the city to assist persons in wheelchairs. To aid in meeting other transportation needs, the City has also used Prop A funds to provide a Dial-A-Ride bus for elderly and other low income persons.

Phase II of the strategy involved the marketing of South Gate as a good place for businesses. To accomplish the attraction part of the strategy, a number of marketing tools were created. They include advertising in business magazines such as the L.A. Business Journal, Outlook California and Industrial Marketing Digest. Additionally, two videos were planned. One is a Zoning Video entitled "Planning for a Better South Gate" and the other is a general Marketing Video about the City and its advantages. Other tools include a Marketing Brochure designed for business attraction and a Welcome packet which is distributed to new arrivals in South Gate.

The CDBG program assists special Economic Development by funding the South Gate Business Assistance Program which provides technical assistance to businesses in the community. The City makes an effort to involve businesses in the future of the community and assist them. Staff have acted as an intermediary with the State Trade and Commerce Agency on behalf of a South Gate business.

The City also issued an Industrial Survey to determine what types of assistance the businesses needed. Furthermore, the Mayor holds a State of the City forum which is another opportunity for information and ideas to be exchanged.

In 1994, a news article in California Strategies Magazine stated that in a report from Cognetics, a Massachusetts economic research firm from Cambridge University, South Gate is ranked as the 3rd best city among 85 in California for entrepreneurs and 30th in the nation.

The vision for South Gate is not just an economic one, we also want to provide a good quality of life for our residents. This includes public services such as graffiti abatement, home safety program, providing educational opportunities, juvenile assistance opportunities, medical services and emergency management services in the case of disasters such as floods, earthquake or civil disturbances. During the last 4 years, this program has been kept quite active due to the weather, seismic activity and civil disturbances in nearby Los Angeles.

Also included in the vision for the community are cultural activities such as the Azalea Festival and televised Children's Christmas Parade and more down to earth activities such as the weekly Farmer's Market.

Additionally, as described elsewhere in the Strategic Plan, housing concerns, such as rehabilitation and first-time home buying using CDBG and HOME dollars, are also a top priority in South Gate. We are looking forward to the next five years and hope to accomplish even more in South Gate, where opportunity awaits you!

B. Housing Priorities

Based on the housing needs identified above, the City has developed the following four (4) housing priorities:

  1. Preservation and Rehabilitation of Existing Housing Stock
  2. Promote Affordable Housing through the use of public funding sources.
  3. Expansion of Housing Stock primarily for lower-income households.
  4. Initiate Assistance Programs and Development Incentives.

C. Non-housing Community Development Priorities

  1. The continuation of the City's ongoing efforts to design and construct streets and sidewalks needed to improve the living environments and prevent the deterioration of the transportation infrastructure in low/moderate neighborhoods.
  2. The provision of community-based police protection in low and moderate income neighborhoods.
  3. The provision of financial assistance to private non-profit organizations whose purpose is to provide services (i.e. day care) to low and moderate income and disadvantaged individuals.
  4. Elimination of the blighting influence of graffiti from low/moderate income neighborhoods.
  5. The provision of park improvements in low and moderate income neighborhoods.
  6. The provision of incentives for the rehabilitation of historic properties and the elimination of structural deficiencies is needed to prevent and eliminate blight, blighting influences, and conditions detrimental to public health and safety.
  7. The rehabilitation of facilities to comply with the American Disabilities Act.
  8. To construct improvements to prevent flooding in low and moderate neighborhoods.
  9. Provisions of loans through the Section 108 Loan Program to encourage the construction of commercial and industrial centers to continue job creation for the economic empowerment of low moderate income households.

D. Anti-Poverty Strategy

In 1990, the City of South Gate had 2,535 families living below the poverty line or 12% of all families in the City. Some of these families are currently assisted by County General Relief, AFDC or through emergency assistance programs. There are a few structured programs, usually administered at the county level, specifically targeting households in poverty and assisting those households in improving their long-term financial and social positions, eventually bringing them out of poverty. Two programs which may help to address this need are the Job Training Partnership Act (JTPA) and the Family Self-Sufficiency Program.

E. Housing and Community Development Resources

The Federal government has two major programs that are available for use in South Gate. These programs may be used for acquisition, rehabilitation, home buyer assistance, rental assistance, new construction, homeless assistance and homeless prevention, and non-housing activities. The programs available under each of these categories are discussed below.

To address the needs identified in the Plan, the City of South Gate also expects to utilize State Redevelopment Set-Aside funds, and Private lending funds for the First- time home buyer (FTHB) programs.

The federal HOME funds will leverage the primary financing for first mortgages provided by private lenders. Under the low income FTHB program, the HOME funds will provide the gap financing needed to make the purchase feasible.

Under the moderate income FTHB program, redevelopment set-aside funds will provide the same assistance to moderate income households.

Additionally, redevelopment set-aside monies will be used to fund the Neighborhood Beautification Program, Land Write-downs, and In-fill housing as long as tax increment dollars are available.

The CDBG funds will assist in leveraging private financing for rehabilitation of owner occupied residences under the Home Improvement Program.

The HOME Program is one of the largest sources of federal funds available to the City. However, there are many regulatory strings attached to proper use of these funds which may impede swift project progress in many instances. For example, for acquisition, new construction and rehabilitation activities a 25% non-federal match is required. However, the City of South Gate has been granted a full (100%) match reduction due to the high average percentage of poverty level families and elderly(15.3%) and the low per capita income of $8,368. Therefore, the City of South Gate has a 100% match reduction which is valid through October 1, 1996. South Gate is 1 of 6 cities in the Los Angeles region which qualifies for this 100% match reduction.

F. Coordination of the Strategic Plan

There is not currently any providers of public housing or any public housing units in South Gate. The City continues to work with owners of assisted housing that is "at risk" to preserve those housing units. The City will continue to work with the local housing authority, government health, mental health and social service agencies to identify needs in the City and coordinate resources to help meet the community's needs.


The following is a brief description of the projects to be undertaken during the 1994-95 fiscal year.

  1. Juvenile Assistance Diversion Effort (JADE): This agency is devoted to juvenile delinquency prevention and counseling services. Service include family and individual counseling, group counseling, gang alternative education, tutorial assistance, parent education and public education forums. Service provided to low income South Gate families.
  2. Graffiti Abatement Program: This program removes graffiti visible from the public right-f-way. Funds pay for labor, supplies and materials. Work is performed solely in low/moderate income block groups.
  3. Home Safety Program: This program provides crime prevention education and the installation of home safety devises to low income South Gate residents. This programs also will establish crime education public information centers and volunteer patrols.
  4. Emergency Management Program: This program works to prepare the City of South Gate for earthquakes and other disasters. Funds are used to pay for labor, supplies, and equipment used in the City's Emergency Operations Center.
  5. East Los Angeles Community College - Southeast Campus: This program provides higher educational opportunities to South Gate residents. Funds are used to operate the Southeast facility located in the City of Huntington Park.
  6. Homeless Assistance Program: Funds to provide public services to homeless persons within the City of South Gate. Services will include shelter, food, clothing, counseling, and job placement services.
  7. Home Improvement Program: This program provides singles-family home rehabilitation to qualified South Gate homeowners. Funds are used for low interest and deferred loans and emergency grants.
  8. Code Enforcement Program: This program helps to stabilize and protect property values in the community by enforcing existing property maintenance, health and safety, building standards, and other code requirements. Funds are used fro supplies, labor, and materials.
  9. South Gate Park Improvements: This program will provide improvements to public facilities located in South Gate Park. Improvements are to include replacement of golf course fencing, Sports Center roof and carpets, and swimming pool repairs.
  10. Removal of Architectural Barriers - ADA Compliance Project: This programs provides funding to rehabilitate and improve public facilities to improve accessibility for physically disabled persons. Modification will be made to the South Gate Park playground equipment, the Sports Center, City Hall, and the Police Facility.
  11. Sewer Rehabilitation Project: Funds will be used to rehabilitate a portion of the City's sanitary sewer system. Rehabilitation will involve phase one of a relining project that will improve the failing system and prevent collapsing.
  12. Girls Clubhouse Rehabilitation: This project will renovate the existing facility. Improvements will include renovation of the kitchen and restrooms, retrofitting of all doorways and door hardware, and other general improvements.
  13. South Gate Business Assistance Program: This program provides technical assistance to businesses in the City of South Gate including in-depth counseling, consulting and training. Services are provided at no cost to the business. this program will stimulate economic development and job creation/retention within the City.
  14. CDBG Program Administration: Funds provide for the design and implementation of the CDBG program. In addition, funds are used to provide fair housing services and revision of the City's zoning ordinance.
  15. South Gate Farmers Market: This program is a coupon distribution program to low income South Gate residents. Qualifying resident receive coupons which are redeemable at the South Gate Farmers Market towards the purchase of fresh fruit and vegetables. Funds are used to pay for labor, supplies and materials necessary to carry out the program.
  16. South Gate Family Medical Center (Services): This program will provide funds for pediatric care, general medical practice, obstetric services, and family planning services to low income South Gate residents.
  17. Mexican American Health and Educational Services Center: This program will train volunteer health advocates who will promote health education in the community. This program will provide health education campaigns, HIV-AIDS workshops, emergency food services, and parenting classes.
  18. St. Francis Medical Center - Children's Center: Funds will be used for services provided by the Children's Center at St. Francis Medical Center. Service include assessment and evaluation, counseling, therapy, and parenting classes for abused children and their families.
  19. Home ownership Assistance Program for First-Time Home buyers: This program uses HOME funds to assist low income households with down payments. It provides gap financing to renters who would otherwise not be able to afford to buy a home.
  20. HOME Program Administration: This program provides for general program management and oversight of projects funded under the HOME program.
  21. New CHDO Project: The City will designate a Community Housing Development Organization and commit approximately $668,00 for a project to be determined at a later date.
  22. CHDO Funds for Acquisition and Rehabilitation of Affordable Housing Project: CHDO funds have been used to acquire four (4) 1 bedroom rental units. These units will be rehabilitated and offered to qualifying low income persons.
  23. Dudlext Senior Housing Expansion Project: This project will fund the construction of 20 1 bedroom units for very low income senior citizens. Construction is expected to be completed by December 1995.


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, unemployment levels, and proposed HUD funded projects.

MAP 6 depicts Detail Map 1 which shows points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point.

MAP 7 depicts Detail Map 2 which shows points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point.

MAP 8 depicts Detail Map 3 which shows points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point.

MAP 9 depicts Detail Map 4 which shows points of interest, low-moderate income areas, unemployment levels, and proposed HUD funded project(s) from a street level vantage point.

TABLE (without associated map) provides information about the project(s).

To comment on Soutgate's Consolidated Plan, please contact:

Michael Earl
Assistant to the City Manager
PH; (213) 563-9508

Return to California's Consolidated Plans.