2016-09-14 VHC Agenda PacketCalifornia Public Records Act ("PRA"): In compliance with the PRA, the documents pertaining to agenda
items, including attachments, which are presented to the Vernon Housing Commission in open session are
available for public inspection. They may be inspected during regular business hours in the Office of the City
Clerk at Vernon City Hall, 4305 Santa Fe Avenue, Vernon, California 90058, no prior appointment necessary, and on the City’s website at www.cityofvernon.org.
Americans with Disabilities Act (“ADA”): In compliance with the ADA, if you need special assistance to
participate in the meeting, please contact the Office of the City Clerk at (323) 583-8811. Notification of at least
24 hours prior to the meeting or time when services are needed will assist the City staff in assuring that reasonable arrangements can be made to provide accessibility to the meeting or service.
Agenda
Regular Meeting of the Vernon Housing Commission
Wednesday, September 14, 2016, 6:00 p.m.
Council Chambers
4305 Santa Fe Avenue
Vernon, CA 90058
Melissa Ybarra, Vice Chairperson
Hector Garcia, Commissioner
John Kriste, Commissioner Steven Froberg, Commissioner Kyle Cooper, Commissioner Steven Florman, Commissioner
Frank Gavina, Commissioner
CALL TO ORDER & FLAG SALUTE
CHANGES TO THE AGENDA
PUBLIC COMMENT - At this time the public is encouraged to address the Vernon Housing Commission on
any matter that is within the subject matter jurisdiction of the Commission. The public will also be given a
chance to comment on matters which are on the posted agenda during Commission deliberation on those
specific matters.
ELECTION
1. Election of Chairperson and Vice Chairperson to Serve until the Next Annual Election in September 2017
Recommendation: (Items A-C)
A. Find that election of chairperson and vice chairperson does not constitute a “project” pursuant to
section 15378(b)(2) of the Guidelines to the California Environmental Quality Act (“CEQA”),
because it constitutes an administrative activity; and even if the adoption of the proposed
Regular Vernon Housing Commission Meeting Agenda
September 14, 2016
Page 2 of 4
resolution did constitute a project, it would be exempt from CEQA in accordance with Section
15061(b)(3), the general rule that CEQA only applies to projects that may have an effect on the
environment; and
B. Elect one of its members as Chairperson for a one year term; and
C. Elect one of its members as Vice Chairperson for a one year term.
PRESENTATION
2. Status of City Housing Improvements
Presented by: Scott B. Rigg, Public Works and Water Superintendent
MINUTES
3. Minutes of the Regular Vernon Housing Commission Meeting held March 9, 2016
4. Minutes of the Regular Vernon Housing Commission Meeting held June 8, 2016
NEW BUSINESS
5. Consideration of Financial Hardship Application from Tenant
Recommendation:
A. Find that the request to evaluate the appeal process for an existing financial hardship is exempt
from the California Environmental Quality Act (“CEQA”), because the evaluation of such
financial hardship is a continuing administrative activity that will not result in direct or indirect
physical changes in the environment, and therefore does not constitute a "project" as defined by CEQA Guidelines Section 15378, and that even if such were a project, it would be exempt in
accordance with CEQA Guidelines Section 15061(b)(3), the general rule that CEQA only applies
to projects that may have a significant effect on the environment; and
B. Receive and file Financial Hardship Application from Tenant; and
C. Deny the request to grant an accommodation, confirming that the Tenant is not suffering a
financial hardship, as defined in the Transitional Hardship policy adopted by the Vernon
Housing Commission.
6. Status of Pest and Rodent Control Programs
Recommendation:
A. Receive and file a summary report on the status of the City of Vernon Rodent and Pest Control.
Regular Vernon Housing Commission Meeting Agenda
September 14, 2016
Page 3 of 4
7. 2016 Tenant Satisfaction Surveys to all City-Owned Housing Units
Recommendation:
A. Find that the recommendation to administer a Tenant Satisfaction Survey is exempt under the
California Environmental Quality Act (“CEQA”) because such is not a “project” as that term is
defined in the CEQA Guidelines section 15378, and even if it were a project, it would still be
exempt in accordance with Section 15061(b)(3), the general rule that CEQA only applies to
projects that may have a significant effect on the environment; and
B. Provide staff with any input regarding the 2016 Tenant Satisfaction Survey; and
C. Approve the attached 2016 Tenant Satisfaction Survey for tenants in City-Owned Housing with
recommendations provided by the Commission.
DISCUSSION AND POSSIBLE DIRECTIVES TO STAFF
8. Consideration of Procedures Regarding Temporary Relocation of Leases and Authorized
Occupants and Procedures Regarding Unit-to-Unit Transfers Recommendation:
A. Find that consideration of the Procedures Regarding Temporary Relocation of Leasees and
Authorized Occupants and the Unit-to-Unit Transfer policies are exempt from California Environmental Quality Act (“CEQA”) review, because the activity, which is purely
administrative in nature, does not constitute a “project” as that term is defined under CEQA
Guidelines Section 15378, and even if it were a project, it would be categorically exempt from
CEQA review in accordance with CEQA Guidelines Section 15061(b)(3), the general rule that
CEQA only applies to projects that may have a significant effect on the environment; and
B. Direct staff to modify the Procedures Regarding Temporary Relocation of Leases and
Authorized Occupants and Procedures Regarding Unit-to-Unit Transfers.
9. Consideration of Status of the City-Owned Housing Units in Huntington Park Recommendation:
A. Find that the actions recommended in this staff report do not constitute a “project” pursuant to
section 15378(b)(2) of the Guidelines to the California Environmental Quality Act (“CEQA”), because such recommendations constitute an administrative activity; and even if the adoption of
the proposed items did constitute a project, it would be exempt from CEQA in accordance with
Section 15061(b)(3), the general rule that CEQA only applies to projects that may have an effect
on the environment; and
B. Make a recommendation to the City Council to sell the two remaining City-owned housing units
at 6010 Oak Street and 2915 E. 60th Place in the City of Huntington Park at fair market value.
Regular Vernon Housing Commission Meeting Agenda
September 14, 2016
Page 4 of 4
10. City-Owned Housing Compliance with the Federal Americans with Disabilities Act (ADA) and
Related Laws
Recommendation:
A. Receive and file a summary report on the status of all City-owned housing units regarding
compliance with the Federal Americans with Disabilities Act.
ORAL REPORTS, PRESENTATIONS & COMMENTS FROM STAFF AND COMMISSION
MEMBERS
11. Quarterly Housing Report to be presented by Public Works, Water & Development Services Staff.
12. Brief reports, announcements, or directives to staff from the Commissioners and Commission Officers.
13. Upcoming Meetings:
A. Next regular meeting: December 14, 2016 at 6:00 p.m.
SECOND PUBLIC COMMENT - The public is encouraged to address the Vernon Housing Commission on
any matter that is within the subject matter jurisdiction of the Commission.
ADJOURNMENT
I hereby certify under penalty of perjury under the laws of the State of California, that the foregoing agenda was
posted on the bulletin board at the main entrance of the City of Vernon City Hall, located at 4305 Santa Fe
Avenue, Vernon, California, and on the City’s website, not less than 72 hours prior to the meeting set forth on
this agenda. Dated this 8th day of September, 2016.
By: ________________________________
Maria E. Ayala, CMC
Secretary
RECEIVED
sEP 0 8 2016
CITY CTERK'S OIFICE
RECEIVED
sEP 07 2016
CITY ADMINISTRATIONSTAFF REPORT &qq-rcCITY CLERK DEPARTMENT
DATE:
TO:
FROM:
RE:
September 14,2016
Honorable Members of the Vernon Housing Commission1Maria E. Ayala, City Clerk |*fle- .
Originator: Matthew Cebatl(Deputy City Clerk
Election of Chairperson and Vice Chairperson to serve until the next annual
election in 20t7$aglrzwr@r
Recommendation
A. Find that election of chairperson and vice chairperson does not constitute a "project"
pursuant to section 15378(b)(2) of the Guidelines to the Califomia Environmental Quality
Act ("CEQA"), because it constitutes an administrative activity; and even if the adoption
of the proposed resolution did constitute a project, it would be exempt from CEQA in
accordance with Section 15061(bX3), the general rule that CEQA only applies to projects
that may have an effect on the environment; and
B. Elect one of its members as Chairperson for a one year term; and
C. Elect one of its members as Vice Chairperson for a one year term.
Backsround
It is recommended that the Vernon Housing Commission conduct its annual election of
Chairperson and Vice Chairperson pursuant to the Vemon Municipal Code.
Section 2.124(a) of the Vernon Municipal Code states that "[t]he Commission sha.ll have a
Chairperson and Vice Chairperson, who shall be from different appointing categories pumuant to
seclion 2.122."
Section 2.124(b) of the Vemon Municipal code states that "[t]he Commission members shall elect
the Chairperson and Vice Chairperson at its first meeting and annually thereafter. No Commission
member may serve as Chairperson for more than two (2) consecutive terms. The Chairperson shall
preside over all Commission meetings and shall have the power to appoint subcornrnittees and the
presiding chairs of those subcommittees. The Vice Chairperson shall, in the absence of the
Chairperson, perform the duties of the Chairperson."
Page I of 2
Appointment Categories Members
Council Member (l)l. Melissa Ybarra
Resident Representative (2)1. Steven Froberg
2. John Kriste
Employee of a Business (l)I . Hector Garcia
Business Representative (3)l. Kyle Cooper
2. Frank Gavina
3. Steve Florman
Page 2 of 2
RECEIVED
sEP 0 8 2016
CITY CLER1('S OFFICE
RECEIVED
sEP 0I 2016
CTTYADMtNtSTRAT|0 wSTAFF REPORT
PUBLIC WORKS, WATER & DEVELOPMENT SERVICES
DEPARTMENT
DATE:
TO:
FRONI:
RE:
September 14, 2016
Honorable Vernon Housing Commission
Derek Wieskg Director of hrblic Works Water and Development Services
Originator: Scott B. Rigg, Public Works and Water Superintendent 1r-
Status of City Housing Improvements
Recummendations:
It is recommended that the Housing Commission receive and file a summary report on the status of
the City of Vemon owned housing improvements.
Discussions
In April of 2016, staff performed the annual inspection of all City-owned housing units and City owned
apartments unis. At the conclusion of the inspections, fifteen City-owned single family housing units
and four City-owned apartmens unis were found to be in generally good condition needing only minor
repairs. However, two City-owned housing units, in particular, had sustained significant damage to the
interior structure and appliances. In order to address the needed repairs and replacements in a timely
and efficient fashion, staff performed a majority of the maintenance work in-house. Staff is pleased to
report that all in-house work has been completed. However, extensive work such as roof replacements
was contracted out due to specialized equipment needed for this type ofwork.
In addition, staff anallzed the remaining interior work to be completed. A vast majority of the structural
work needs to be performed in the interior sections of the City Housing unis. This work includes, but
is not limited to the replacement ofcabinets, counters, sinks, and flooring. Over the past few months, it
has taken considerable time to identify quality products that will not only conform to the theme of each
unit, but will also serve to enharce the overall beauty ofindividual housing unis. Staff recently reached
out to the tenants living in unis that are in need ofextensive interior work as tlre interior work will be
an inconvenience to the tenants with various levels of demolition required to remove the existing
appurtenances. Staff was able to speak directly to a vast majority of tenants who had a favorable
response to the rcquired work. However, some tenants recommended that the work begin in the kitchen
area and progress to the bedrooms to lessen the impact of the work.
At this point, staff is confident that all of the contacted out repair work will be completed at each unit
by December 30, 2016. Staff is currently waiting for estimates for much of the contact which has
resulted in some delays. It should be noted tlnt staff has identified two units as having sustained
sigrificant tenant neglect. The esimated cost for the repair work is approximalely $42,100. Staff will
issue letteB to the zubject tenants advising thern of the damage and repair costs associated with the
neglect.
A summary report on status of the Cityowned housing unit improvements, is listed in Attachment Nos.
t &2.
Attachments:
1. Attachment No. I - Status of In-Housing Unit Maintenanc€ lmprovernents
2. Attachment No. 2 - Statu of Contract Work for Housing Unit Maintenance hnprcvernents
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MINUTES OF THE REGULAR VERNON HOUSING COMMISSION
MEETING HELD WEDNESDAY MARCH 9, 2016, IN THE COUNCIL
CHAMBER OF THE CITY HALL LOCATED AT 4305 SANTA FE
AVENUE, VERNON, CALIFORNIA
MEMBERS PRESENT: Michael Hughes, Melissa Ybarra, Hector Garcia, John Kriste, Kyle
Cooper, and Steven Froberg
MEMBERS ABSENT: Steven Florman
The meeting was called to order by Chair Hughes at 6:00 p.m. Commissioner Garcia led the flag
salute. City Clerk Maria E. Ayala conducted roll call.
CHANGES TO THE AGENDA
City Clerk Maria Ayala announced that there were no changes to the agenda.
PUBLIC COMMENT
Chair Hughes announced this was the time allotted for public comment and inquired whether
anyone in the audience wished to address the Commission. The public will also be given a chance
to comment on matters which are on the posted agenda during Commission deliberation on those
specific matters.
Stuart Leviton, Legal Counsel to the Commission, reminded the Commission and audience that
this section of the Agenda was for public comment on items that were not already included on the
agenda.
No public comment provided.
MINUTES
1. Corrected Minutes of the Regular Vernon Housing Commission Meeting held September 9, 2015.
It was moved by Ybarra and seconded by Garcia to approve Minutes of the Regular Vernon
Housing Commission Meeting held September 9, 2015. Motion carried, 5-0. 2. Minutes of the Regular Vernon Housing Commission Meeting held December 9, 2015.
It was moved by Ybarra and seconded by Garcia to approve Minutes of the Regular Vernon Housing Commission Meeting held December 9, 2015. Motion carried, 5-0.
Regular Vernon Housing Commission Meeting Minutes
March 9, 2016
Page 2 of 7
3. Minutes of the Special Vernon Housing Commission Meeting held February 10, 2016.
It was moved by Ybarra and seconded by Garcia to approve Minutes of the Regular Vernon
Housing Commission Meeting held February 10, 2016. Motion carried, 5-0. Commissioner Cooper entered the meeting at 6:03 p.m.
NEW BUSINESS
4. Amendments to Section 2 of Form Residential Lease relating to “Term” Recommendation:
A. Find that the proposed amendments to the form Residential Lease are exempt from the California Environmental Quality Act (“CEQA”), because such amending of a
lease is a continuing administrative activity that will not result in direct or indirect
physical changes in the environment, and therefore does not constitute a "project"
as defined by CEQA Guidelines Section 15378, and that even if such were a project,
it would be exempt in accordance with CEQA Guidelines Section 15061(b)(3), the general rule that CEQA only applies to projects that may have a significant effect
on the environment; and
B. Approve amendments to Section 2 of the form Residential Lease relating to the
“Term” of the Lease.
Mr. Leviton and Interim City Administrator A.J. Wilson reported on the proposed.
An in-depth dialogue ensued between the Commission and staff regarding the following: monetary
figures, duration of “term”, history, and options regarding the “Term” of the Lease.
Public Comment:
Marisa Olguin (Vernon Chamber of Commerce)
Had questions regarding the current lease term structure; the amount of tenants currently on a month-to-month lease; and were there existing issues with tenants on a month-to-month lease.
Susie Ybarra (Resident)
Had a question regarding the credit check process, and inquired if the tenets renew the one year
lease. Deputy City Administrator Kristen Enomoto explained the credit check process.
A dialogue ensued amongst the Commission, legal counsel and staff reguarding the following
points: clarification of the term process; and specifying the language of the lease agreement.
Regular Vernon Housing Commission Meeting Minutes
March 9, 2016
Page 3 of 7
Monica Rodriguez (Resident)
Stated she was discouraged by a City staff member to renew her lease, subsequently left her lease
as month to month.
Angelica Canalas (Resident) Stated she was never given the option of any other terms upon lease renewal, only a one year term.
Deputy City Administrator Enomoto provided responses and information to both Ms. Rodriguez
and Canales. Interim City Administrator Wilson explains the benefits of uniformity regarding lease terms.
Carol Menke (Resident)
Stated that she felt the proposed lease terms may lead to non-renewals. Mr. Leviton explained to further clarify the lease terms.
It was moved by Froberg to approve amendments to Section 2 of the form Residential Lease
relating to the “Term” of the Lease. Motion failed for lack of a second. PUBLIC HEARING
5. Public Hearing Regarding Preliminary 5-Year Market Rent Schedule for all City-
Owned Housing Units in Vernon Recommendation:
A. Find that the review of the Preliminary 5-Year Market Rent Schedule is exempt
from the California Environmental Quality Act (“CEQA”), because such review is a continuing administrative activity that will not result in direct or indirect physical
changes in the environment, and therefore does not constitute a "project" as defined
by CEQA Guidelines Section 15378, and that even if such were a project, it would
be exempt in accordance with CEQA Guidelines Section 15061(b)(3), the general
rule that CEQA only applies to projects that may have a significant effect on the environment; and
B. Hold a public hearing on the Preliminary 5-Year Market Rent Schedule to obtain
oral and written testimony.
C. Hold a discussion regarding the Preliminary 5-Year Market Rent Schedule based
on any testimony provided during the public hearing.
Regular Vernon Housing Commission Meeting Minutes
March 9, 2016
Page 4 of 7
D. Provide direction to staff regarding what the Commission would like to consider for adoption or further discussion at the special Housing Commission meeting
slated for April 6, 2016.
Interim City Administrator Wilson gave an overview on the proposed. Deputy City Administrator Kristen Enomoto reported on the proposed.
Chair Hughes opened the public hearing at 7:08 p.m.
Public Comment
Ms. Menke spoke in opposition of the rent increase, citing the adverse environmental conditions.
Ms. Ybarra spoke in opposition of the rent increase.
William Davis, Resident, spoke against the rent increase, asked the Housing Commission to vote
down the proposed.
Delphia Garza, Resident, spoke in opposition of the rent increase.
Diana Gonzales, Resident, spoke in opposition of the rent increase.
Leticia Lopez, Resident, spoke in opposition of the rent increase.
Ms. Olguin wanted to know if environmental hazards have been included in the rate study and the
methodology of the study.
Ms. Canales spoke in opposition of the rent increase.
Ms. Rodriguez spoke in opposition of the rent increase.
Ms. Olguin further commented that any revenues and expenditure regarding City rental property
should be outlined and detailed in the citywide budget.
Mr. Davis reiterated his opposition to the rent increase.
Chair Hughes commented on the purpose of the appraisals conducted being to find a fair rental
amount. He also spoke about the lead contamination not being part of the appraisal.
Interim City Administrator Wilson provided additional information the Chair Hughes’ comments.
Commissioner Garcia explained that the rental increase figures were created by a subcommittee,
and suggested forming another subcommittee to take into account lead contamination as well as
other issues affecting rental rates.
Regular Vernon Housing Commission Meeting Minutes
March 9, 2016
Page 5 of 7
Chair Hughes suggested reevaluating the new aspects brought to light.
Ms. Menke spoke about the rodent infestation and methodology used in the rent study.
Chair Hughes closed the Public Hearing at 8:01 p.m
Commissioner Garcia suggested starting a subcommittee, Chair Hughes agreed.
A subcommittee of Vice Chair Ybarra and Commissioner Garcia was formed. No action was taken on this item.
DISCUSSION AND POSSIBLE DIRECTIVES TO STAFF
6. Review of existing transitional/financial hardship procedures and discussion regarding potential modifications to said procedures.
(Item Attachment: Vernon Housing Commission Appeal Procedures for Existing Tenants Experiencing Transitional Hardship, Adopted July 18, 2012) Interim City Administrator Wilson provided a review of the procedures.
Ybarra wanted it noted that elderly residents do not have the income to sustain the rent and wanted
to look into an ongoing financial hardship relief. Interim City Administrator Wilson suggested a separate housing assistance program rather than using a temporary process.
Chair Hughes requested the topic of housing assistance be agendized for a future meeting.
7. Update on City Housing Budget. Interim City Administrator Wilson provided the update.
Ybarra requested agenizing the possible restructuring of the City Housing Budget.
8. Creation of a Permanent One-time Relocation Priority Interest List for the Six Tenants in Non-remodeled City-owned Housing Units. (Staff Report distributed on March 7, 2016).
Recommendation:
A. Find that the creation of a Permanent Relocation Priority Interest List for tenants in
non-remodeled units is exempt from the California Environmental Quality Act
(“CEQA”), because the creation of such a list is a continuing administrative activity
that will not result in direct or indirect physical changes in the environment, and therefore does not constitute a "project" as defined by CEQA Guidelines Section
Regular Vernon Housing Commission Meeting Minutes
March 9, 2016
Page 6 of 7
15378, and that even if such were a project, it would be exempt in accordance with CEQA Guidelines Section 15061(b)(3), the general rule that CEQA only applies to
projects that may have a significant effect on the environment; and
B. Authorize staff to create a Permanent One-time Relocation Priority Interest List for the six tenants in non-remodeled City-owned housing units, related to the 2016
Housing Remodel Project currently under consideration by the City Council.
City Clerk Maria Ayala announce a change to the item recommendation, noting it should say “One-
time” and not “Permanent”.
Deputy City Administrator Enomoto reported on the proposed.
Mr. Levinson clarified about the process.
It was moved by Ybarra and seconded by Froberg to authorize staff to create a One-time Relocation
Priority Interest List for the six tenants in non-remodeled City-owned housing units, if more than
one tenet shows interest a lottery would determine the list order, and implementation would be
held off until DTSC results have come back. Motion carried, 6-0.
ORAL REPORTS & COMMENTS FROM STAFF AND COMMISSION MEMBERS
9. Quarterly Housing Report to be presented by Public Works, Water & Development
Services Staff.
Administrative Secretary Anthony Zarate provided a PowerPoint Presentation.
Commissioner Cooper inquired about the complaints and how they were recorded. Administrative
Secretary Zarate explained that staff logged in complaints, added to the Housing Report, and crews
are sent out.
Vice Chair Ybarra inquired about the annual inspections. Administrative Secretary Zarate said
they would still be conducting the inspections, but they are delayed.
Deputy City Administrator Enomoto stated that delays are cause by transition of duties and process
development. Vice Chair Ybarra wanted to know why the delays are continuous and an apparent lack of response. Administrative Secretary Zarate stated measures would be taken to ensure
inspections and repairs would be taken care of.
The commission brainstormed ideas about how to notice inspections.
10. Brief reports, announcements, or directives to staff from the Commissioners and
Commission Officers.
Deputy City Administrator Enomoto provided a brief introduction on the new Director of Public
Works, Water and Development Services, Derek Wieske.
Regular Vernon Housing Commission Meeting Minutes
March 9, 2016
Page 7 of 7
Deputy City Administrator Enomoto provided a brief report about a single-family housing unit.
Chair Hughes notified the Commission that this was going to be his last meeting.
11. Upcoming Meetings: A. Special Vernon Housing Commission Meeting, April 6, 2016 at 6:00 p.m.
B. Next regular meeting: June 8, 2016 at 6:00 p.m.
SECOND PUBLIC COMMENT
Bob Stern, Advisor to John Van de Kamp, wanted to thanks to Chair Hughes for his service.
With no further business, at 9:06 p.m. the meeting was adjourned.
________________________
Melissa Ybarra
Vice Chair ATTEST:
_________________________
Maria E. Ayala, CMC Secretary
MINUTES OF THE REGULAR VERNON HOUSING COMMISSION
MEETING HELD WEDNESDAY JUNE 8, 2016, IN THE COUNCIL
CHAMBER OF THE CITY HALL LOCATED AT 4305 SANTA FE
AVENUE, VERNON, CALIFORNIA
MEMBERS PRESENT: Melissa Ybarra, Steven Florman, Steven Froberg, Hector Garcia,
Frank Gavina, and John Kriste.
MEMBERS ABSENT: Kyle Cooper
The meeting was called to order by Vice Chair Ybarra at 6:00 p.m. Vice Chair Ybarra also led the
flag salute.
CHANGES TO THE AGENDA
City Clerk Maria Ayala announced that there were no changes to the agenda.
City Clerk Ayala also announced new Commissioner, Frank Gavina, who was joining the Commission for the first time.
City Clerk Ayala further explained that Vice-Chair Ybarra would be presiding over tonight’s
meeting, with the Commission holding off on electing a new Chair until the next Commission
meeting in September. At which time, is the appropriate time for the Commission to conduct their annual election of the Chair and Vice-Chair positions.
PUBLIC COMMENT
Vice Chair Ybarra announced this was the time allotted for public comment and inquired whether anyone in the audience wished to address the Commission. The public will also be given a chance
to comment on matters which are on the posted agenda during Commission deliberation on those
specific matters.
No public comment provided.
PRESENTATION
1. Update on the Exide Technologies Closure and Residential Sampling Process
Presented by: Representative, Department of Toxic Substances Control
Chief Deputy Director of Health and Environmental Control Dave LeDuff introduced Susan
Castro-Valenzuela, Public Participation Specialist for the California Department of Toxic
Substances Control.
Ms. Castro-Valenzuela provided a PowerPoint presentation that provided information regarding
the Exide clean-up and testing for the surrounding community.
Regular Vernon Housing Commission Meeting Minutes
June 8, 2016
Page 2 of 6
Vice-Chair Ybarra, Commissioner Florman, and Commissioner Gavina had questions about the
level of lead found during testing; timeliness of testing results; and the types of compounds tested.
Ms. Castro-Valenzuela provided responses accordingly.
At this time, City Clerk Ayala introduced the City’s new Director of Public Works, Water and Development Services, Derek Wieske, and again introduced new Commissioner Gavina. Both
provided brief personal introduction.
NEW BUSINESS 2. Summary of Annual Maintenance Inspection Results
Recommendation:
A. Find that the action proposed in this staff report is not a “project” as that term is defined under the California Environmental Quality Act (CEQA) Guidelines Section
15378 because it is a purely administrative activity and is therefore exempt from
CEQA review; and
B. Receive and file a summary report of annual maintenance inspection results for City of Vernon-owned housing units.
Public Works and Water Superintendent Scott Rigg reported on the proposed.
Ybarra asked how rodent issues were going to be recorded. Superintendent Rigg stated that a reach out effort was going to take place with the tenants to get updates.
Director Wieske suggested that expanding the vendor contact would be a possible way to track
rodent issues. Ybarra stated that traps near her were not cleaned out or checked on. Commissioner Florman asked what the contributing factor to the rodent issue was. Superintendent
Rigg explained that it was a number of factors such as a nearby business.
Commissioner Froberg asked about inspections on spider issues. Superintendent Rigg stated that the vendor would come out once a month and preform an inspection.
Commissioner Kriste asked about getting traps put in his house. Superintendent Rigg stated the
traps are only placed on the exterior of the homes.
It was moved by Gavina and seconded by Froberg to receive and file a summary report of annual maintenance inspection results for City of Vernon-owned housing units. Motion carried, 6-0.
Regular Vernon Housing Commission Meeting Minutes
June 8, 2016
Page 3 of 6
3. Update on the 2016 Housing Rehabilitation Project
Recommendation:
A. Find that this report is exempt from the California Environmental Quality Act
(“CEQA”), because such is not a “project” as that term is defined in the CEQA
Guidelines section 15378, and even if it were a project, it would still be exempt in
accordance with CEQA Guidelines Section 15061(b)(3), the general rule that CEQA
only applies to projects that may have a significant effect on the environment; and
B. Receive and file the report as it is provided for informational purposes only.
Director Wieske reported on the proposed.
It was moved by Gavina and seconded by Garcia to receive and file the report.
Motion carried, 6-0.
4. Update on the Sales of City of Vernon-Owned Single Family Housing Units Located in Huntington Park
Recommendation:
A. Find that the review and development of market rent data and schedules is exempt
from California Environmental Quality Act (“CEQA”) review, because the activity,
which is purely administrative in nature, does not constitute a “project” as that term is defined under CEQA Guidelines Section 15378, and even if it were a project, it
would be categorically exempt from CEQA review in accordance with CEQA
Guidelines Section 15061(b)(3), the general rule that CEQA only applies to projects
that may have a significant effect on the environment; and
B. Receive and file the report as it is provided for informational purposes only.
Administrative Secretary Anthony Zarate reported on the proposed.
Vice Chair Ybarra asked how many houses were vacant within Vernon Administrative Secretary Zarate replied that there were 3 vacant units.
Vice Chair Ybarra recommended selling the two Huntington Park houses. Director Wieske
suggested coming back with a report on selling the two Huntington Park houses.
Stuart Leviton, Outside Council, guided the conversation back to the agendized item.
Recommended the discussion about the two Huntington Park houses be agendized.
It was moved by Froberg and seconded by Kriste to receive and file the report.
Motion carried, 6-0.
Regular Vernon Housing Commission Meeting Minutes
June 8, 2016
Page 4 of 6
DISCUSSION AND POSSIBLE DIRECTIVES TO STAFF 5. Report on City Housings’ Current State of Compliance with the Americans with
Disabilities Act (ADA)
Recommendation:
A. Find that discussion of this report is exempt under the California Environmental
Quality Act (“CEQA”) because such is not a “project” as that term is defined in the
CEQA Guidelines section 15378, and even if it were a project, it would still be exempt in accordance with Section 15061(b)(3), the general rule that CEQA only
applies to projects that may have a significant effect on the environment; and
B. Hold a preliminary discussion regarding potential housing improvements with
mobility features established under the Americans with Disabilities Act to all City-owned homes.
Director Wieske reported on the proposed.
Commissioner Florman asked if every unit had to be ADA compliant or just a certain percentage of units. Director Wieske responded that to his understanding, not every unit needed to be in
compliance to have the City be ADA compliant.
Mr. Leviton explained that ADA compliance was partly a legal issue and partly a policy issue.
Commissioner Florman wanted to know that other Cities were doing about ADA compliance. Mr.
Leviton stated that generally the ADA does not require retrofitting older buildings, but didn’t know
how it relates to City-owned housing.
Director Weiske explained that the current remodel project will be ADA accessible when complete.
Vice Chair Ybarra wanted to know the City’s legal obligation to people requesting
accommodations. Mr. Leviton responded that he did not know the minimum legal requirement,
but the City has reasonably accommodated anyone who asked for assistance. At this moment the City has tried to be as accommodating as possible.
Vice Chair Ybarra requested legal analysis. Mr. Leviton stated that he would provide a legal
analysis next meeting.
JUNE LOTTERY AND WAITLIST 6. In accordance with Section 3, Random Selection of Potential New Leasees, of the
Vernon Housing Commission Lease-Up Procedures for New Tenants, separate
lottery drawings of all Expression of Interest Forms and Unit-to-Unit Transfer
Regular Vernon Housing Commission Meeting Minutes
June 8, 2016
Page 5 of 6
Request Forms received between 5:01 p.m. on December 8, 2015, and 5:00 p.m. on June 7, 2016, will be conducted to create a wait list for all units that become available June 9, 2016 or later.
The Commission conducted the lottery. Any vacancy that opens from this day forth will utilize the list created this day. ORAL REPORTS & COMMENTS FROM STAFF AND COMMISSION MEMBERS
7. Quarterly Housing Report to be presented by Public Works, Water & Development Services Staff.
Administrative Secretary Zarate provided the quarterly housing report.
Commissioner Gavina inquired about the discrepancy between the late payments and the late fee assessments. Administrative Secretary Zarate explained the tenants were given a grace period before the late fee is assessed.
8. Brief reports, announcements, or directives to staff from the Commissioners and
Commission Officers. No reports provided.
9. Upcoming Meetings:
A. Next regular meeting: September 14, 2016 at 6:00 p.m.
SECOND PUBLIC COMMENT
No public comment provided.
Director Wieske suggested two future agenda items, unit-to-unit transfer fee waiver and a resident
newsletter. Administrative Secretary Zarate noted the residents’ concerns about the unit-to-unit
transfer fee.
Vice Chair Ybarra wanted to know why the amount of $1000 was chosen as the unit-to-unit
transfer fee. Mr. Leviton recommended that the question be agendized. Vice Chair Ybarra also
wanted to see the pros and cons of the fee and have a further discussion about it.
With no further business, at 7:18 p.m. the meeting was adjourned.
Regular Vernon Housing Commission Meeting Minutes
June 8, 2016
Page 6 of 6
________________________ Melissa Ybarra
Vice Chair
ATTEST:
_________________________
Maria E. Ayala, CMC
Secretary
Vernon Housing Commission
Regular Meeting 9/14/2016
Item No. 4
Attachment:
Financial Hardship Application from
Tenant at
Is available upon request from the
City Clerk Department.
Please contact us at
cityclerk@ci.vernon.ca.us
or at (323) 583-8811 extension 546
REGEIVED
sEP 0 8 2016
CITY CLERl('S OFFICE
REEEiVED
SEP O E 2016
CITY ADMINISTRATI()
STAFF REPORT
PUBLIC WORKS, WATER & DEVELOPMENT SERVICES
DEPARTMENT
DATE:
TO:
FROM:
RE:
September 14, 2016
Honorable Vernon Housing Commission
D"."k wiok", DH[kf Public Works Water and Development Services
Originator: Scott B. Rigg, Public Wor}s and Water Superintendent tr^-r..-,
Status of Pest and Rodent Control Programs
Recommendation
It is recommended that the Housing Commission receive and file a summary report on the status of
the City of Vemon Rodent and Pest Contol.
Discussion
City staff continues to monitor the observed pest population at all City-owned horsing units and City-
owned apartrnent units. The City contracts with Dewey Pest Contol @ewey) to perform pest and rodent
control measures to each City housing unit on a monthly basis. The City has had a long-term agreement
with Dewey to perform pest contol services at the City-owned apaftnents. The City recenfly expanded
its pest contol coverage to include the housing unis located on Furlong Place, Fruitland Avenue, and
Vemon Avenue.
Insect Contol
More recently, staffhas received inquiries from tenants regarding sightings ofwater bugs, cock roaches,
spiden, and general household pests. The recent application of insecticides at all City-owned housing
and City-owned apartrnents should serve to contol the pest population. Currently, Dewey applies the
irsecticides around the perimeter and base ofeach unit. This strategy serves to kill the pess before they
can enter the interior of the unis. There has been some concer! based on saffs review of each unit,
that spiders may be entering writs between the main stucture and siding panels. Statr will continue to
monitor this and apply additional applications ofinsecticide, if rcquired, to ensu€ that spiders, or other
pests, are kept under contol.
Moreover, a concertd effort will be placed on the quantification of pest colonies in order to measure
the effectiveness of the pest control program currently in-place. Statr will continue to perform visual
observations and reach out to the tenants to determine ifthe pest control program is alleviating unwanted
pests. Staff has performed extensive inspections of City housing units for any signs of termite
infestation. To date, staff has not identified any terrnites frequenting City housing units. Staff will
continue to monitor for termites in the futtre.
The City will be sending a "Tenant Satisfaction Suwey" to all City tenants in the near future. The subject
survey will contain questions relating to pest and rodent control, which will be used by City statr to
quantifr the effectiveness of the above mentioned control measures.
Rodent Contol
Dewey Pest Control is also tasked with rodent contol. The measurcs put in place, include the placement
of placebo bait-stations (non-poisonous bait) in st'ategic locations along the front and back yards of
each housing unit at Furlong Place. The placebo stations are used to identifr where the rodents are
Hing. Once this is determined, the stations are located at identified feeding areas using a commercially
approved bait.
Staffhas not received any tenant inquiries regarding rodent sightings. Dewey Pest Contol records from
May of20l6 through August of2016 show a continued reduction in rodent activity. Recent inspections
ofthe bait-stations by City staffhave also determined that there has been little or no feeding by rodents.
This is a clear indication that the rcdent population is under contol. Tenants can r€port any sightings of
wildlife to City staff who will contact the appropriate authority and/or contacted pest control service
agency.
Moreover, a concerted effort will be placed on the quantification of the rodent population in order to
measure the effectiveness of the rodent control program currently in-place. Staff will continue to
perform visual observations and reach out to the tenants to determine ifthe rodent control program is
effectively alleviating unwanted rodents.
Attachments:
None.
RECEIVED
sEP 0I 20t6
CIIY CLERl('S OIIIOESTAFF REPORT
CITY ADMINISTRATION
DATE:
TO:
FROM:
RE:
September 14, 2016
Honorable Vernon Housing Commission
Carlos R. Fandino Jr., City Administrator/ Housing Cqmmission Director 6\tr
Originator: Anthony Zaraie, Administrative Secreta"Mt
2016 Tenant Satisfaction Surveys to all City-Owned Housing Units
Recommendation
A. Find that the recommendation to administer a Tenant Satisfaction Survey is exempt under
the Calitbmia Environmental Quality Act ("CEQA") because such is not a'!roject" as that
term is defined in the CEQA Cuidelines section 15378, and even if it were a project, it
would still be exempt in accordance with Section 15061(bX3), the general rule that CEQA
only applies to projects that may have a signiticant effect on the environment; and
B. Provide stalTwith any input regarding the 2016 Tenant Satisfaction Survey; and
C. Approve the attached 201 6 Tenant Satisfaction Survey for tenants in City-Owned Housing
with recommendations provided by the Commission.
Backeround
In March 2014, City staff conducted its first ever Tenant Satisfaction Survey. At that time, Solari
Enterprises, Inc. ('Solari"), a professional, third party, residential property manager hired by the
Vemon Housing Commission through a competitive bid process, had been in place tbr
approximately t 0 months. The results of the March 20 14 Suwey were summarized in a
comprehensive staff report to the Commission detailing, among other related matters, Solari's
performance under its one-year conlract with the City. Based on the assessment of Solari's
pertbrmance and consideration ofother related factors, Solari's contract was not renewed and City
staffresumed the day+o-day oversight and maintenance ofthe City's housing stock, effective June
1,20t4.
In March 2015, City staffconducted a second survey, using the same survey form previously used
in 2014 for the sake of consistency and ease of comparison. As of March 2015, City staff had
been handling the property management duties for approximately l0 months. City staffreceived a
Page I of2
total of l4 completed surveys and the results were presented at the June I 0, 2015 Vemon Housing
Commission meeting.
Earlier in 2016, City staff became aware of several maintenance issues and uncontrolled vermin
related to City housing. Since then, staffhas taken a pro-active approach to address all issues and
tenant concems that fall within staffs capacity. Issues that cannot be addressed in-house have been
outsourced to professionals following the City's competitive bid process.
The attached 2016 Tenant Satisfaction Survey will be used to measure the overall satisfaction of
tenants and will assist staffas well as the Commission in evaluating the effectiveness of its latest
actions. However, before the survey is sent out again, staffis seeking input from the Commission.
Fiscal Impact
There is no known or anticipated fiscal impact associated with reviewing or sending out the 201 6
Tenant Satisfaction Survey.
Attachments
l. Proposed 2016 Tenant Satisfaction Suwey
Page 2 of 2
Tenant Satisfaction Survey
For each question, please select the number that most closely corresponds to your answer in the box to the
.iCht.
Unacceptable Need to hrproYe Satisfactorv Above Standard Outstanding
I I )
I. Leasine Experience (includes Lease Renewals):
Please provide additional comments about your leasing experience:
I 2 3 4 5 N/A
Ease of lcasing process C C c C c c
Leasing agent/City saffwas knowledgeable and helpful a (^(^c C c
Follow up and continuing contact with the leasing agent/Citv staff a c a C c C
Lease-Up process was completed in a timely manner C (^c c c a
Overall quality of leasing cxperience aa c l"a c
II. Apoearance and Condition ofthe Prooertv:
+For any questions that do not apply to your rype of residence, please mark the N/A box accordingly.
I 2 3 1 )N/A
Exterior clcanliness of buildiry C a a a a a
Exterior PesVRodent Control a (-C C c a
Imerior PesL/Rodent Control C C a a C a
Landscaping (50d Street Apartments Only)a c C C a c
Rain Gutters a c a c c c
Cleanlin€ss of common areas c C c c C a
Cleanliness of parking areas c a c C C C
Exteriorrunir signage a c c C C C
Mailboxes or mail area c C c C c C
Exterior lighting c a C C C a
Interior fixed lighting c a C C a c
Page 2 of 7
Please provide additional comments about the Appearance and Condition ofthe Property:
III. ProDertv Features:
Please provide additional comments about the Property Features:
I 2 3 1 )N/A
Tenant parking c a a ?c c
Visitor parking C c r a a a
Hearing & Air Conditioning c C C a C a
Page 3 of 7
IV. Housine Coordinator/Citv Staff:
I 2 3 4 5 N/A
Ease of contacting Housing Coordinator/Citv Staff C r C C c c
Follow-up after problems are reported C a c C C c
Timely and satisfactory resolution ofproblems a a C c c c
Knowledge/Competence of Housing Coo.dinator/City Staff c (-C C c c
Willingness ofHousing Coordinator/City Staffto respond to needs and
keep renants happy
c ?C C c c
Clarity of communication by Housing Coordinator/Cir)- Staff C C ?a c a
Counesy and respect *ith which you are trea(ed C C a c C c
Quality ofservice you receive C C C C C C
Implemcntation ofthe Housing Commission's policies ald procedures C C c a c C
Timeliness of rent invoices a f C C a C
Accuracy of rent invoices a r c C c c
Overall tenant morale r a r C a c
Page 4 of 7
Please provide additional comments about the Housing Coordinatoricity Staff:
V. Maintenance Service:
Please provide additional comments related to maintenance:
I )3 4 5 N/A
Ease in submitting maintenance requests a a C (.(^C
Communication with maintenalce staff a c a C a C
Mainlenance request \,}'as responded to in a timely manner ?a a a C a
Timely ard satisfactory completion of maintena[ce requests c C C C C C
Maintenance staff left work area clean c C c C c C
Page 5 of 7
Would you recommend this property to others? Yes No
Please explain why or why nol:
Based on the quality ofyour property, and the level of sewice you have received, ifyour lease were expiring
today. would you renew your lease? Yes No
Please explain why or why not:
Please provide any ideas or suggestions that would enhance your tenancy at the property:
Please provide any additional comments relating to your experience as a tenant, including interactions with
City staff, neighbors, etc.:
Page 6 of7
The following information is optional:
Name:
Unit Number:
Email Address:
Phone Number:
Page 7 of 7
RECEIVED
sEP 0 8 2016
CITY CLERK'S OFFICE
RECEIVED
sEP 0I 2016
CITY ADMINISTRATIONSTAFF REPORT EW
DEPARTMENT OF PUBLIC WORKS, WATER AND
DEVELOPMENT SERVICES
DATE:
TO:
FROM:
RE:
September 14,2016
Honorable Vernon Housin g Commission
Derek Wiesk ector of Public Works, Water and Development Services
Department
Consideration of Procedures Regarding Temporary Relocation of Leases and
Authorized Occupants and Procedures Regarding Unit-to-Unit Transfers
Recommendations
A. Find that consideration ofthe Procedures Regarding Temporary Relocation of Leasees and
Authorized Occupants and the Unit-to-Unit Transfer policies are exempt from Califomia
Environmental Quality Act (.'CEQA) review, because the activity, which is purely
administrative in nature, does not constitute a "project" as that term is defined under CEQA
Guidelines Section 15378, and even if it were a project, it would be categorically exempt
from CEQA review in accordance with CEQA Guidelines Section 15061(b)(3), the general
rule that CEQA only applies to projects that may have a significant effect on the
environment; and
B. Direct staff to modiff the Procedures Regarding Temporary Relocation of Leases and
Authorized Occupants and Procedures Regarding Unit-to-Unit Transfers.
Background
On September 19, 2012, the Vemon Housing Commission adopted the Unit-to-Unit Transfer
Procedures ("Transfer Procedures"). On December 10, 2014, the Commission adopted the
Procedures Regarding Temporary Relocation of Leases and Authorized Occupants ("Temporary
Relocation Procedures"). In the consideration of both of these procedures, it is important to
distinguish between a transfer and a relocation. A "transfer" is defined as any existing tenant ofa
City of Vemon-owned housing unit requesting to be transferred to any other City-owned unit upon
availability and in accordance with the Transfer Procedures. In other words, a unit transfer is
initiated by the tenant. On the other hand, a "relocation" is generally associated with a request to
relocate to another residence, and initiated by the City, based on a capital improvement project or
a maintenance need. When these procedures were drafted, it was envisioned that a relocation
would be only temporary while a transfer would typically be permanent.
However, recently, in the context of the City's Housing Remodeling Project, when a tenant u/as
asked to relocate temporarily to another vacant housing unit, the tenant asked whether they could
relocate permanently to the new housing unit and not return to the old housing unit. In reviewing
both the Transfer Procedures and the Temporary Relocation Procedures, it appears that the
procedures should be clarified to permit a permanent relocation following a City-initiated request
to relocate. Furthermore, it appears that the Transfer Procedures and the Temporary Relocation
Procedures are very much related such that Staff has recognized a benefit to combining the two
procedures. To that end, Staff has developed the attached revised Procedure. It is now
recommended that the Housing Commission consider the modified procedure attached herewith.
The proposed procedures have been approved as to form by the Commission's Counsel.
Fiscal Inpact
There is no fiscal impact associated with the approval of the Modified Procedures Regarding
Temporary Relocation of Leases and Authorized Occupants and Regarding Unit-to-Unit
Transfers.
Attachment
1. Modified Procedures Regarding Temporary Relocation of Leases and Authorized Occupants
and Regarding Unit-to-Unit Transfers.
2. Unit-to-UnitTransferProcedures
3. Temporary Relocation Procedures
Vemon Housing Commission
Procedure Regarding Leasee/Authorized Occupant Relocation
Pursuant to ordinance I183, as amended, and the vemon Rental Housing Policy
C.VRHP), the Vemon Housing Commission ('VHC") hereby adopts the following procedure to
uddr"s -y lease/authorized oCcupant's need/desire to be reJocated, either temporarily or
permanently.
Recitals
A. The VHC is committed to managing its housing stock according to "best
practices" for private, residential housing. The VRHP requires that all procedues be "neutral,
fair, and reasonable."
B. Every lease/authorized occupant is entitled to a habitable rental unit'
C. On September 19,2012, the VHC adopted its Unit-to-Unit Transfer
Procedures ("Transfer Procedures").
D. On December Ll,z}l4,the VHC adopted its Procedures Regarding
Temporary Relocation of Leasees and Authorized Occupants ("Temporary Relocation
Procedures").
E. Since the adoption ofthe Transfer Procedures and the Temporary
Relocation Procedures, the VHC has concluded that there is a need for a single, comprehensive,
relocation procedure covering both temporary and permanent relocations. This Comprehensive
Relocation Procedure is intended to and does supersede both the Transfer Procedures and the
Temporary Relocation Procedures.
F. This Comprehensive Relocation Procedure is intended to apply to the
following situations:
I . Temporary Relocation - Ciw Initiated: It through no fault of a
Leasee, Authorized Occupant, and/or Guest, a rental unit becomes temporarily
uninhabitable, as determined by the City, the Leasee and any Authorized Occupants shall
be entitled, at the Leasee's oPtion, to be re-located to housing accommodations
comparable to the rental unit in good condition for so long as the rental unit is
uninhabitable.2. Permanent Relocation - City Initiated: Any leasee of a City of
Vemon owned housing unit may request a permanent relocation to any other City-owned
unit on a priority basis.3. Permanent Relocation - Tenant Initiated: Any leasee ofa City of
Vemon owned housing unit may request a permanent relocation to any other City-owned
unit upon availability.
Procedure Regarding Leasee/Authorized Occupant Relocation
2ll'r, .
G.TheVHCdesirestoadoptprocedueswithrespecttotherelocationof
Leasees and Authorized occupants that are "neutral, fair, and reasonable." The vHC recognizes
that unless it uniformly applies a relocation procedure to all leasees, it will not be treating all
leasees neutrally and fairlY.
Procedures
A. TemporarvRelocations
l.WhenTemporaryRelocationisAuthorized'Temporaryrelocationshall
be authorized, at City &pense, only if a rental unit is uninhabitable or if it is determined that in
light ofrequired r.puit. to a rental unit, temporary relocation will facilitate more expedient and
cJst effectire repaiis, even when the cost of temporary relocation is taken into account. Whether
relocation should be authorized shall be determined on an objective basis in light ofbest
practices for a private landlord, and shall be determined by disinterested City staff and/or
ionsultants who have expertise with respect to the subject repair(s).
a. Required Relocation. If the City determines that a rental unit is
uninhabitable, relocation ihall be required until such time as the rental until is retumed to
a habitable condition. Habitability shall be determined in light ofthe rental unit's current
condition and in light ofthe effect any needed repairs may have on the habitability of the
rental unit during the course ofrepairs.
b. Optional Relocation. Ifa rental unit is otherwise habitable, a
Leasee shall have an option either to accept relocation or to decline relocation, at the
Leasee's sole discretion, even ifthe total cost to repair to the rental unit shall be higher in
light of the non-relocation.
2.TlrresofAlternativeHousine.Generally,thetypeofaltemativehousing
to which a Leasee and an Authorized Occupant is entitled shall be determined by the expected
length of time altemative housing is required. As a general rule, if a temporary relocation is
expicted to last no more than 30 days, the relocation shall be presumed to be "short+erm." As a
general rule, if a temporary relocation is expected to last for more than 30 days, the relocation
ihull b. p."ru..d to be "long+erm." Any presumption created by this procedure may be
or.r.orni ii as determined by the City, and based on the facts and circumstances ofany
particular case, an altemative categorization is appropriate'
a. Temporary Short-term Relocation. As a general rule, if temporary
short-term relocation is authorized, the altemative housing shall be in the form ofa
qualiffing hotel or other short-term housing option, as provided for in the ERP, discussed
trelow.
b. Temporarv Lone+erm Relocation. As a general rule, if temporary
long-term relocation is authorized, the altemative housing shall be in the foln of_a
comparably fumished apartment with a comparable number of bedrooms and bathrooms
as the subject rental unit.
Procedure Regarding Leasee/Authorized OccuPant Relocation
3ll'u.-,,
3. ' If temporary relocation is authorized'
the city shall bear all relocation, including the cost of
altemaiive housing, the reasonable cost, ifany, of moving personal possessions fr,om and to the
rental unit to the tJmporary housing, and any reasonable increase in food costs, ifany,
necessitated by the relocation. To ihe extent the City's Expense Reimbursement Policy then in
effect (,,ERp',i covers a subject expense, the ERP shall govem the type ofexpense that may be
corerei and the amount of coverage. To the extent the ERP does not cover a subject expense' an
expense may be covered only if itis actually incuned, is reasonable as determined by the City'
and only for the acrual amount of the expense'
4. Rent Abatement as an Altemalive. If a Leasee who is otherwise entitled to
temporary relocation in-.t.ud .ho*.. to re-locate on his or her own, the Leasee shall be entitled
to renr abatement for the length of time temporary relocation would have otherwise been
authorized.
5. Aoproval Required by Citv Attornev or Outside Counsel. Iflhe amount of
expected reimbursable rilocation expenses is in excess of$5,000, prior approval of the
expenditure from the city Afiomey or outside counsel to the vHC shall be required.
B. PermanentRelocations
C i N Init iated P ermanenl Re I ocat ions
l.Ifatemporarylong.termrelocationbecomesnecessaryassetforthinthis
procedure, the leasee, at the leasee's sole option, may request a permanent relocation to a then
vacant City-owned housing unit in lieu of a temporary long-term relocation'
2.Aleaseeshallhavel0daysfromthedateofreceivingnoticeoftheneed
for a temporary long-term relocation to elect a perTn,rnent relocation. A permanent relocation
may be eiected only if a housing unit is vacant al the time of the election and the vacant unit can
be occupied within 30 days of the election.
3. Ifa leasee elects a permanent relocation, the leasee shall have priority over
all other existing or potential new leasees to select a vacant housing unit.
4. No transfer fee shall be due for a City initiated permanent relocation'
5. Any leasee permanently relocating to a different unit will immediately pay
the then established market rent for the unit to which the leasee has relocated. This will require a
review and determination ofthe leasee's credit worthiness to lease such unit.
Leasee Iniliated Permanenl Relocalions
l. All permanent relocation requests initiated by a leasee musl be submitted
in writing by the leasee on the attached Permanent Relocation Request Form'
Procedure Regarding Leasee/Authorized OccuPant Relocation
4ll'rr'-c
2. A leasee must have occupied his/her then current unit for a minimum of
one year prior to submitting a Permanent Relocation Request Form.
3. A maximum of one Permanent Relocation Request Form per leasee will
be accepted in any calendar year and shall be valid for that calendar year only'
4. Permanent Relocation Request Forms shall be accepted anytime
throughout the year and shall be randomly rank ordered onto a wait list through the same lottery
proceis conducied each June and December for potential new leasees. There shall be no priority
given to first responders for leasee initiated permanent relocation requests.
5. After the priority given to existing leasees with a Financial Hardship
pwsuant to Section 4 of the Appeal Procedures for Existing Tenants Experiencing Transitional
i{ardship adopted July 18, 2012, the following order shall be followed. When a vacant housing
unit is riady ior leasing, the vacant unit shall first be offered to the leasee who is first on the
Tenant Initiated Permanent Relocation Wait List that was in effect at the time the housing unit
became vacant. If that leasee either does not want to occupy the vacant unit, or does not qualiry
for the vacant unit, then the vacant unit shall be offered to lhe next leasee on the Tenant Initiated
Permanent Relocation Wait List. If the vacanl unit has been offered to all leasees on the
applicable Wait List, and none ofthe leasees either wants to occupy the vacant unit or qualifies
foi the vacant unit, then the vacancy shall be offered to the appropriate person on the wait list for
potential new leasees in accordance with the procedures for that wait list.
6. A transfer fee of $1,000 shall be due upon approval ofa transfer request to
cover the costs associated with preparing the unit for new occupancy.
7 . Any leasee permanently relocating to a different unit will immediately pay
the then established market rent for the unit to which the leasee has relocated. This will require a
review and determination ofthe leasee's credit worthiness to lease such unit.
Vemon Housing Commission
Unit-to-Unit Transfer Procedures
Adopted September 19, 20 I 2
Any leasee of a City ofVernon owned housing unit may request to transfer to any
other City-owned unit upon availability, pursuant to the fotlowing conditions and procedures:
J.
4.
t.
5.
6.
7.
All transfer requests must be submitted in writing by the leasee on the
attached Unit Transfer Request Form.
A leasee must have occupied hiVher then current unit for a minimum ofone
year prior to submitting a Unit Transfer Request Form.
A maximum ofone Unit Transfer Request Form per leasee will be accepted in
any calendar year and shall be valid for that calendar year only.
Unit Transfer Request Forms shall be accepted anltime throughout the year
and shall be randomly rank ordered onto a wait list through the same lottery
process conducted each June and December for potential new leasees. There
shall be no priority given to first responders for unit transfer requests'
After the priority given to existing leasees with a Financial Hardship pursuant
to Section 4 ofthe Appeal Procedures for Existing Tenants Experiencing
Transitional Hardship adopted July 18, 2012, the following order shall be
followed. When a vacant housing unit is ready for leasing, the vacant unil
shall first be offered to the leasee who is first on the Unit Transfer Wait List
that was in effect at the time the housing unit became vacant. Ifthat leasee
either does not want to occupy the vacant unit, or does not qualif, for the
vacant unit, then the vacant unit shall be offered to the next leasee on the Unit
Transfer Wait List. Ifthe vacant unit has been offered to all leasees on the
applicable Unit Transfer Wait List, and none of the leasees either wants to
occupy the vacant unit or qualifies for the vacant unit, then the vacancy shall
be offered to the appropriate person on the wait list for potential new leasees
in accordance with the procedures for that wait list.
A transfer fee of S1,000 shall be due upon approval ofa transfer request to
cover the costs associated with preparing the unit for new occupancy.
Any leasee transferring to a diflerent unit will immediately pay the then
established market rent for the unit transfened to. This will require a review
and determination ofthe leasee's credit worthiness to lease such unit.
Vemon Housing Commission
Procedures Regarding Temporary Relocation ofLeasees and Authorized occupants
Adopted Decenber I 0, 201 4
Pursuant to Ordinance I 183, as amended, and the Vemon Rental Housing Policy
c,vRHP.), rhe Vernon Housing Commission ("vHC") hereby adopts the following procedures
to address any lease/authorized occupant's need to be re-located temporarily.
Recitals
A. The VHC is committed to managing its housing stock according to "best
practices" for private, residential housing. The vRHP requires that all procedures be "neutral,
fair, and reasonable."
B. Every lease/authorized occupant is entitled to a habitable rental unit.
C. I[, through no fault ofa Leasee, Authorized Occupant, and/or Guest, a
rental unit becomes temporarily uninhabitable, as determined by the City, the Leasee and any
Authorized Occupants shall be entitled, at the Leasee's option, to be re-located to housing
accommodations comparable to the rental unit in good condition for so long as the rental unit is
uninhabitable.
D. The VHC desires to adopt procedures with resPect to the temporary
relocation ofLeasees and Authorized Occupants that are "neutral, fair, and reasonable." The
VHC recognizes thal unless it uniformly applies a temporary relocation procedure to all leasees,
it will not be treating all leasees neutrally and fairly.
Procedures
l. When Temporarv Relocation is Authorized. Temporary relocation shall
be authorized, at City expense, only ifa rental unit is uninhabitable or if it is determined that in
light ofrequired repairs to a rental unit, temporary relocation will facilitate more expedient and
cost effective repairs, even when the cost of temPorary relocation is taken into account. Whether
relocation should be authorized shall be determined on an objective basis in light ofbest
practices for a private landlord, and shall be determined by disinterested City staff and/or
consultants who have expertise with respect to the subject repair(s).
a. Required Relocation. If the City determines that a rental unit is
uninhabitable, relocation shall be required until such time as the rental until is returned to
a habitable condition. Habitability shall be determined in light ofthe rental unit's current
condition and in light of the effect any needed repairs may have on the habitability ofthe
rental unit during the course ofrepairs.
b. Ootional Relocation. Ifa rental unit is otherwise habitable, a
Leasee shall have an option either to accept relocation or to decline relocation, at the
Leasee's sole discretion, even if the total cost to repair to the rental unit shall be higher in
light of the non-relocation.
Procedure Regarding TemPorary Relocation of Leasees and Authorized Occupanls
2l ,' , ,, .
2.TvpesofAltemativeHousing.Generally,thetypeofalternativehousing
to which u Leasee and an Autt orila O..uput t it entitled shall be determined by the expected
length of time requirid. As a general rule, ifa temporary relocation-.is
.
expicted to la s, ihe relocation shall be presumed to be "short-term." As a
generalrule,inisexpectedtolastformorethan30days'therelocation
if,utt U" pt.tr*.a to be "long-term." Any presumption created by this procedure m-ay be
overcome if, as determined by the City, and bastd on the facts and circumstances ofany
particular case, an altemative categorization is appropriate'
a. Short-term Relocation. As a general rule, if short-term relocation
is authorized, the ultemutine horsing shall be in the form ofa qualiSing hotel or oth.er
short-term housing option, as provided for in the city's Expense Reimbursement Policy
C'ERP), discussed below.
b. Lons-term Relocation. As a general rule, if long-term relocation is
authorized, the altemative housing sha|l be in the form of a comparably fumished
apartment with a comparable number ofbedrooms and bathrooms as the subject rental
unit.
3.ReimbursableRelocationExpenses.Iftemporaryrelocationisauth.orized,
the City shall bear all ,eason"ble costs associated with the relocation, including the cost of
altemaiire housing, the reasonable cost, ifany, of moving personal possessions from and to the
rental unit to the t;mporary housing, and any reasonable increase in food costs, ifany,
necessitated by the rilocation. To the extent the City's Expense Reimbursement Policy ("ERP")
then in effect .ou"r, u subject expense, the ERP shall govem the type ofexpens€ that may be
covered and the amount ofcoverage. To the extent the ERP does not cover a subject expense, an
expense may be covered only if it is actually incuned, is reasonable as determined by the City,
and only for the actual amount ofthe expense.
4. Rent Abatement as an Altemative. If a Leasee who is otherwise entitled to
relocation instead chooses to re-locate on his or her own, the Leasee shall be entitled to rent
abatement for the length of time relocation would have otherwise been authorized.
roval Reouired bv Ci
expected reimbursable relocation expenses is in excess of$2,500, prior approval ofthe
expenditure from the City Attomey or outside counsel to the VHC shall be required'
RECEIVED
sEP 0 8 2016
CITY CLERI('S OFFICE
STAFF REPORT
CITY ADMINISTRATION
DATE:
TO:
FROM:
R.E:
September 14,2016
Honorable Vernon Housing Commission
Carlos R. Fandino Jr., City Administrator/ Housing Commission Director
Originator: Anthony Zarate, Administrative Secretary{r
Recommendation
A. Find that the actions recommended in this staffreport do not constitute a "project" pusuant
to section 15378(bX2) of the Guidelines to the Califomia Environmental Quality Act
C'CEQA), because such recommendations constitute an administrative activity; and even
if the adoption of the proposed items did constitute a project, it would be exempt from
CEQA in accordance with Section 15061(bX3), the general rule that CEQA only applies
to projects that may have an effect on the environment; and
B. Make a recommendation to the City Council to sell the two remaining City-owned housing
units at 6010 Oak Street and 2915 E. 606 Place inthe City of Huntington Park at fair market
value.
Background
Up until recently, the City owned five properties in the City of Huntinglon Park, consising ofthree
single-family residences and two to'*nhome units. Based on a reconmendation by the City's
Housing Commission and authorization from the Vernon City Council, the three homes were sold
earlier this year. The last ofthe three single-family residential properties on Stafford Avenue was
sold in March 2016. At this point, the City still owns two to$thome units in Huntington Park.
It is important to note that the two townhome units were retained with the intent that these units
would be used for the temporary relocation of tenants affected by the City's Housing Remodel
Project. However, some tenants in the non-remodeled units expressed concems about the prospect
of temporarily relocating and the impact of potential rent increases as a result of the remodel.
Ultimately, on October 20, 2015 the City Council directed staff to proceed with the remodel of the
vacant unit located at 4323 Furlong Place and opted to evaluate the remaining units at a later time.
w
Consideration of Status of the City-Owned Housing Units in Huntington Park
Page I of2
At its June 8, 2016 meeting, the Housing Commission expressed concems about the Huntington
Park units that have been vacant for nearly a year and consequently are not generating any revenue
for the City. In an effort to sustain a well-rounded discussion prior to making any recommendation
to the City Council, it is prudent to provide some ofthe advantages and disadvantages regarding
the sale of the to*r:homes as well as the leasing of the subject units. With the housing market value
at an all time high, if the Council decides to sell the townhomes, the City would attain at Ieast
S400,000 in revenue from the sale ofthese two units. This estimate is based on a general inquiry
from the National Association of Realtors. Ultimately, staffwould select a real estate agent through
a competitive bid process to coordinate an appraisal to assess the current market value for the
townhomes. If sold, the funds collected for the units would then be made available for funue
remodeling and other capital improvements on the existing housing stock in the City of Vemon.
Additionally, ifthe housing units are sold, the City will no longer need to incur expenses associated
with maintenance and Home Owner Association fees.
Some ofthe disadvantages to selling the housing units include the following: 1) the uncertainty of
the real estate market. Even with the retention ofan appraiser, there is no guarantee that the City
will sell at the best possible time as market values are hard to forecast and may continue to increase,
causing the City to inadvertently miss out on increased housing appreciation from selling the
townhomes prematurely. 2) If the City decides to sell the townhomes, these would no longer be
considered for any temporary relocation of tenants affected by the Housing Remodel Project as
initially decided in the April 7,2015 City Council meeting. In other words, staffwill be unable to
continue with the remodel project of non-refirbished units until housing units in Vemon are either
vacated by the tenants or until such time as a remodeled unit is vacated, allowing the possibility
of relocating tenants.
If the Commission elects to forgo the sale of the remaining Huntington Park units, there would be
an option to retum the units to the City's housing stock and lease the units. The fiscal impact of
this altemative is detailed below.
Fiscal Impact
The recommendation by the Housing Commission and final decision by the City Council would
ultimately determine the fiscal impact. As previously mentioned, the anticipated revenue would
be approximately $400,000, minus any expenses associated with the sales transaction. As noted
above, if City Council elects to sell the subject properties, staff will acquire the services of an
independent appraiser, similar to the process used during the recent divestment of the Stafford
units implemented earlier this year. If on the other hand, Ciry Council directs staff to lease the two
remaining Huntington Park housing units, the City would receive approximately $27,600 annually
in rent from these units. The City currently expends approximately $6,240 annually for the home
ou.ner's association dues, plus costs related to the routine repair and maintenance.
Attachment
None.
Page 2 of 2
RECEIVED
sEP 0I 2016
CITY C[ER('S OFFICE
RECEIVED
SEP O E 2016
CIIY AOMINISTRATION
DATE:
TO:
FROM:
RE:
STAFF REPORT
VERNON HOUSING COMMISSION COUNSEL
September 14,2016
Honorable Yernon Housing Commission
Stuart L. Leviton, Commission Counset [fr l* S U
City-Owned Housing Compliance with the Federal Americans with
Disabilities Act (ADA) and Related Laws
Recommendation
It is recommended that the Housing Commission receive and file a summary report on the
status of all City-owned housing units regarding compliance with the Federal Americans with
Disabilities Act.
Backeround
At the June 8, 2016 Housing Commission meeting, staff was asked to evaluate whether and how
the Americans with Disabilities Act ("ADA") and related laws affect City-owned Housing. In
this staff report, staff presents a brief summary of applicable laws and their impact, if any, on
City-owned housing.
Analysis
Under the federal Americans with Disabilities Act ("ADA"), "[n]o individual shall be
discriminated against on the basis of disability in the full and equal enjoyment of the goods,
services, facilities, privileges, advantages, or accommodations of any place of public
accommodation by any person who owns, leases (or leases to), or operates a place of public
accommodation." 42 U.S.C. $ 12182. The City of Vemon is considered a "person" equivalent
to any other landlord.
Although the City is a "person" subject to the ADA, the City-owned housing, including single
family homes and an eight unit apartment building, are not "public accommodations" under the
ADA. The ADA applies to "an inn, hotel, motel, or other place of lodging . . . ." Id.
$ 12181(7XA). Courts have construed this definition specifically to exclude apartment
buildings. See Hibbert v. Bellmawr Park Mut. Housine Corp. , 917 F. Supp. 2d 565, 772-73
(2013) (citations omitted). As such, the City-owned housing is not subject to the requirements of
the ADA.
Page 1 of2
Califomia law is broader and provides disabled persons more protection than the federal ADA.
Under Califomia's Fair Employment and Housing Act ("FEHA"), "[i]t shall be unlar+firl . . .
[f]or the owner of any housing accommodation to discriminate against or harass any person
because ofthe. . . disability... of that person." Cal. Gov't Code $ 12955(a). The City is an
"owner" subject to the FEHA and must comply fully with the FEHA with respect to its rental
policies and procedures.
Additionally, the apartment building, as a "covered multifamily dwelling," id. $ 12955.1.1(a)(l),
also must meet certain design and construction standards such that it "allows access to, and use
by, disabled persons . . . ." id. $ 12955.1(a). To the best of staffs knowledge, the apartment
building is fully compliant with the FEHA.
As part of its building code, the City of Vemon has adopted the Califomia Residential Code.
VMC $ 24.104. Section R320.1 of the Califomia Residential Code ("CRC") requires
multifamily housing to comply with the accessibility requirements of Chapter I 1A of the
Califomia Building Code ("CBC"). CBC Chapter I lA specifies the requirements for "housing
accessibility" for multifamily dwellings, including new construction and renovations to existing
construction sufficient to constihrte a new multifamily dwelling. The City-owned housing also
constitutes "public housing" within the meaning ofthe CBC (Ch. 2, Sec. 202), and as such, also
must comply with the requirements of Chapter I 1B, which covers accessibility for public
housing, including single family homes. To the extent any existing housing was constructed
prior to the effective date of the current standards and, therefore, is exempt, any "additions" or
"altemations" to existing housing must be compliant with applicable current accessibility
standards (CBC Ch. llB-202).
Based on the foregoing, staff concludes that the federal ADA does not impose any additional
requirements on the City with respect to its existing City-owned housing. Califomia's FEHA
does apply to the City, and as stated above, to the best of stafP s knowledge, the City is fully
compliant with its obligations under the FEHA. Moreover, to the best of stafPs knowledge, all
City-owned housing is compliant with the City Building Code and the CRC.
Fiscal Imoact
There is no fiscal impact associated with the review ofthis report.
Attachment(s)
l. None.
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