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2019-06-12 VHC Agenda PacketPage 1 California 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 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 48 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 City of Vernon Regular Vernon Housing Commission Meeting Wednesday, June 12, 2019, 06:00 PM City Hall, Council Chamber 4305 Santa Fe Avenue Vernon, California Kyle Cooper, Chairperson Melissa Ybarra, Vice Chairperson Hector Garcia, Commissioner Steven Froberg, Commissioner Steven Florman, Commissioner Frank Gavina, Commissioner Vacant, 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 Vernon Housing Commission. The public will also be given a chance to comment on matters which are on the posted agenda during Vernon Housing Commission deliberation on those specific matters. MINUTES 1.City Clerk Minutes of the Regular Vernon Housing Commission Meeting Held on March 13, 2019 Recommendation: A. Receive and File Regular Vernon Housing Commission Meeting Agenda June 12, 2019 Page 2 1. 2019-03-13 VHC Minutes NEW BUSINESS 2.Public Works Report on Housing Lotteries Held During the Period of March 1, 2019 to May 31, 2019 Recommendation: A. Find that the action recommended in this staff report does not constitute a “project” pursuant to Section 45378(b)(2) of the Guidelines to the California Environmental Quality Act (“CEQA”) because such recommendations constitute an administrative activity; and even if the proposed action does 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. Receive and file a report on the housing lotteries held between March 1, 2019 and May 31, 2019. 1. March 25, 2019 General Lottery Results 2. Received Unit Transfer Forms as of March 25, 2019 3.Public Works Approval of Proposed Amendments to Lease-Up Procedures for New Tenants of City-Owned Units, Procedure Regarding Lessee/Authorized Occupant Relocation, and related Request Forms 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. Adopt the proposed amended Lease-Up Procedures for New Tenants of City-Owned Units and related City Housing Interest Form; and C. Adopt the proposed amended Procedure Regarding Lessee/Authorized Occupant Relocation and related Unit Transfer Request Form. 1. Proposed Amendments to Lease Up Procedures for Vernon Units 2. Redlined Amendments to Lease Up Procedures for Vernon Units 3. Amended Housing Interest Form 4. Redlined Housing Interest Form 5. Proposed Amendments to Procedure Regarding Lessee Authorized Occupant Relocation 6. Redlined Amendments to Procedure Regarding Lessee Authorized Occupant Relocation 7. Amended Unit Transfer Request Form Regular Vernon Housing Commission Meeting Agenda June 12, 2019 Page 3 8. Redlined Unit Transfer Request Form DISCUSSION ITEMS AND POSSIBLE DIRECTIVES TO STAFF 4.Public Works Discussion and Possible Directives to Staff Regarding the Possible Implementation of a Live/Work Mixed Use Overlay Zone in the City of Vernon Recommendation: A. Find that the discussion of a potential Live/Work Mixed Use Overlay Zone in the City of Vernon is exempt under the California Environmental Quality Act (“CEQA”) because the evaluation of such zoning discussion is a continuing administrative activity that will not result in direct or indirect physical changes in the environment and does not commit the City to a definite course of action, and therefore does not constitute a "project" as defined by CEQA Guidelines Section 15378; and B. Hold a discussion to receive feedback from the Vernon Housing Commission on the possible implementation of a Live/Work Mixed Use Overlay Zone in the City of Vernon. ORAL REPORTS Brief reports, announcements, or directives to staff from the Commissioners and Commission Officers. Next regular meeting: Wednesday, September 11, 2019, at 6 p.m. 5.Public Works March - May 2019 Quarterly Housing Report By: Public Works Staff Recommendation: A. No action required by the Commission. This is a presentation only. 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 date set forth on this agenda. Dated this 6th day of June, 2019. By: ________________________________ Maria E. Ayala Regular Vernon Housing Commission Meeting Agenda June 12, 2019 Page 4 City Clerk MINUTES OF THE REGULAR VERNON HOUSING COMMISSION MEETING OF THE CITY OF VERNON HELD WEDNESDAY MARCH 13, 2019, IN COUNCIL CHAMBER OF CITY HALL LOCATED AT 4305 SANTA FE AVENUE, VERNON, CALIFORNIA CALL TO ORDER & FLAG SALUTE Members Present:Melissa Ybarra, Carol Menke, Steven Froberg, Steven Florman, Frank Gavina Members Absent:Kyle Cooper, Hector Garcia The meeting was called to order at 6:00 p.m. by Vice Chair Melissa Ybarra; City Clerk Maria Ayala led the flag salute. CHANGES TO THE AGENDA City Clerk Maria Ayala announced that there are no changes to the agenda. PUBLIC COMMENT No public comment provided. PRESENTATIONS 1.Los Angeles River Path Project Presentation By: Metro Representatives Recommendation:A. No action required by the Commission. This is a presentation only. City Clerk Ayala introduced Metro Representative, Lauren Cencic, Senior Directorin the Planning Department at Metro, who conducted the presentation. Commissioner Steven Froberg joined the meeting at 6:04 p.m. Vice-Chair Ybarra inquired as to the River Path alignments, access points in Vernon, and the distribution of notifications to the residents to collect feedback. Ms. Cencic replied accordingly. Commission and staff came to a consensus to send additional notices to Vernon residents to help solicit feedback. MINUTES 2.Minutes of the Regular Vernon Housing Commission Held on December 12, 2018 Regular Vernon Housing Commission Minutes March 13, 2019 Page 2 of 5 Recommendation:A. Receive and File It was moved by Carol Menke and seconded by Steven Florman to: A. Receive and File the Minutes of the Regular Vernon Housing Commission Held on December 12, 2018. Motion carried, 5 - 0. Yes:Melissa Ybarra, Carol Menke, Steven Froberg, Steven Florman, Frank Gavina No:None NEW BUSINESS 3.Report on Housing Lotteries Held During the Period of August 1, 2018 to February 28, 2019 Recommendation:A. Find that the action recommended in this staff report does 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 proposed action does 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. Receive and file a report on the housing lotteries held between August 1, 2018 and February 28, 2019. Director of Public Works Daniel Wall reported on the item. Vice-Chair Ybarra inquired as to the transfer list, housing lottery, and availability of the housing units. Director Wall responded accordingly. No public comment provided. It was moved by Carol Menke and seconded by Steven Froberg to: A. Find that the action recommended in this staff report does 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 proposed action does 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. Receive and file a report on the housing lotteries held between August 1, 2018 and February 28, 2019. Motion carried, 5 - 0. Yes:Melissa Ybarra, Carol Menke, Steven Froberg, Steven Florman, Frank Gavina No:None Regular Vernon Housing Commission Minutes March 13, 2019 Page 3 of 5 4.Summary of Annual Maintenance Inspection Results for City of Vernon- Owned Housing Units Recommendation:A. Find that the action recommended in this staff report does 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 proposed action does 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 a significant effect on the environment; and B. Receive and file a summary report of the 2019 Annual Maintenance Inspection Results for City-owned housing units. Director of Public Works Daniel Wall reported on the item. Vice-Chair Ybarra inquired as to the damaged units listed on the inspection report. Director Wall responded accordingly. No public comment provided. It was moved by Carol Menke and seconded by Frank Gavina A. Find that the action recommended in this staff report does 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 proposed action does 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 a significant effect on the environment; and B. Receive and file a summary report of the 2019 Annual Maintenance Inspection Results for City-owned housing units. Motion carried, 5 - 0. Yes:Melissa Ybarra, Carol Menke, Steven Froberg, Steven Florman, Frank Gavina No:None DISCUSSION ITEMS AND POSSIBLE DIRECTIVES TO STAFF 5.Discussion and Possible Directives to Staff Regarding Potential Restrictions for the Submission of Unit Transfer Request Forms and/or City Housing Interest Forms Recommendation:A. Find that the proposed actions are exempt under the California Environmental Quality Act (“CEQA”) because the discussions are a continuing administrative activity that will not result in direct or indirect physical changes in the environment and, therefore, do 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 Regular Vernon Housing Commission Minutes March 13, 2019 Page 4 of 5 B. Hold a discussion on potential restrictions for the submission of Unit Transfer Request Forms; and C. Hold a discussion on potential restrictions for the submission of City Housing Interest Forms. City Clerk Ayala announced the proposed item. Director of Public Works Daniel Wall conducted the presentation. Commission came to a consensus to discuss Item B and Item C as two separate deliberations. A dialogue ensued between Commission and staff regarding the Unit Transfer Requests Forms, and the management of the submitted Unit Transfer Form, transfer fees, full market rent, and updating of the forms. A dialogue ensued between Commission and staff regarding the management of the submitted Housing Interest Forms, general lottery, policy restrictions, and verification of information provided by potential lessees, checking and verification of authorized occupants, and use of the voter roster to verify unauthorized occupants. ORAL REPORTS 6.December 2018-February 2019 Quarterly Housing Report By: Public Works Staff Recommendation:A. No action required by the Commission. This is a presentation only. Director of Public Works Daniel Wall reported on this item. He also informed the Commission that a resident has requested that Commission delve into limiting the numbers of homes that are rented to members of the same family. Commission could direct staff to bring this item back on the next VHC meeting. Director Wall cautioned the Commission that this type restrictions on potential tenants could be seeing as an attempt to manipulate the open and fair lottery system that the Commission has currently in place. Vice-Chair Ybarra inquired as to operating expenditures, and number and tracking of informal calls received for service. Director Wall responded accordingly. SECOND PUBLIC COMMENT There was no second public comment provided. Regular Vernon Housing Commission Minutes March 13, 2019 Page 5 of 5 ADJOURNMENT It was moved by Carol Menke and seconded to Steven Froberg to adjourn the VHC meeting. Without further business, Vice-Chair Ybarra adjourned the meeting at 7:03 p.m. ________________________ Kyle Cooper Chair ATTEST: _________________________ Maria E. Ayala City Clerk Vernon Housing Commission Agenda Item Report Agenda Item No. COV-242-2019 Submitted by: Anthony Zarate Submitting Department: Public Works Meeting Date: June 12, 2019 SUBJECT Report on Housing Lotteries Held During the Period of March 1, 2019 to May 31, 2019 Recommendation: A. Find that the action recommended in this staff report does not constitute a “project” pursuant to Section 45378(b)(2) of the Guidelines to the California Environmental Quality Act (“CEQA”) because such recommendations constitute an administrative activity; and even if the proposed action does 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. Receive and file a report on the housing lotteries held between March 1, 2019 and May 31, 2019. Background: On March 14, 2018, the Vernon Housing Commission (“VHC”) adopted the Lease-Up Procedures for New Tenants for City of Vernon Housing Units (“Lease-Up Procedures”) in order to simplify the methodology used for the lottery system and to secure tenants more expeditiously. Essentially, any person interested in a housing opportunity shall submit an Interest Form, confirm their interest in a specific lottery upon notification from the City, and successfully complete the application process including a criminal background check and credit check. Interest Forms may be submitted at any time, and shall be valid for up to fifteen (15) months. In order to ensure a fair and transparent process for the random selection of potential new lessees, each time a housing unit becomes available, staff proceeds with the notification and lottery processes as outlined in Section 3b of the Lease-Up Procedures that results in a General Lottery List for that specific unit. In accordance with various procedures adopted by the VHC, when a vacant housing unit is ready for leasing, units are leased in the following order: 1. Existing Tenant with a Financial Hardship (provided a Financial Hardship exists and the available housing unit is more affordable than the housing unit the Tenant is currently leasing) 2. Existing Tenant on Unit Transfer Wait List 3. First Responder on General Lottery List (provided no more than 4 units are concurrently occupied by a First Responder) 4. General Lottery List The following is a summary of the general lottery held on March 25, 2019. Since no one on the Unit Transfer Wait List was interested in a one-bedroom unit, staff conducted one lottery for the general list. Lotteries are held in an open forum where the public is able to witness the proceedings. All participants are invited to the lottery but attendance is not a factor in determining an applicant’s eligibility to lease a City housing unit. Lottery for 3382 E. 50th Street (one-bedroom) Date: March 25, 2019 Location: City Hall Council Chambers (Open to the Public) Number of Interest Forms Received: 176 Number of Confirmed Entries Included in Lottery: 37 Number of Existing Tenants with a Financial Hardship: 0 Number of First Responders in Lottery: 1 Number of Tenants on Unit Transfer Wait List: 4 Lessee Selection Result: The only first responder on the list wanted a 2-bedroom unit and therefore, declined the subject unit as did all existing residents on the Unit Transfer Wait List. The first seven (7) applicants on the General Lottery List declined the housing unit because they had already secured alternative housing or they were interested in a bigger unit (2 and 3-bedroom house). Ultimately, the unit was offered to and leased by the eighth person on the General Lottery List. Fiscal Impact: None. ATTACHMENTS 1. March 25, 2019 General Lottery Results 2. Received Unit Transfer Forms as of March 25, 2019 3/25/2019 RANDOM.ORG - List Randomizer https://www.random.org/lists/1/2 Do you own an iOS or Android device? Check out our app! List Randomizer There were 37 items in your list. Here they are in random order: 1. Langford 2. Bryant 3. Ramos Orozco 4. Martinez (Selva) 5. Perez 6. Barajas 7. Macias 8. Martinez 9. Guerrero 10. Tenorio 11. Torres 12. Ahn 13. Barrios 14. Mauch 15. Altaro 16. Jurkovic 17. Flores 18. Campos 19. Macias 20. Mata 21. Dool 22. Reynaga 23. Gonzalez 24. Barrera 25. Panollio 26. Meza 27. Rodriguez 28. Perrusquia 29. Garcia 30. Michell 31. Segura 32. Washington 33. James 34. Briceno 35. Owens 36. Flowers 37. Cervantes IP: 104.129.198.59 Timestamp: 2019-03-25 22:08:17 UTC Don't use this service for video giveaways! Use Multi-Round Giveaways instead More Info Again! Go Back © 1998-2019 RANDOM.ORG Follow us: Twitter | Facebook | Google+ Terms and Conditions About Us Search RANDOM.ORG Search True Random Number Service Home Games Numbers Lists & More Drawings Web Tools Statistics Testimonials Learn More Login Last Name First Name Garcia Arnold Rodrigo Garza Delphia Macias Nelson Merlo Judith Lopez Received Unit Transfer Forms as of March 25, 2019 Listed in Alphabetical Order by Last Name Housing Unit Located at 3382 E.50th St, Vernon CA Vernon Housing Commission Agenda Item Report Agenda Item No. COV-256-2019 Submitted by: Anthony Zarate Submitting Department: Public Works Meeting Date: June 12, 2019 SUBJECT Approval of Proposed Amendments to Lease-Up Procedures for New Tenants of City-Owned Units, Procedure Regarding Lessee/Authorized Occupant Relocation, and related Request Forms 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. Adopt the proposed amended Lease-Up Procedures for New Tenants of City-Owned Units and related City Housing Interest Form; and C. Adopt the proposed amended Procedure Regarding Lessee/Authorized Occupant Relocation and related Unit Transfer Request Form. Background: At the March 13, 2019, Vernon Housing Commission (“VHC”) meeting, the VHC was advised that the current lottery procedures place no limitations on the number of Unit Transfer Forms or City Housing Interest Forms that can be submitted per household. The issue was raised by a resident who expressed concern on the potential for skewed housing lottery outcomes when an unrestricted number of forms from the same household are entered in the lotteries. Staff explained that without any restrictions or limitations set in place, a household with numerous authorized occupants and/or lessees may submit multiple City Housing Interest Forms and/or Unit Transfer Forms, thereby placing households that submit only one (1) application at a disadvantage. Following an extensive discussion, the VHC ultimately directed staff to amend two existing procedures, previously adopted by the VHC: (i) the Lease-Up Procedures for New Tenants for Units Located Within the City of Vernon (hereinafter the “Lease-Up Procedure”) and (ii) the Procedure Regarding Lessee/Authorized Occupant Relocation (hereinafter the “Relocation Procedure”) to reflect the VHC’s recommended revisions to limit Interest Forms and Unit Transfer Request Forms to one per household. The Lease-Up Procedure was adopted by the VHC on March 14, 2018 and established the protocol on how City Housing Interest Forms are received and entered into the lottery system. The proposed amendment would limit households to submitting no more than one (1) valid City Housing Interest Form during any given year. Similarly, the Relocation Procedure was adopted by the VHC on September 14, 2016 and established the protocol on how City initiated and tenant initiated, temporary and permanent relocations shall be processed. The proposed amendments would (i) place a restriction of no more than one (1) Permanent Relocation Request Form per household, per calendar year and (ii) establish a clause that would allow any tenant initiated permanent relocation to a different unit to require the lessee to immediately pay the then established market rent for the unit to which the lessee has relocated, unless the lessee has been living in a City of Vernon owned housing unit prior to December 13, 2018. The second amendment being proposed for the Relocation Procedure memorializes a verbal commitment made by the City Administrator/VHC Director at the December 12, 2018 VHC meeting, essentially honoring then current rental rates for existing tenants that request a unit transfer. Specifically, the proposed Relocation Procedure update indicates that tenants living in a City-owned housing unit prior to December 13, 2018, will be grandfathered into the Market Rent Implementation Schedule (adopted by the VHC on June 12, 2013) when transferring to another City-owned housing unit. In summary, any existing lessee in good standing who submits a Unit Transfer Request Form and via the lottery process, is offered the available housing unit, would pay the rental rate that was in effect prior to the adoption of Resolution No. VHC-8, which established the latest rent schedule for all City housing. However, the lessee shall still be required to pay the $1,000 transfer fee and a review and determination of the lessee’s credit worthiness to lease such unit shall be conducted as conditions for the unit transfer. Staff is now bringing both, the Lease-Up Procedure and the Relocation Procedure to the VHC for adoption, with the aforementioned proposed amendments. In addition to revising the Lease-Up Procedure and the Relocation Procedure, staff has also updated the City Housing Interest Form and the Unit Transfer Form to reflect the proposed procedural changes. The amended procedures and related forms have been approved as to form by the City Attorney’s office. Fiscal Impact: There is no fiscal impact associated with the adoption of the proposed amendments. ATTACHMENTS 1. Proposed Amendments to Lease Up Procedures for Vernon Units 2. Redlined Amendments to Lease Up Procedures for Vernon Units 3. Amended Housing Interest Form 4. Redlined Housing Interest Form 5. Proposed Amendments to Procedure Regarding Lessee Authorized Occupant Relocation 6. Redlined Amendments to Procedure Regarding Lessee Authorized Occupant Relocation 7. Amended Unit Transfer Request Form 8. Redlined Unit Transfer Request Form Page 1 of 4 Vernon Housing Commission Lease-Up Procedures for New Tenants for Units Located Within the City of Vernon Proposed June 12, 2019 Pursuant to Ordinances 1183 and 1194, and the policies promulgated pursuant thereto, the Vernon Housing Commission (“VHC”) hereby adopts the following procedures with respect to the initial leasing of City of Vernon-owned housing units to new tenants, which shall take effect immediately upon adoption, and which shall supersede any prior procedures regarding the same. These procedures apply only to units located within the City of Vernon. 1. Potential Lessees Expressing Interest in Housing Units: Anyone interested in leasing a housing unit shall complete an Interest Form and shall provide the VHC with the following information: (i) full legal name; (ii) current legal address; and (iii) contact information, including a telephone number and an email address. Anyone not having a current legal address or the requisite contact information shall provide such substitute information as may be deemed appropriate by the VHC Director. No more than one (1) Interest Form per household shall be accepted, during any given year. Additionally, if the person is a “First Responder,” as defined in Ordinances 1183 and 1194, and by the VHC, that shall be noted on the Interest Form. Once an Interest Form is submitted to the VHC, it shall remain effective until March 31 of the calendar year following the calendar year in which it was submitted. Once an Interest Form expires, a new Interest Form must be submitted in order to be considered for a housing unit. 2. Advertising/Marketing Need to Submit an Interest Form: The VHC shall advertise on a regular periodic basis the potential availability of housing and the need to submit an Interest Form. The advertising shall be sufficiently broad so that anyone who may reasonably be interested in leasing a housing unit both becomes aware of potential availability and has sufficient time to complete an Interest Form. a. Awareness: The VHC shall advertise in at least four different places, including a posting at City Hall, a listing on the VHC’s website, a listing on Craig’s List, or an equivalent thereto, and a listing in a newspaper appropriate for official notices for the City of Vernon. In addition to the foregoing, the VHC shall provide notice of potential availability to the Vernon Police Department and the Vernon Fire Department, and shall request that each department make known to its officers, firefighters, and EMTs of potential availability. The VHC may advertise in such additional ways as it deems appropriate. b. Timing: The VHC shall advertise for a minimum of one-week at a time on at least a quarterly basis. 3. Random Selection of Potential New Lessees: a. Notice: The VHC shall give proper notification to all persons who have submitted a current Interest Form, within no more than five (5) business days following the availability of a rental unit not specifically modified to comply with ADA regulations. Thereafter, applicants shall be given five (5) business days to confirm their interest in the specific available housing unit. Page 2 of 4 b. Lottery: i. If, following the above procedure, only one applicant confirms an interest in the available housing unit, no lottery shall be required and/or conducted. ii. If, following the above procedure, more than one applicant confirms an interest in the available housing unit, all such applicants shall be entered into a lottery. The lottery shall be conducted in a public forum under the direction of and supervised by the City Clerk’s Office. The public and all participants in the lottery shall be given at least 24-hours notice of the date, time and location of the lottery. The City Clerk, or designee, shall randomly select (including by electronic means, as and if appropriate) and rank order the lottery participants to create a list of potential lessees (“Lottery List”). Attendance at the lottery will not be considered in determining an applicant’s eligibility to lease a City housing unit. iii. If, pursuant to VMC Section 2.125b, a First Responder priority exists (meaning that less than four housing units are currently occupied by First Responders), the Lottery List shall be further segmented into First Responders and Non-First Responders, and First Responders shall be ranked in the order that they otherwise would appear on the Lottery List. 4. Selecting a Lessee: If the applicable Lottery List is exhausted without filling the vacancy, staff shall advertise/market the specific vacancy in accordance with Section 2(a) of this Procedure and offer the unit on a first come, first serve basis. a. Application Form: Once a prospective lessee has been identified from the applicable Lottery List, the prospective lessee shall promptly complete a standard application form. The VHC shall use the then current standard application form recommended by the AAGLA or a substantially equivalent form, modified as appropriate by the VHC to add and/or to delete information as may be appropriate for any unique aspect of the VHC’s housing units and its applicant pool. A failure to return a completed standard application form within five (5) business days shall constitute a waiver by the prospective lessee of a right to lease the available housing unit. b. Background and Credit Checks: Once the prospective lessee returns to the VHC a completed standard application form, the VHC shall conduct a standard background check, including confirmation of first responder status for First Responders, if applicable, and credit check to confirm each applicant’s suitability to be a lessee. Any “Authorized Occupant” of a housing unit shall also be subject to a background check and must pass a background check prior to being named in a lease as an “Authorized Occupant.” With respect to the scope of the background check, at a minimum, backgrounds shall be checked for felony convictions and whether the prospective lessee or an Authorized Occupant is a registered sex offender. A felony Page 3 of 4 conviction and/or being a registered sex offender shall be presumptively disqualifying conditions for a lease and/or occupancy. c. Signing Lease and Paying Deposit: Once a prospective lessee has passed the background check and the credit check, the prospective lessee shall have three (3) calendar days following notice to sign a lease and to provide the required deposits. If the prospective lessee fails to complete this process timely, then the vacancy shall be offered to the prospective lessee next in order. d. Co-signers: If a prospective lessee does not pass the credit check, but is otherwise in good standing and determined to be a good candidate for a lease, he/she may present a qualified co-signer who shall execute a personal guarantee, in substantially the same form as attached hereto as Exhibit A, which shall be affixed to City of Vernon letterhead and attached to the lease. Page 4 of 4 EXHIBIT A Personal Guarantee I, _______________________, hereby personally guarantee the financial obligations of the Lease dated _______________, in favor of the Named Lessee, _____________________. I understand that if for any reason the Named Lessee does not meet any and all financial obligations under the Lease, including without limitation, rent and/or damages to the Premises, I shall be personally liable for any and all financial obligations under the Lease. I understand and acknowledge that demand need not be made first of the Named Lessee. I further acknowledge that I do not have, and will not claim, any rights in the Lease, including without limitation, any right to occupy the Premises. I consent to personal jurisdiction in the Los Angeles County Superior Court. Dated: ______________________________ Guarantor Page 1 of 4 Vernon Housing Commission Lease-Up Procedures for New Tenants for Units Located Within the City of Vernon Adopted March 14, 2018Proposed June 12, 2019 Pursuant to Ordinances 1183 and 1194, and the policies promulgated pursuant thereto, the Vernon Housing Commission (“VHC”) hereby adopts the following procedures with respect to the initial leasing of City of Vernon-owned housing units to new tenants, which shall take effect immediately upon adoption, and which shall supersede any prior procedures regarding the same. These procedures apply only to units located within the City of Vernon. 1. Potential Lessees Expressing Interest in Housing Units: Anyone interested in leasing a housing unit shall complete an Interest Form and shall provide the VHC with the following information: (i) full legal name; (ii) current legal address; and (iii) contact information, including a telephone number and an email address. Anyone not having a current legal address or the requisite contact information shall provide such substitute information as may be deemed appropriate by the VHC Director. No more than one (1) Interest Form per household shall be accepted, during any given year. Additionally, if the person is a “First Responder,” as defined in Ordinances 1183 and 1194, and by the VHC, that shall be noted on the Interest Form. Once an Interest Form is submitted to the VHC, it shall remain effective until March 31 of the calendar year following the calendar year in which it was submitted. Once an Interest Form expires, a new Interest Form must be submitted in order to be considered for a housing unit. 2. Advertising/Marketing Need to Submit an Interest Form: The VHC shall advertise on a regular periodic basis the potential availability of housing and the need to submit an Interest Form. The advertising shall be sufficiently broad so that anyone who may reasonably be interested in leasing a housing unit both becomes aware of potential availability and has sufficient time to complete an Interest Form. a. Awareness: The VHC shall advertise in at least four different places, including a posting at City Hall, a listing on the VHC’s website, a listing on Craig’s List, or an equivalent thereto, and a listing in a newspaper appropriate for official notices for the City of Vernon. In addition to the foregoing, the VHC shall provide notice of potential availability to the Vernon Police Department and the Vernon Fire Department, and shall request that each department make known to its officers, firefighters, and EMTs of potential availability. The VHC may advertise in such additional ways as it deems appropriate. b. Timing: The VHC shall advertise for a minimum of one-week at a time on at least a quarterly basis. 3. Random Selection of Potential New Lessees: a. Notice: The VHC shall give proper notification to all persons who have submitted a current Interest Form, within no more than five (5) business days following the availability of a rental unit not specifically modified to comply with ADA regulations. Thereafter, applicants shall be given five (5) business days to confirm their interest in the specific available housing unit. Page 2 of 4 b. Lottery: i. If, following the above procedure, only one applicant confirms an interest in the available housing unit, no lottery shall be required and/or conducted. ii. If, following the above procedure, more than one applicant confirms an interest in the available housing unit, all such applicants shall be entered into a lottery. The lottery shall be conducted in a public forum under the direction of and supervised by the City Clerk’s Office. The public and all participants in the lottery shall be given at least 24-hours notice of the date, time and location of the lottery. The City Clerk, or designee, shall randomly select (including by electronic means, as and if appropriate) and rank order the lottery participants to create a list of potential lessees (“Lottery List”). Attendance at the lottery will not be considered in determining an applicant’s eligibility to lease a City housing unit. iii. If, pursuant to VMC Section 2.125b, a First Responder priority exists (meaning that less than four housing units are currently occupied by First Responders), the Lottery List shall be further segmented into First Responders and Non-First Responders, and First Responders shall be ranked in the order that they otherwise would appear on the Lottery List. 4. Selecting a Lessee: If the applicable Lottery List is exhausted without filling the vacancy, staff shall advertise/market the specific vacancy in accordance with Section 2(a) of this Procedure and offer the unit on a first come, first serve basis. a. Application Form: Once a prospective lessee has been identified from the applicable Lottery List, the prospective lessee shall promptly complete a standard application form. The VHC shall use the then current standard application form recommended by the AAGLA or a substantially equivalent form, modified as appropriate by the VHC to add and/or to delete information as may be appropriate for any unique aspect of the VHC’s housing units and its applicant pool. A failure to return a completed standard application form within five (5) business days shall constitute a waiver by the prospective lessee of a right to lease the available housing unit. b. Background and Credit Checks: Once the prospective lessee returns to the VHC a completed standard application form, the VHC shall conduct a standard background check, including confirmation of first responder status for First Responders, if applicable, and credit check to confirm each applicant’s suitability to be a lessee. Any “Authorized Occupant” of a housing unit shall also be subject to a background check and must pass a background check prior to being named in a lease as an “Authorized Occupant.” With respect to the scope of the background check, at a minimum, backgrounds shall be checked for felony convictions and whether the prospective lessee or an Authorized Occupant is a registered sex offender. A felony Page 3 of 4 conviction and/or being a registered sex offender shall be presumptively disqualifying conditions for a lease and/or occupancy. c. Signing Lease and Paying Deposit: Once a prospective lessee has passed the background check and the credit check, the prospective lessee shall have three (3) calendar days following notice to sign a lease and to provide the required deposits. If the prospective lessee fails to complete this process timely, then the vacancy shall be offered to the prospective lessee next in order. d. Co-signers: If a prospective lessee does not pass the credit check, but is otherwise in good standing and determined to be a good candidate for a lease, he/she may present a qualified co-signer who shall execute a personal guarantee, in substantially the same form as attached hereto as Exhibit A, which shall be affixed to City of Vernon letterhead and attached to the lease. Page 4 of 4 EXHIBIT A Personal Guarantee I, _______________________, hereby personally guarantee the financial obligations of the Lease dated _______________, in favor of the Named Lessee, _____________________. I understand that if for any reason the Named Lessee does not meet any and all financial obligations under the Lease, including without limitation, rent and/or damages to the Premises, I shall be personally liable for any and all financial obligations under the Lease. I understand and acknowledge that demand need not be made first of the Named Lessee. I further acknowledge that I do not have, and will not claim, any rights in the Lease, including without limitation, any right to occupy the Premises. I consent to personal jurisdiction in the Los Angeles County Superior Court. Dated: ______________________________ Guarantor Updated: 6‐12‐19  FOR OFFICIAL USE ONLY Confirmed Via: Not Interested: ____________________ No Response: _______ Available Unit: _______ Date: _ Initial:   2019   Vernon Housing Commission City Housing Interest Form One Per Household     SECTION I. Full Legal Name Telephone Number   Legal Address ______________________________________ (Number) (Street)  Current Email Address                                                                          ______________________________                           Preferred Method of Contact (City) (State) (Zip)         SECTION II (As Applicable). First Responder*: Yes _______ No _______ Person with Qualifying Disability**: Yes _______ No _______   * “First Responders” are defined in VMC § 2.125(b) as City of Vernon firefighters, police officers, emergency medical technicians and similar positions held by employees of businesses located in Vernon. ** “Disability,” as established by the VHC Procedures for Tenants under Disability Priority, adopted April 26, 2017, means in relevant part, “any individual who has an actual permanent physical disability affecting mobility and/or requires access accommodation, as understood under and/or defined by the ADA.”           Acknowledgment By my signature below, I confirm that the information provided on this Interest Form is correct as of this date. If any information changes, I acknowledge that it is my responsibility to submit a new, updated Interest Form. I further acknowledge that any rights I may have to lease a housing unit from the City of Vernon, if any, are governed solely by applicable law, including, without limitation, applicable provisions of the Vernon Municipal Code, and policies and procedures adopted by the Vernon Housing Commission. Date: ___________________________ Signature: ________________________________________                      Telephone     E‐mail  Updated: 6‐12‐19  City of Vernon – A Summary of the Housing Lottery Rules and Regulations Subject to the VHC Lease Up Procedures for Vernon Units, adopted March 14, 2018, the following is a summary of the Housing Lottery Rules and Regulations: 1. Interest Forms are effective until March 31 of the calendar year following the calendar year in which it is submitted. 2. Only one (1) Interest Form per household shall be submitted within the timeframe above. 3. Once an Interest Form expires, a new Interest Form must be submitted in order to be considered for a housing unit. 4. Upon City notification via current contact information on file with the City of an available housing unit, applicants have five (5) business days to confirm interest in the specific available housing unit. Applicants must update contact information if it changes. 5. No lottery will be required if only one applicant confirms an interest in an available housing unit. 6. If more than one applicant confirms an interest in an available housing unit, all such applicants shall be entered into a lottery. 7. All confirmed participants of the lottery will be given at least a 24 hours’ notice of the date, time and location of the lottery. 8. Attending the lottery will not be considered in determining an applicant’s eligibility to lease a City housing unit. 9. Pursuant to VMC Section 2.125b, if less than four housing units are currently occupied by First Responders, priority to lease a housing unit will be given to a First Responder. TO CONFIRM your name is on the waitlist, you may check our housing website at: www.cityofvernon.org/HousingWaitlists  Please allow up to 10 calendar days from date of submittal before checking. If your name does not appear on the waitlist after a minimum of 10 days, please call (323) 826-1472 or email us at cityhousing@ci.vernon.ca.us Please submit completed Interest Forms to the Commission Secretary/City Clerk’s Office via:  Regular mail: Vernon City Hall, 4305 Santa Fe Avenue, Vernon, CA 90058; or  Email: cityclerk@ci.vernon.ca.us. Updated: 3‐25‐196‐12‐19  FOR OFFICIAL USE ONLY Confirmed Via: Not Interested: ____________________ No Response: _______ Available Unit: _______ Date: _ Initial:  2019   Vernon Housing Commission City Housing Interest Form One Per Household    SECTION I. Full Legal Name Telephone Number   Legal Address ______________________________________ (Number) (Street)  Current Email Address                                                                          ______________________________                           Preferred Method of Contact (City) (State) (Zip)         SECTION II (As Applicable). First Responder*: Yes _______ No _______ Person with Qualifying Disability**: Yes _______ No _______   * “First Responders” are defined in VMC § 2.125(b) as City of Vernon firefighters, police officers, emergency medical technicians and similar positions held by employees of businesses located in Vernon. ** “Disability,” as established by the VHC Procedures for Tenants under Disability Priority, adopted April 26, 2017, means in relevant part, “any individual who has an actual permanent physical disability affecting mobility and/or requires access accommodation, as understood under and/or defined by the ADA.”           Acknowledgment By my signature below, I confirm that the information provided on this Interest Form is correct as of this date. If any information changes, I acknowledge that it is my responsibility to submit a new, updated Interest Form. I further acknowledge that any rights I may have to lease a housing unit from the City of Vernon, if any, are governed solely by applicable law, including, without limitation, applicable provisions of the Vernon Municipal Code, and policies and procedures adopted by the Vernon Housing Commission. Date: ___________________________ Signature: ________________________________________                    Telephone    E‐mail Formatted: Space Before: 0 pt Formatted: Font: (Default) Times New Roman, 16 pt,Bold Updated: 3‐25‐196‐12‐19  City of Vernon – A Summary of the Housing Lottery Rules and Regulations Subject to the VHC Lease Up Procedures for Vernon Units, adopted March 14, 2018, the following is a summary of the Housing Lottery Rules and Regulations: 1. Interest Forms are effective until March 31 of the calendar year following the calendar year in which it is submitted. 1.2. Only one (1) Interest Form per household shall be submitted within the timeframe above. 2.3. Once an Interest Form expires, a new Interest Form must be submitted in order to be considered for a housing unit. 3.4. Upon City notification via current contact information on file with the City of an available housing unit, applicants have five (5) business days to confirm interest in the specific available housing unit. Applicants must update contact information if it changes. 4.5. No lottery will be required if only one applicant confirms an interest in an available housing unit. 5.6. If more than one applicant confirms an interest in an available housing unit, all such applicants shall be entered into a lottery. 6.7. All confirmed participants of the lottery will be given at least a 24 hours’ notice of the date, time and location of the lottery. 7.8. Attending the lottery will not be considered in determining an applicant’s eligibility to lease a City housing unit. 8.9. Pursuant to VMC Section 2.125b, if less than four housing units are currently occupied by First Responders, priority to lease a housing unit will be given to a First Responder. TO CONFIRM your name is on the waitlist, you may check our housing website at: www.cityofvernon.org/HousingWaitlistshttp://www.cityofvernon.org/government/public-meetings/vernon-housing- commission/agendas-minutes/429-housing-lottery  Please allow up to 10 calendar days from date of submittal before checking. If your name does not appear on the waitlist after a minimum of 10 days, please call (323) 826-1472 or email us at cityhousing@ci.vernon.ca.us Please submit completed Interest Forms to the Commission Secretary/City Clerk’s Office via:  Regular mail: Vernon City Hall, 4305 Santa Fe Avenue, Vernon, CA 90058; or  Email: cityclerk@ci.vernon.ca.us. Field Code Changed Vernon Housing Commission Procedure Regarding Lessee/Authorized Occupant Relocation Proposed June 12, 2019 Pursuant to Ordinance 1183, as amended, and the Vernon Rental Housing Policy (“VRHP”), the Vernon Housing Commission (“VHC”) hereby adopts the following procedure to address any lease/authorized occupant’s need/desire to be re-located, 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 procedures 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 10, 2014, the VHC adopted its Procedures Regarding Temporary Relocation of Lessees and Authorized Occupants (“Temporary Relocation Procedures”). E. On September 14, 2016, the VHC adopted its Procedure Regarding Lessee/Authorized Occupant Relocation. F. Since the adoption of the Procedure Regarding Lessee/Authorized Occupant Relocation, the VHC has concluded that there is a need to establish additional restrictions for permanent relocation requests initiated by a lessee. This Comprehensive Relocation Procedure is intended to amend and supersede the Procedure Regarding Lessee/Authorized Occupant Relocation, adopted by the VHC on September 14, 2016. G. This Comprehensive Relocation Procedure is intended to apply to the following situations: 1. Temporary Relocation – City Initiated: If, through no fault of a Lessee, Authorized Occupant, and/or Guest, a rental unit becomes temporarily uninhabitable, as determined by the City, the Lessee and any Authorized Occupants shall be entitled, at the Lessee’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 lessee of a City of Vernon owned housing unit may request a permanent relocation to any other City-owned unit on a priority basis. Procedure Regarding Lessee/Authorized Occupant Relocation 2 | Page 3. Permanent Relocation – Tenant Initiated: Any lessee of a City of Vernon owned housing unit may request a permanent relocation to any other City-owned unit upon availability. G. The VHC desires to adopt procedures with respect to the relocation of Lessees and Authorized Occupants that are “neutral, fair, and reasonable.” The VHC recognizes that unless it uniformly applies a relocation procedure to all lessees, it will not be treating all lessees neutrally and fairly. Procedures A. Temporary Relocations 1. When Temporary Relocation is Authorized. Temporary relocation shall be authorized, at City expense, only if a rental unit is uninhabitable or if it is determined that in light of required 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 of best 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 of the rental unit’s current condition and in light of the effect any needed repairs may have on the habitability of the rental unit during the course of repairs. b. Optional Relocation. If a rental unit is otherwise habitable, a Lessee shall have an option either to accept relocation or to decline relocation, at the Lessee’s sole discretion, even if the total cost to repair the rental unit shall be higher in light of the non-relocation. 2. Types of Alternative Housing. Generally, the type of alternative housing to which a Lessee and an Authorized Occupant is entitled shall be determined by the expected length of time alternative housing is required. As a general rule, if a temporary relocation is expected to last no more than 30 days, the relocation shall be presumed to be “short-term.” As a general rule, if a temporary relocation is expected to last for more than 30 days, the relocation shall be presumed to be “long-term.” Any presumption created by this procedure may be overcome if, as determined by the City, and based on the facts and circumstances of any particular case, an alternative categorization is appropriate. a. Temporary Short-term Relocation. As a general rule, if temporary short-term relocation is authorized, the alternative housing shall be in the form of a qualifying hotel or other short-term housing option, as provided for in the ERP, discussed below. Procedure Regarding Lessee/Authorized Occupant Relocation 3 | Page b. Temporary Long-term Relocation. As a general rule, if temporary long-term relocation is authorized, the alternative housing shall be in the form of a comparably furnished apartment with a comparable number of bedrooms and bathrooms as the subject rental unit. 3. Reimbursable Relocation Expenses. If temporary relocation is authorized, the City shall bear all reasonable costs associated with the relocation, including the cost of alternative housing, the reasonable cost, if any, of moving personal possessions from and to the rental unit to the temporary housing, and any reasonable increase in food costs, if any, necessitated by the relocation. To the extent the City’s Expense Reimbursement Policy then in effect (“ERP”) covers a subject expense, the ERP shall govern the type of expense that may be covered and the amount of coverage. To the extent the ERP does not cover a subject expense, an expense may be covered only if it is actually incurred, is reasonable as determined by the City, and only for the actual amount of the expense. 4. Rent Abatement as an Alternative. If a Lessee who is otherwise entitled to temporary relocation instead chooses to re-locate on his or her own, the Lessee shall be entitled to rent abatement for the length of time temporary relocation would have otherwise been authorized. 5. Approval Required by City Attorney or Outside Counsel. If the amount of expected reimbursable relocation expenses is in excess of $5,000, prior approval of the expenditure from the City Attorney or outside counsel to the VHC shall be required. B. Permanent Relocations City Initiated Permanent Relocations 1. If a temporary long-term relocation becomes necessary as set forth in this procedure, the lessee, at the lessee’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. A lessee shall have 10 days from the date of receiving notice of the need for a temporary long-term relocation to elect a permanent relocation. A permanent relocation may be elected only if a housing unit is vacant at the time of the election and the vacant unit can be occupied within 30 days of the election. 3. If a lessee elects a permanent relocation, the lessee shall have priority over all other existing or potential new lessees to select a vacant housing unit. 4. No transfer fee shall be due for a City initiated permanent relocation. 5. Any lessee permanently relocating to a different unit will immediately pay the then established market rent for the unit to which the lessee has relocated, unless the lessee has been living in a City of Vernon owned housing unit prior to December 13, 2018. This will require a review and determination of the lessee’s credit worthiness to lease such unit. Procedure Regarding Lessee/Authorized Occupant Relocation 4 | Page Lessee Initiated Permanent Relocations 1. All permanent relocation requests initiated by a lessee must be submitted in writing by filling out a Unit Transfer Request Form. 2. A lessee 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 household 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 process conducted when a vacant housing unit becomes available for potential new lessees. There shall be no priority given to first responders for lessee initiated permanent relocation requests. 5. After the priority given to existing lessees with a Financial Hardship pursuant to Section 4 of the 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 unit shall first be offered to the lessee 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 lessee either does not want to occupy the vacant unit, or does not qualify for the vacant unit, then the vacant unit shall be offered to the next lessee on the Tenant Initiated Permanent Relocation Wait List. If the vacant unit has been offered to all lessees on the applicable Wait List, and none of the lessees 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 lessees in accordance with the procedures for that wait list. 6. A transfer fee of $1,000 shall be due upon approval of a transfer request to cover the costs associated with preparing the unit for new occupancy. 7. Any lessee permanently relocating to a different unit will immediately pay the then established market rent for the unit to which the lessee has relocated unless the lessee has been living in a City of Vernon owned housing unit prior to December 13, 2018. This will require a review and determination of the lessee’s credit worthiness to lease such unit. Vernon Housing Commission Procedure Regarding Lessee/Authorized Occupant Relocation Adopted September 14, 2016Proposed June 12, 2019 Pursuant to Ordinance 1183, as amended, and the Vernon Rental Housing Policy (“VRHP”), the Vernon Housing Commission (“VHC”) hereby adopts the following procedure to address any lease/authorized occupant’s need/desire to be re-located, 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 procedures 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 10, 2014, the VHC adopted its Procedures Regarding Temporary Relocation of Lessees and Authorized Occupants (“Temporary Relocation Procedures”). E. On September 14, 2016, the VHC adopted its Procedure Regarding Lessee/Authorized Occupant Relocation. EF. Since the adoption of the Procedure Regarding Lessee/Authorized Occupant RelocationTransfer Procedures and the Temporary Relocation Procedures, the VHC has concluded that there is a need for a singleto establish additional restrictions for permanent relocation requests initiated by a lessee, comprehensive, relocation procedure covering both temporary and permanent relocations. This Comprehensive Relocation Procedure is intended to amend and does supersede the Procedure Regarding Lessee/Authorized Occupant Relocation, adopted by the VHC on September 14, 2016both the Transfer Procedures and the Temporary Relocation Procedures. GF. This Comprehensive Relocation Procedure is intended to apply to the following situations: 1. Temporary Relocation – City Initiated: If, through no fault of a Lessee, Authorized Occupant, and/or Guest, a rental unit becomes temporarily uninhabitable, as determined by the City, the Lessee and any Authorized Occupants shall be entitled, at the Lessee’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. Procedure Regarding Leasee/Authorized Occupant Relocation 2 | Page 2. Permanent Relocation – City Initiated: Any lessee of a City of Vernon owned housing unit may request a permanent relocation to any other City-owned unit on a priority basis. 3. Permanent Relocation – Tenant Initiated: Any lessee of a City of Vernon owned housing unit may request a permanent relocation to any other City-owned unit upon availability. G. The VHC desires to adopt procedures with respect to the relocation of Lessees and Authorized Occupants that are “neutral, fair, and reasonable.” The VHC recognizes that unless it uniformly applies a relocation procedure to all lessees, it will not be treating all lessees neutrally and fairly. Procedures A. Temporary Relocations 1. When Temporary Relocation is Authorized. Temporary relocation shall be authorized, at City expense, only if a rental unit is uninhabitable or if it is determined that in light of required 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 of best 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 of the rental unit’s current condition and in light of the effect any needed repairs may have on the habitability of the rental unit during the course of repairs. b. Optional Relocation. If a rental unit is otherwise habitable, a Lessee shall have an option either to accept relocation or to decline relocation, at the Lessee’s sole discretion, even if the total cost to repair to the rental unit shall be higher in light of the non-relocation. 2. Types of Alternative Housing. Generally, the type of alternative housing to which a Lessee and an Authorized Occupant is entitled shall be determined by the expected length of time alternative housing is required. As a general rule, if a temporary relocation is expected to last no more than 30 days, the relocation shall be presumed to be “short-term.” As a general rule, if a temporary relocation is expected to last for more than 30 days, the relocation shall be presumed to be “long-term.” Any presumption created by this procedure may be overcome if, as determined by the City, and based on the facts and circumstances of any particular case, an alternative categorization is appropriate. a. Temporary Short-term Relocation. As a general rule, if temporary short-term relocation is authorized, the alternative housing shall be in the form of a Procedure Regarding Leasee/Authorized Occupant Relocation 3 | Page qualifying hotel or other short-term housing option, as provided for in the ERP, discussed below. b. Temporary Long-term Relocation. As a general rule, if temporary long-term relocation is authorized, the alternative housing shall be in the form of a comparably furnished apartment with a comparable number of bedrooms and bathrooms as the subject rental unit. 3. Reimbursable Relocation Expenses. If temporary relocation is authorized, the City shall bear all reasonable costs associated with the relocation, including the cost of alternative housing, the reasonable cost, if any, of moving personal possessions from and to the rental unit to the temporary housing, and any reasonable increase in food costs, if any, necessitated by the relocation. To the extent the City’s Expense Reimbursement Policy then in effect (“ERP”) covers a subject expense, the ERP shall govern the type of expense that may be covered and the amount of coverage. To the extent the ERP does not cover a subject expense, an expense may be covered only if it is actually incurred, is reasonable as determined by the City, and only for the actual amount of the expense. 4. Rent Abatement as an Alternative. If a Lessee who is otherwise entitled to temporary relocation instead chooses to re-locate on his or her own, the Lessee shall be entitled to rent abatement for the length of time temporary relocation would have otherwise been authorized. 5. Approval Required by City Attorney or Outside Counsel. If the amount of expected reimbursable relocation expenses is in excess of $5,000, prior approval of the expenditure from the City Attorney or outside counsel to the VHC shall be required. B. Permanent Relocations City Initiated Permanent Relocations 1. If a temporary long-term relocation becomes necessary as set forth in this procedure, the lessee, at the lessee’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. A lessee shall have 10 days from the date of receiving notice of the need for a temporary long-term relocation to elect a permanent relocation. A permanent relocation may be elected only if a housing unit is vacant at the time of the election and the vacant unit can be occupied within 30 days of the election. 3. If a lessee elects a permanent relocation, the lessee shall have priority over all other existing or potential new lessees to select a vacant housing unit. 4. No transfer fee shall be due for a City initiated permanent relocation. 5. Any lessee permanently relocating to a different unit will immediately pay the then established market rent for the unit to which the lessee has relocated, unless the lessee Procedure Regarding Leasee/Authorized Occupant Relocation 4 | Page has been living in a City of Vernon owned housing unit prior to December 13, 2018. This will require a review and determination of the lessee’s credit worthiness to lease such unit. Lessee Initiated Permanent Relocations 1. All permanent relocation requests initiated by a lessee must be submitted in writing by filling out a Unit Transfer Request Form. 2. A lessee 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 lessee household 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 process conducted each June and Decemberwhen a vacant housing unit becomes available for potential new lessees. There shall be no priority given to first responders for lessee initiated permanent relocation requests. 5. After the priority given to existing lessees with a Financial Hardship pursuant to Section 4 of the 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 unit shall first be offered to the lessee 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 lessee either does not want to occupy the vacant unit, or does not qualify for the vacant unit, then the vacant unit shall be offered to the next lessee on the Tenant Initiated Permanent Relocation Wait List. If the vacant unit has been offered to all lessees on the applicable Wait List, and none of the lessees 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 lessees in accordance with the procedures for that wait list. 6. A transfer fee of $1,000 shall be due upon approval of a transfer request to cover the costs associated with preparing the unit for new occupancy. 7. Any lessee permanently relocating to a different unit will immediately pay the then established market rent for the unit to which the lessee has relocated unless the lessee has been living in a City of Vernon owned housing unit prior to December 13, 2018. This will require a review and determination of the lessee’s credit worthiness to lease such unit. Updated 6/12/19 2019 Vernon Housing Commission Unit Transfer Request Form One Per Household Full Lessee Name:___________________________________________________ Current Unit Leased:_________________________________________________ Transfer Unit(s) or Unit Type(s) Requested:_______________________________ __________________________________________________________________ Reason(s) for Transfer Request:_________________________________________ __________________________________________________________________ __________________________________________________________________ TO CONFIRM your name is on the waitlist, you may check our housing website at: www.cityofvernon.org/HousingWaitlists Please allow up to 10 calendar days from date of submittal before checking. If your name does not appear on the waitlist after a minimum of 10 days, please call (323) 826-1472 or email us at cityhousing@ci.vernon.ca.us PLEASE NOTE: There is a $1,000 transfer fee and tenant shall immediately pay full market rent for the new unit, unless tenant has been living in a City of Vernon owned housing unit prior to December 13, 2018. Unit Transfer Request Forms are effective only for the calendar year in which they are submitted. Once a Unit Transfer Request Form expires, a new Form must be submitted in order to be considered for a housing unit. Upon City notification via current contact information on file with the City of an available housing unit, applicants have five (5) business days to confirm interest in the specific available housing unit. Applicants must update contact information if it changes. No lottery will be required if only one applicant confirms an interest in an available housing unit. If more than one applicant confirms an interest in an available housing unit, all such applicants shall be entered into a lottery. All confirmed participants of the lottery will be given at least a 24 hours’ notice of the date, time and location of the lottery. Attending the lottery will not be considered in determining an applicant’s eligibility to lease a City housing unit. Pursuant to VMC Section 2.125b, if less than four housing units are currently occupied by First Responders, priority to lease a housing unit will be given to a First Responder. Please submit completed forms to the Commission Secretary/City Clerk’s Office via:  Regular mail: Vernon City Hall, 4305 Santa Fe Avenue, Vernon, CA 90058; or  Email: cityclerk@ci.vernon.ca.us Updated 3/25/196/12/19 2019 Vernon Housing Commission Unit Transfer Request Form One Per Household Full Lessee Name:___________________________________________________ Current Unit Leased:_________________________________________________ Transfer Unit(s) or Unit Type(s) Requested:_______________________________ __________________________________________________________________ Reason(s) for Transfer Request:_________________________________________ __________________________________________________________________ __________________________________________________________________ TO CONFIRM your name is on the waitlist, you may check our housing website at: hwww.cityofvernon.org/HousingWaitliststtp://www.cityofvernon.org/government/public- meetings/vernon-housing-commission/agendas-minutes/429-housing-lottery Please allow up to 10 calendar days from date of submittal before checking. If your name does not appear on the waitlist after a minimum of 10 days, please call (323) 826-1472 or email us at cityhousing@ci.vernon.ca.us PLEASE NOTE: There is a $1,000 transfer fee and tenant shall immediately pay full market rent for the new unit, unless tenant has been living in a City of Vernon owned housing unit prior to December 13, 2018.. Unit Transfer Request Forms are effective only for the calendar year in which they are submitted. Once a Unit Transfer Request Form expires, a new Form must be submitted in order to be considered for a housing unit. Upon City notification via current contact information on file with the City of an available housing unit, applicants have five (5) business days to confirm interest in the specific available housing unit. Applicants must update contact information if it changes. No lottery will be required if only one applicant confirms an interest in an available housing unit. If more than one applicant confirms an interest in an available housing unit, all such applicants shall be entered into a lottery. All confirmed participants of the lottery will be given at least a 24 hours’ notice of the date, time and location of the lottery. Attending the lottery will not be considered in determining an applicant’s eligibility to lease a City housing unit. Pursuant to VMC Section 2.125b, if less than four housing units are currently occupied by First Responders, priority to lease a housing unit will be given to a First Responder. Please submit completed forms to the Commission Secretary/City Clerk’s Office via:  Regular mail: Vernon City Hall, 4305 Santa Fe Avenue, Vernon, CA 90058; or  Email: cityclerk@ci.vernon.ca.us Formatted: Font: 10.5 pt, Bold Vernon Housing Commission Agenda Item Report Agenda Item No. COV-262-2019 Submitted by: Anthony Zarate Submitting Department: Public Works Meeting Date: June 12, 2019 SUBJECT Discussion and Possible Directives to Staff Regarding the Possible Implementation of a Live/Work Mixed Use Overlay Zone in the City of Vernon Recommendation: A. Find that the discussion of a potential Live/Work Mixed Use Overlay Zone in the City of Vernon is exempt under the California Environmental Quality Act (“CEQA”) because the evaluation of such zoning discussion is a continuing administrative activity that will not result in direct or indirect physical changes in the environment and does not commit the City to a definite course of action, and therefore does not constitute a "project" as defined by CEQA Guidelines Section 15378; and B. Hold a discussion to receive feedback from the Vernon Housing Commission on the possible implementation of a Live/Work Mixed Use Overlay Zone in the City of Vernon. Background: Many of the older industrial properties in Vernon are functionally obsolete but cannot be economically redeveloped as purely industrial or warehouse space due to zoning restrictions placed on small property lots. The demand for Live/Work units and industrial mixed use development makes redevelopment of marginal properties economically viable. For the purposes of this staff report, "Live/Work" shall mean a mixed use occupancy of one or more rooms or floors used as a dwelling unit with adequate work space reserved for and regularly used by one or more persons residing there and up to five non-residential employees. The changing nature of work and people’s desire to live and work in close proximity and often within the same space has created demand for Live/Work units and industrial mixed use zones. In light of the City's lack of compelling reasons to prohibit Live/Work mixed use and with a proactive approach to control and limit them, City staff recommends exploring this potential new revenue stream and considering, on a case-by-case basis, Live/Work industrial mixed use development and redevelopment projects in the City of Vernon. The City's plan would permit Live/Work Industrial Mixed uses, but preserve the City's discretionary ability to restrict and limit such businesses by requiring that the project proponent enter into a Development Agreement with the City prior to project approval. Opening the City to Live/Work industrial mixed use development could result in a positive fiscal impact through the collection of rates, fees and taxes from a previously non-existent revenue source. At the November 6, 2018 City Council meeting, The Director of Public Works presented during public hearing a proposed ordinance (first reading) that would amend various Sections of Chapter 26 of the Vernon Municipal Code to create a Live/Work mixed use overlay zone in the City of Vernon. It was determined, at that time, that the concept would require further exploration amongst community stakeholders. Staff is now seeking guidance and feedback from the Vernon Housing Commission (“VHC”), pertaining to a Live/Work Mixed Use Overlay Zone. Any recommendations from the VHC would be presented to the City Council for further consideration. Fiscal Impact: There is no fiscal impact associated with the discussion of a Live/Work Mixed Use Overlay Zone. ATTACHMENTS  Vernon Housing Commission Agenda Item Report Agenda Item No. COV-243-2019 Submitted by: Anthony Zarate Submitting Department: Public Works Meeting Date: June 12, 2019 SUBJECT March - May 2019 Quarterly Housing Report By: Public Works Staff Recommendation: A. No action required by the Commission. This is a presentation only. Background: Fiscal Impact: ATTACHMENTS 