20221214 VHC Agenda Packet
Vernon Housing Commission Agenda Wednesday, December 14, 2022
Page 1 of 2
Agenda City of Vernon
Regular Vernon Housing Commission Meeting
Wednesday, December 14, 2022, 6:00 PM
Remote Location Via Zoom
Juliet Goff, Chair
Jorge Nevarez Jr., Vice Chair
Ronit Edry, Commissioner
Steven Froberg, Commissioner
Leticia Lopez, Commissioner
Steven Spanks, Commissioner
Marlene Ybarra, Commissioner
SPECIAL REMOTE PROTOCOLS
Assembly Bill 361 (AB 361) authorizes public meetings to take place via teleconference because
State and Local officials are recommending measures to promote social distancing. This
meeting will be conducted entirely by remote participation via Zoom Webinar.
The public is encouraged to view the meeting at https://www.cityofvernon.org/webinar-vhc or by
calling (408) 638-0968, Meeting ID 870-1211-0480#. You may address the Commission via
Zoom or submit comments to PublicComment@cityofvernon.org with the meeting date and item
number in the subject line.
CALL TO ORDER
FLAG SALUTE
ROLL CALL
APPROVAL OF 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.
PRESENTATIONS
1. City Clerk
Housing Lotteries for City-Owned Housing
Recommendation:
Conduct housing lotteries to establish randomized order to fill two vacancies in City-
owned housing.
1. Notice of Available Units
Vernon Housing Commission Agenda Wednesday, December 14, 2022
Page 2 of 2
2. Public Works
Quarterly City Housing Report
Recommendation:
Receive and file the December 2022 Quarterly Housing Report.
1. December 2022 Quarterly Housing Report
CONSENT CALENDAR
All matters listed on the Consent Calendar are to be approved with one motion. Items may be
removed from the Consent Calendar for individual consideration. Removed items will be
considered immediately following the Consent Calendar.
3. City Clerk
Approval of Minutes
Recommendation:
Approve the September 14, 2022 Regular Vernon Housing Commission meeting
minutes.
1. 20220914 VHC Minutes
NEW BUSINESS
4. Public Works
City of Vernon Housing Unit Rental Rates
Recommendation:
In light of the exceptional increase in the cost of living, as reflected in the 7.6% increase
in the Consumer Price Index for all urban consumers this year, staff requests guidance
from the Vernon Housing Commission on whether to: a) increase month-to-month
rental rates for City-owned residential units by 3% for calendar year 2023 in
accordance with Resolution No. VHC-8, or b) waive rental rate increases for calendar
year 2023.
1. Resolution No. VHC-8
2. Consumer Price Index August 2022
3. VHC Agenda item Report on Establishment of Rental Rates
4. HUD FMR Rates FY 2023
ORAL REPORTS
Brief reports, announcements, or directives to staff.
Next regular meeting: Wednesday, March 8, 2023, at 6:00 p.m.
ADJOURNMENT
On December 8, 2022, the foregoing agenda was posted in accordance with the applicable legal
requirements. Regular and Adjourned Regular meeting agendas may be amended up to 72
hours and Special meeting agendas may be amended up to 24 hours in advance of the meeting.
Vernon Housing Commission Agenda Item Report
Submitted by: Sandra Dolson
Submitting Department: City Clerk
Meeting Date: December 14, 2022
SUBJECT
Housing Lotteries for City-Owned Housing
Recommendation:
Conduct housing lotteries to establish randomized order to fill two vacancies in City-owned
housing.
Background:
Pursuant to the New Tenant Lease Procedures, and to ensure that the selection process for
new tenants remains equitable and transparent, the City conducts a housing lottery when a
City-owned housing unit becomes available. The housing lottery is a random draw of all
names on the Housing Interest and Unit Transfer lists and establishes a randomized order by
which a vacancy shall be offered. The New Tenant Lease Procedures and housing lottery
information are available on the City's website at www.cityofvernon.org/housing.
Currently, the City has the following vacancies that require a lottery:
One-bedroom apartment at 3384 50th Street; and
Three-bedroom house at 3357 Fruitland Avenue.
Pursuant to New Tenant Lease Procedures Section 2, the Notice of Available Housing was
posted at City Hall on November 14, 2022, and published in the Los Angeles Wave
(Huntington Park Bulletin) on November 17, 2022. The available units were widely publicized
on the City's website and social media outlets.
Per Section 3, all new applicants and those with valid transfer requests were emailed notice of
available units on December 1, 2022. Those responding as still interested will be included in
the lottery. There are no valid transfer requests. Two separate lotteries will be conducted for
the two separate units.
Fiscal Impact:
There is no fiscal impact associated with this report.
Attachments:
1. Notice of Available Units
City of Vernon
NOTICE OF AVAILABLE HOUSING
The City of Vernon has the following available housing units for rent:
3384 50th Street - 1 bedroom/1 bathroom apartment - $1,450 per month
3357 Fruitland Avenue – 3 bedroom/1 bathroom house - $2,470 per month
Pursuant to the City of Vernon Housing Commission New Tenant Lease Procedures, a lottery will
be conducted on December 14, 2022, at 6:00 p.m. via Zoom webinar.
Housing Interest and Unit Transfer Request Forms are available on the City’s website at
https://www.cityofvernon.org/vernonhousinglottery. To be entered in the December 14, 2022
lottery, forms must be received by the City Clerk at CityClerk@cityofvernon.org no later than
November 30, 2022, 5:30 p.m. Contact the City Clerk at 323-583-8811, ext. 897. Additional
information on City-owned housing units is available at www.cityofvernon.org.
________/s/___________
Lisa Pope, City Clerk
Posted: November 14, 2022
Publish: November 17, 2022
4305 Santa Fe Avenue
Vernon, CA 90058
(323) 583-8811
Vernon Housing Commission Agenda Item Report
Submitted by: Daniel Wall
Submitting Department: Public Works
Meeting Date: December 14, 2022
SUBJECT
Quarterly City Housing Report
Recommendation:
Receive and file the December 2022 Quarterly Housing Report.
Background:
Staff will present the Quarterly City Housing Report for the period from September 2022
through November 2022. The report highlights rent, occupancy, inspections, and repairs. In
conjunction with the quarterly update, City staff will provide the Commission a summary of
housing related inquiries.
Fiscal Impact:
There is no fiscal impact associated with this report.
Attachments:
1. December 2022 Quarterly Housing Report
Vernon Housing Commission
December 14, 2022
Daniel Wall -Director of Public Works
Quarterly Report
Overview
2
1.Rent Register
2.Occupancy
3.Summary of Calls Received
4.Operations
5.Westside Project Update
6.Closing
Public Works effectively manages City-owned
housing and strives to provide outstanding service
to its tenants.
Rent Register
●Outstanding balance as of 12/08/2022, is $14,166.66
○Total includes amount due for property damage and/or
back owed rent.
○Except for rent outstanding for the month of
December, tenants are already on payment plans for
property damage and/or back owed rent.
3
Occupancy
Block Properties Occupied Unoccupied
Furlong 10 10 No Vacancies
50th 8 6 3384 50th*
3390 50th**
Fruitland 6 5 3357 Fruitland*
Vernon 2 1 3560 Vernon***
*Lottery 12/14/22
**Tenant transfer. Projected lottery in late January 2023 (Special VHC Meeting to be scheduled).
***Significant work required following eviction. Lottery projected for March 2023 VHC Meeting.
Summary of Calls Received
5
Month Calls
Received
Types of Calls Avg. Days
To
CompleteRepairsQuestionsHousing
Inquiries Other
September 10 10 <1 day
October 5 5 <1 day
November 6 6 < 1 day
Totals 21 21 < 1 day
Operations
●All service request addressed
●DTSE Lead Abatement Vernon Units
●Opportunity to improve Vernon units
landscaping/privacy
●Fall 2022 safety inspections
6
Westside Update -Evolution Process 12/1/22
+ 5 years2023 + 10 years + 15 years
#3 Guide 3rd Party
Residential Development
(Already Underway)
#2 Seek Near-term
Approval of Zoning #4 Utilize Vision as a action guide,
inspiration and implementation guardrails.
Z o n i n g
C h a n g e s
Zoning
V i s i o n
#1 Separate
zoning from the
vision
Truck Route Walkable
Santa Fe Ave
Catalytic
Sites
Greenways Placemaking
2808 S Santa Fe 5592-5600 S Santa Fe
Public Works:
1.Follows established VHC Policies and Procedures in
management practices including filling vacancies via lottery
2.Actively inspects and maintains City-owned residential
properties in accordance with best practices for landlords
3.Manages housing costs in a fiscally responsible manner within
the budget approved by the City Council
4.Stays abreast of current issues impacting City-owned
properties and tenants.
5.Engages tenants through proactive and legally compliant
communications to inform of actions and invite feedback
6.Plans for the future of housing in Vernon.
8
In Closing...
Vernon Housing Commission Agenda Item Report
Submitted by: Sandra Dolson
Submitting Department: City Clerk
Meeting Date: December 14, 2022
SUBJECT
Approval of Minutes
Recommendation:
Approve the September 14, 2022 Regular Vernon Housing Commission meeting minutes.
Background:
Staff has prepared and hereby submits the minutes for approval.
Fiscal Impact:
There is no fiscal impact associated with this report.
Attachments:
1. 20220914 VHC Minutes
MINUTES
VERNON HOUSING COMMISSION
REGULAR MEETING
WEDNESDAY, SEPTEMBER 14, 2022
REMOTE LOCATION VIA ZOOM
CALL TO ORDER
Vice Chair Goff called the meeting to order at 6:00 p.m.
FLAG SALUTE
City Clerk Pope led the Flag Salute.
ROLL CALL
PRESENT:
Juliet Goff, Vice Chair (via remote access)
Ronit Edry, Commissioner (via remote access)
Jorge Nevarez, Jr., Commissioner (via remote access)
Steven Spanks, Commissioner (via remote access)
Marlene Ybarra, Commissioner (via remote access)
ABSENT:
Steven Froberg, Commissioner
Leticia Lopez, Commissioner
STAFF PRESENT:
Carlos Fandino. City Administrator (via remote access)
Angela Kimmey, Deputy City Administrator (via remote access)
Zaynah Moussa, City Attorney (via remote access)
Lisa Pope, City Clerk (via remote access)
Dan Wall, Public Works Director (via remote access)
APPROVAL OF THE AGENDA
MOTION
Commissioner Nevarez moved and Commissioner Edry seconded a motion to
approve the agenda. The question was called and the motion carried 5-0,
Commissioners Froberg and Lopez absent.
PUBLIC COMMENT
None.
Regular Vernon Housing Commission Meeting Minutes Page 2 of 3
September 14, 2022
PRESENTATIONS
1. Selection of Chair and Vice Chair
City Clerk Pope presented the staff report.
MOTION
Commissioner Nevarez moved and Commissioner Spanks seconded a motion to
select Juliet Goff to serve as Chair for the term ending June 30, 2023. The question
was called and the motion carried 5-0, Commissioners Froberg and Lopez absent.
MOTION
Chair Goff moved and Commissioner Ybarra seconded a motion to select Jorge
Nevarez, Jr. to serve as Vice Chair for the term ending June 30, 2023. The
question was called and the motion carried 5-0, Commissioners Froberg and
Lopez absent.
2. City Housing Quarterly Report
Recommendation: Receive and file the September 2022 Quarterly Housing
Report.
Public Works Director Wall presented the item.
CONSENT CALENDAR
MOTION
Vice Chair Nevarez moved and Commissioner Spanks seconded a motion to
approve the Consent Calendar. The question was called and the motion carried 5-
0, Commissioners Froberg and Lopez absent.
The Consent Calendar consisted of the following item:
3. Approval of Minutes
Recommendation: Approve the June 29, 2022, Special Vernon Housing
Commission meeting minutes.
ORAL REPORTS
Public Works Director Wall provided an update on graffiti abatement.
City Administrator Fandino discussed the recent heatwave and encouraged
reduced electrical use. He announced distribution of the Resident Newsletter;
Helping Hands 2nd Anniversary event on September 19; Career Day on October 5;
and Spooktacular on October 27, 2022.
Regular Vernon Housing Commission Meeting Minutes Page 3 of 3
September 14, 2022
ADJOURNMENT
With no further business, Chair Goff adjourned the meeting at 6:15 p.m.
________________________
JULIET GOFF, Chair
ATTEST:
_________________________
LISA POPE, City Clerk
(seal)
Vernon Housing Commission Agenda Item Report
Submitted by: Daniel Wall
Submitting Department: Public Works
Meeting Date: December 14, 2022
SUBJECT
City of Vernon Housing Unit Rental Rates
Recommendation:
In light of the exceptional increase in the cost of living, as reflected in the 7.6% increase in the
Consumer Price Index for all urban consumers this year, staff requests guidance from the
Vernon Housing Commission on whether to: a) increase month-to-month rental rates for City-
owned residential units by 3% for calendar year 2023 in accordance with Resolution No. VHC-
8, or b) waive rental rate increases for calendar year 2023.
Background:
At its December 12, 2018 meeting, the Vernon Housing Commission adopted Resolution No.
VHC-8 establishing a method for determining rents for City-owned residential units
(Attachment 1).
Rates for Occupied Units:
For month-to-month rents, rental rate increases are informed by the annual percentage
change in the Consumer Price Index for all urban consumers, not seasonally adjusted, all
items index (CPI-U) for the Los Angeles – Long Beach – Anaheim area for the twelve-month
period ending the August immediately prior to the rent adjustment (Attachment 2). The CPI-U
for the twelve- month period ending August 2022 is 7.6%. Resolution No. VHC-8 limits rental
rate increases to 3%.
Staff is seeking direction from the VHC on any rental rate adjustments for existing month-to-
month rents of City-owned residential units for calendar year 2023.
Rates for Vacant Units:
As noted in the agenda report dated December 12, 2018 (Attachment 3), initial rent to be
charged on vacant units are set utilizing the Small Area Fair Market Rents (SAFMRs)
established by the United States Department of Housing and Urban Development (HUD)
based on Zip Code (Attachment 4).
Provided for informational purposes, rental rates for vacant units in 2023 are:
1 bedroom - $1,450
2 bedroom - $1,840
3 bedroom - $2,430
Fiscal Impact:
Based on the currently budgeted rental revenue, a 3% increase in rents could represent an
annual revenue increase of up to $9,030.
Attachments:
1. Resolution No. VHC-8
2. Consumer Price Index August 2022
3. VHC Agenda item Report on Establishment of Rental Rates
4. HUD FMR Rates FY 2023
Percent Change Percent Change
Indexes 1 Month Indexes 1 Month
ending ending
Aug Jul Aug Jul Aug Aug Aug Jul Aug Jul Aug Aug
2021 2022 2022 2022 2022 2022 2021 2022 2022 2022 2022 2022
U. S. City Average..............................................................273.567 296.276 296.171 8.5 8.3 0.0 268.387 292.219 291.629 9.1 8.7 -0.2
West...........................................................................................290.393 313.951 314.013 8.3 8.1 0.0 283.286 307.269 307.003 8.7 8.4 -0.1
West – Size Class A1.................................................................298.574 322.703 322.401 8.3 8.0 -0.1 289.706 313.747 313.057 8.5 8.1 -0.2
West – Size Class B/C2.................................................................169.477 183.277 183.543 8.3 8.3 0.1 170.186 184.879 184.964 8.8 8.7 0.0
Mountain3…………………………………………………113.807 124.452 124.731 9.6 9.6 0.2 114.777 126.047 126.066 10.2 9.8 0.0
Pacific3………………………………………………………112.489 121.095 121.024 7.8 7.6 -0.1 113.370 122.454 122.304 8.2 7.9 -0.1
Los Angeles-Long Beach-Anaheim, CA………….………….291.333 313.415 313.608 7.7 7.6 0.1 282.691 304.441 304.137 7.9 7.6 -0.1
Percent Change Percent Change
Indexes 2 Months Indexes 2 Months
ending ending
Jul May Jul May Jul Jul Jul May Jul May Jul Jul
2021 2022 2022 2022 2022 2022 2021 2022 2022 2022 2022 2022
Riverside-San Bernardino-Ontario, CA3…………………….114.682 123.893 125.262 9.4 9.2 1.1 115.129 124.853 126.084 9.8 9.5 1.0
San Diego-Carlsbad, CA.………...................................…………….323.906 343.502 347.462 8.3 7.3 1.2 307.737 327.997 331.914 9.2 7.9 1.2
Urban Hawaii…………………………………………………..298.820 317.207 319.197 7.0 6.8 0.6 296.723 314.884 318.257 6.9 7.3 1.1
Percent Change Percent Change
Indexes 2 Months Indexes 2 Months
ending ending
Aug Jun Aug Jun Aug Aug Aug Jun Aug Jun Aug Aug
2021 2022 2022 2022 2022 2022 2021 2022 2022 2022 2022 2022
Phoenix-Mesa-Scottsdale, AZ4…………………………………………….153.931 172.643 173.952 12.3 13.0 0.8 153.035 172.827 173.148 13.1 13.1 0.2
San Francisco-Oakland-Hayward, CA...................................................311.167 330.539 328.871 6.8 5.7 -0.5 307.423 328.137 325.932 7.6 6.0 -0.7
Seattle-Tacoma-Bellevue, WA.............................................299.704 326.656 326.796 10.1 9.0 0.0 295.410 321.626 322.664 9.5 9.2 0.3
Urban Alaska.…………………………………………….239.899 268.916 258.149 12.4 7.6 -4.0 239.491 265.859 257.738 11.8 7.6 -3.1
NOTE: In January 2018, BLS introduced a new geographic area sample for the Consumer Price Index (CPI): www.bls.gov/regions/west/factsheet/2018cpirevisionwest.pdf
1967=100 base year indexes and tables with semiannual and annual average data are available at: www.bls.gov/regions/west/factsheet/consumer-price-index-data-tables.htm
Release date September 13, 2022. The next release date is scheduled for October 13, 2022. For questions, please contact us at BLSinfoSF@bls.gov or (415) 625-2270.
CONSUMER PRICE INDEXES PACIFIC CITIES AND U. S. CITY AVERAGE
August 2022
(All items indexes. 1982-84=100 unless otherwise noted. Not seasonally adjusted.)
ending
Urban Wage Earners and Clerical Workers (CPI-W)All Urban Consumers (CPI-U)
Year Year
ending ending
Year
ending
Year
Year
1 Population over 2,500,000 2 Population 2,500,000 and under, Dec 1996 = 100 3 Dec 2017=100 4 Dec 2001=100
MONTHLY DATA
BI-MONTHLY DATA
(Published for odd months)
BI-MONTHLY DATA
(Published for even months)
ending ending
Year
Vernon Housing Commission Agenda Item Report
Agenda Item No. COV-334-2018
Submitted by: Daniel Wall
Submitting Department: Public Works
Meeting Date: December 12, 2018
SUBJECT
A Resolution of the Vernon Housing Commission Establishing Rental Rates
Recommendation:
A. Find that the proposed action is exempt under the California Environmental Quality Act (“CEQA”)
review because it is a continuing administrative activity that will not result in any direct or indirect changes
in the environment and therefore does not constitute a “project” as defined by CEQA Guidelines section
15378; and
B. Continue a Public Hearing; and
C. Adopt a revised resolution (modified at Special Vernon Housing Commission Meeting held on
November 7, 2018) establishing rental rates, specifically to accomplish the following:
1. Establish annual rent adjustments for occupied units, and;
2. Establish a method for determining rents for vacant units.
Background:
Annual Rent Adjustments
The Vernon Rental Housing Policy (VRHP), adopted by the Vernon Housing Commission on October 5,
2011, pursuant to Ordinance 1183 and approved by the Vernon City Council on October 18, 2011,
requires that all rents charged by the City of Vernon be “market” rents as determined by independent
sources, while avoiding undue hardship on existing tenants. While rents have been increased since the
adoption of the VRHP they have not been increased in a regular systematic manner in order to stay
current with market rents.
This resolution automatically adjusts month-to-month rents, up or down, on January 1 of each year based
on the annual percentage change in the Consumer Price Index (CPI) for all urban consumers, not
seasonally adjusted, all items index (CPI-U) for the Los Angeles – Long Beach – Anaheim area, for the
twelve month period ending the August immediately prior to the rent adjustment. Existing leases being
renewed during the calendar year would be similarly adjusted at the time of renewal. To ensure that these
automatic rent adjustments do not create an undue hardship on existing tenants the maximum increase in
any year would be limited to three percent (3%), without regard to any higher increase that may be
justified by the increase in the CPI. There is no limit on the maximum decrease in rent.
Vacant Unit Rent
The United States Department of Housing and Urban Development (HUD) establishes Small Area Fair
Market Rents (SAFMRs) within metropolitan areas by ZIP code. HUD uses SAFMRs to determine rent
standards for its Section 8 voucher program. SAFMRs are set at the 40th percentile for rents within an
area. SAFMRs are calculated for efficiency, one-bedroom, two-bedroom, three-bedroom and
four-bedroom units. SAFMRs are published in advance of each federal fiscal year. To ensure that new
tenants are charged fair market rents, this resolution requires the use of HUD’s SAFMRs in effect for the
Vernon (90058) Zip Code at the time of tenant move-in to establish the initial rent.
Remodeled Units
The resolution provides that a unit temporarily vacated by an existing tenant for purposes of a remodel
will not constitute a “vacant unit”, and rent for the existing tenant will not be increased based on that
vacancy.
Table 1. - FY2019 Small Area Fair Market Rent contains Federal Fiscal Year 2019 SAFMRs for Vernon
and the surrounding areas, and
Table 2. – Furlong Rent Comparison contains a comparison of the HUD SAFMRs, CGA’s market rent
appraisal, and the highest current rents on Furlong.
Fiscal Impact:
The adoption of this resolution will, over a period of years, bring the current rental rates for City-owned
housing up to market rents. Existing rents are estimated to be between 50% and 100% lower than
market rents.
Attachments:
1. Table 1 and 2 Rent
2. VHC Resolution - Establishing Rental Rates
3. CGA appraisal
4. Notice of Public Hearing 11 07 18
5. Letter to residents re: Public Hearing
Table 1. - FY 2019 Small Area Fair Market Rent
Los Angeles County, CA HUD Small Area FMRs By Unit Bedrooms
ZIP
Code City Efficiency One-
Bedroom
Two-
Bedroom
Three-
Bedroom
Four-
Bedroom
90011 Los Angeles $970 $1,160 $1,500 $2,010 $2,230
90023 Commerce $970 $1,160 $1,500 $2,010 $2,230
90040 Commerce $970 $1,160 $1,500 $2,010 $2,230
90058 Vernon $970 $1,160 $1,500 $2,010 $2,230
90255 Huntington Park $1,000 $1,200 $1,550 $2,080 $2,290
90270 Bell
Gardens/Maywood $1,020 $1,210 $1,570 $2,100 $2,320
Table 2. – Furlong Rent Comparison
Source Two-Bedroom Three-Bedroom
Highest current rent $1,011 $1,089
HUD Small Area FMR FY 2019 $1,500 $2,010
GCA Appraisal $2,088 $2,367
RESOLUTION NO. VHC-
A RESOLUTION OF THE VERNON HOUSING COMMISSION OF
THE CITY OF VERNON ESTABLISHING RENTAL RATES
WHEREAS, on June 7, 2011, the City Council of the City of
Vernon adopted Ordinance No. 1183 establishing the Vernon Housing
Commission (the “Commission); and
WHEREAS, on October 5, 2011, the Commission adopted
Resolution No. VHC-5 adopting the Vernon Rental Housing Policy
(“VRHP”), pursuant to Article XVII, Section 2.125(b) of the Vernon
Municipal Code; and
WHEREAS, on October 18, 2011, the City Council of the City
of Vernon adopted Resolution No. 2011-175 approving the VRHP; and
WHEREAS, the VHRP requires that all rents charged by the
City of Vernon be “market” rents as determined by independent sources,
while avoiding undue hardship on existing tenants; and
WHEREAS, pursuant to Article XVII, Section 2.125 of the
Vernon Municipal Code the Commission desires, by resolution, to
establish rental rates.
NOW, THEREFORE, BE IT RESOLVED BY THE VERNON HOUSING
COMMISSION OF THE CITY OF VERNON AS FOLLOWS:
SECTION 1:The Vernon Housing Commission of the City of
Vernon hereby finds and determines that the above recitals are true
and correct.
SECTION 2:The Vernon Housing Commission of the City of
Vernon finds that this action is exempt from California Environmental
Quality Act (CEQA) review because it is an administrative activity that
will not result in any direct or indirect changes in the environment
and is therefore not a “project” as defined by CEQA Guidelines section
-2 -
15378.
SECTION 3:The Vernon Housing Commission of the City of
Vernon hereby establishes that beginning January 1, 2020, the
adjustment of month-to-month rents based on the annual percentage
change in the Consumer Price Index (CPI) for all urban consumers, not
seasonally adjusted, all items index (CPI-U) for the Los Angeles –
Long Beach – Anaheim area, for the twelve month period ending the
August immediately prior to the rent adjustment will take effect on
January 1 of each year. Existing leases being renewed during the
calendar year would be similarly adjusted at the time of renewal. To
ensure that these automatic rent adjustments do not create an undue
hardship on existing tenants the maximum rate of increase in any year
would be limited to a three percent (3%) increase, without regard to
any higher increase that may be justified by the increase in the CPI.
These adjustments to rent for 2019 will take effect on March 1, 2019.
SECTION 4:The Vernon Housing Commission of the City of
Vernon hereby establishes that rents for vacant units shall be set at
the current rate published by the United States Department of Housing
and Urban Development (HUD) for Small Area Fair Market Rents for the
City of Vernon at the time of tenant move-in to establish the initial
rent. For purposes of this Section 4, a unit temporarily vacated by an
existing tenant for purposes of a remodel shall not constitute a
“vacant unit”.
/ / /
/ / /
/ / /
/ / /
/ / /
-3 -
SECTION 5: The Secretary of the Commission shall certify to
the passage, approval and adoption of this Resolution, and the
Secretary shall cause this Resolution and the Secretary’s certification
to be entered in the File of Resolutions of the Commission.
APPROVED AND ADOPTED this 12th day of December, 2018.
Name:
Title: Chairman / Vice Chairman
ATTEST:
Maria E. Ayala, Secretary
APPROVED AS TO FORM:
Zaynah Moussa,
Senior Deputy City Attorney
-4 -
STATE OF CALIFORNIA )
) ss
COUNTY OF LOS ANGELES )
I, Maria E. Ayala, Secretary of the Vernon Housing Commission of
the City of Vernon, do hereby certify that the foregoing Resolution,
being Resolution No. VHC- , was duly passed, approved and adopted by
the Vernon Housing Commission of the City of Vernon at a regular
meeting of the Commission duly held on Wednesday, December 12, 2018,
and thereafter was duly signed by the Chair or Vice Chair of the Vernon
Housing Commission of the City of Vernon.
Executed this day of December, 2018, at Vernon, California.
Maria E. Ayala, Secretary
(SEAL)
18017000, RCS Vernon Properties 1
September 6, 2018
Anthony Zarate
City of Vernon
4305 Santa Fe Ave.
Vernon, CA 90058
Dear Mr. Zarate,
At your request, I completed my analysis of the monthly rental
rates for the following residential properties:
Type Street Location City Location
2 Bedroom House 4325 Furlong Pl. Vernon
3 Bedroom House 4321 Furlong Pl. Vernon
Regardless of who pays for the attached market rental report, it
has been prepared for our client: the City of Vernon. As
specified by the client, the purpose of the appraisal is to
estimate a current fair market rental rate for the above
mentioned properties. The client intends to use this report in
negotiating a rental rate for the tenants at these locations.
The attached Rental Report has been prepared in accordance with
the reporting requirements of the Uniform Standards of
Professional Appraisal Practice (USPAP).
This Rental Report may not be used or relied upon by anyone
other than the above-mentioned client for any purpose
whatsoever, without the express written consent of the
appraiser. If the client provides anyone else with a copy of
18017000, RCS Vernon Properties 2
this report, such as a borrower, etc., that person(s) may not be
entitled to rely upon its contents when making any decisions
about the property. As such the following limiting condition
applies:
Neither all nor any part of the contents of this report shall be
conveyed to any person or entity, other than the appraiser's or
firm's client, through advertising, solicitation materials,
public relations, new, sales, or other media without the written
consent and appeal of the author, particularly as to valuation
conclusions, the identity of the appraiser or firm with which
the appraiser is connected, or any reference to the Appraisal
Institute or the MAI, SRA designation. Furthermore, the
appraiser or firm assumes no obligation, liability, or
accountability to any third party. If this report is placed in
the hands of any one, but the client, the client shall make such
party(s) aware of all the assumptions and limiting conditions of
the assignment.
Should you have any questions regarding the analysis or
conclusions found in the attached report, please contact me.
Sincerely,
Hee K. Yi
Certified General Appraiser
AG 035644
Expires 11/16/2018
18017000, RCS Vernon Properties 3
Table of Contents
Table of Contents.............................................. 3
Client......................................................... 4
Appraiser...................................................... 4
Effective Date of the Assignment............................... 4
Date of Report................................................. 4
Competency Provision........................................... 4
Confidentiality................................................ 4
Fair Rental Report............................................. 4
Intended User.................................................. 5
Intended Use................................................... 5
Real Estate Locations.......................................... 5
Overview of the Assignment..................................... 5
Scope of the Assignment........................................ 5
Definition of Market Rent...................................... 6
Neighborhood Description....................................... 7
Zoning......................................................... 8
Property Descriptions.......................................... 8
Rental Analysis................................................ 9
Addendum...................................................... 14
Certification ............................................... 15
Assumptions and Limiting Conditions ......................... 17
Qualifications .............................................. 20
Subject Photographs ......................................... 23
Rental Photographs .......................................... 27
18017000, RCS Vernon Properties 4
Client
The City of Vernon
4305 Santa Fe Ave.
Vernon, California 90058
Appraiser
Hee K. Yi
Gold Coast Appraisals Inc.
10016 Pioneer Blvd., Suite 110
Santa Fe Springs, California 90670
Effective Date of the Assignment
The effective date of this assignment is September 1, 2018. The
buildings were inspected on September 1, 2018. The appraiser
made exterior inspections of the properties. Both properties
were viewed from the street.
Date of Report
Hee K. Yi wrote this report September 6, 2018.
Competency Provision
Hee K. Yi has the necessary educational background and field
experience to perform this assignment; her qualifications are
found in the addenda. She is a California Certified General
Appraiser (AG035644).
Confidentiality
The appraiser must be aware of, and comply with, all
confidentiality and privacy laws and regulations applicable in
an assignment. Disclosure of confidential information is
permissible to professional peer review committees, except when
such disclosure to a committee would violate applicable law or
regulation. Confidential Information means information that is
either identified by the client as confidential when providing
it to an appraiser and that is not available from any other
source; or classified as confidential or private by applicable
law or regulation.
Fair Rental Report
This Rental Report complies with the reporting requirements set
forth under Uniform Standards of Professional Appraisal Practice
(USPAP) as well as those promulgated by the Appraisal Institute.
18017000, RCS Vernon Properties 5
As such, it presents a summary of the data, reasoning, and
analyses that were used in the appraisal process to develop an
opinion of a current monthly rental rate.
Intended User
The City of Vernon is the intended user of this report.
Intended Use
The City of Vernon intends to use this report in negotiating a
monthly rental rate for the houses that are owned by the City of
Vernon.
Real Estate Locations
Type Street Location City Location
2 Bedroom House 4325 Furlong Pl. Vernon
3 Bedroom House 4321 Furlong Pl. Vernon
Overview of the Assignment
Because nearly every house is owned by the City of Vernon, there
are no rental properties within the City boundaries that can be
surveyed to ascertain a market rental rate. City employees that
need to be housed in proximity to their work location can opt to
obtain housing in the cities and communities that are adjacent
to Vernon. Huntington Park, South Gate, Maywood, East Los
Angeles, Los Angeles, Bell, Lynwood, and City of Commerce have
housing stock that is similar to the Vernon located houses.
Therefore, the surveys of rental units in these communities are
used in this analysis.
Scope of the Assignment
The appraiser performed the following tasks in order to
ascertain the current market monthly rental rate as of September
1, 2018. The client provided the scope of work about the
remodeling of the properties. Gold Coast Appraisals conducted
the prior rental surveys as of November 17, 2011, August 25,
2015, and January 19, 2016. The staff of Gold Coast Appraisals
inspected the interior and exterior of the properties on
November 17, 2011 and August 25, 2015, thus the interior
information of the properties was obtained from the prior rental
survey reports of Gold Coast Appraisals.
18017000, RCS Vernon Properties 6
For the assignment the appraiser:
• Viewed the exterior of all the rental properties;
• Viewed all of the properties from the public thoroughfares;
• Reviewed the descriptions of City owned residential
properties;
• Utilized internet rental sites and multiple listing leasing
information to obtain rental rates;
• Selected leased or for lease properties that have physical
characteristics that are similar to the subject properties;
• Conducted an exterior inspection of each rent comparable;
• Reviewed all the pertinent information available for each
rental;
• Contacted owners and leasing agents to verify physical
characteristics of the rentals;
• Analyzed the data making adjustments for the superior or
inferior characteristics that impact rental rates;
• Made positive or negative adjustments for those
characteristics that impact rents;
• Reconciled the adjusted rents and reached a final rent
conclusion for each location;
Definition of Market Rent
The most probable rent which a property will bring in a
competitive and open market under all conditions requisite to a
fair rent, the owner and tenant, each acting prudently,
knowledgeably and assuming the rental rate is not affected by
undue stimulus whereby:
Owner and tenant are typically motivated;
Both parties are well informed or well advised, and acting in
what they consider their own best interest;
A reasonable time is allowed for exposure in the open market;
Payment is made in terms of cash U.S. dollars or in terms of
financial arrangements comparable thereto.
18017000, RCS Vernon Properties 7
Neighborhood Description
City of Vernon Locations
Industrial and commercial properties dominate the property uses
found in Vernon. Over the past several years most of the older
structures have been replaced with modern concrete tilt-up
buildings designed for light and heavy manufacturing. Many cold
storage facilities have relocated to Vernon from the Central
Business District of Los Angeles. Many of the industrial uses
have access to rail road spur lines that are just a short
distance from the main freight carrying rail lines.
Vernon’s residential properties consist of 18 single family
homes and one apartment building all of which are owned by the
City and occupied by City employees. These properties are
located adjacent to City owned facilities and are surrounded by
privately owned industrial uses.
18017000, RCS Vernon Properties 8
Because Vernon lacks the infrastructure to service local
residents, they must utilize facilities found in the surrounding
Cities of Maywood, East Los Angeles, Huntington Park, Bell and
City of Commerce. Access to these adjacent cities is via
Atlantic Blvd., Slauson Ave., Bandini Blvd., Soto St., Alameda
St., Santa Fe Ave. and Washington Blvd. Vernon is also
conveniently located to the Long Beach and Santa Ana freeways
which provide residents and businesses access not only to the
surrounding communities but to the Central Business District of
Los Angeles and the Ports of Los Angeles and Long Beach.
Zoning
The properties that reside in the City of Vernon are zoned for
manufacturing uses.
Property Descriptions
Furlong Place Houses
4321 and 4325 Furlong Pl. are houses that were built in 1941 in
the City of Vernon. These houses reside on a small cul-de-sac
street that is adjacent to a City owned facility.
These two houses are currently remodeled. Each house has window
treatments, hardwood and tile flooring. The kitchens are
equipped with wood cabinets, granite counter tops, a
refrigerator, stove, garbage disposal, microwave, and
washer/dryer. The bathrooms have a tub with an overhead shower,
vanity, and tile wainscoting surrounding the tub. Each unit has
central heating, air conditioning and hot water tanks. The
houses are equipped with a laundry room. The houses have access
to individual storage spaces that are located in their fenced
rear yards. Each house has an assigned street parking stall and
one covered space in the adjacent city parking garage. The
tenants pay for all utilities and trash pick-up.
The appraiser assumed that all of the properties were in rent
ready condition and that they did not suffer from any major
deferred maintenance or any significant code violations.
18017000, RCS Vernon Properties 9
Rental Analysis
4321 Furlong Pl. (3 bedroom house)
Subject
4321 Furlong Pl.Data
3bed 1 bath house on
Vernon SubjectA. Rents Charged Data $ Adj
Rent $1,975 $2,325 $2,550 $2,645
Rent Concessions None None None None
Effective Rent & Rent/ Sq. Ft.$1,975 1.62 $2,325 2.54 $2,550 2.15 $2,645 1.52
B. Design, Location, Condition Data $ Adj Data $ Adj Data $ Adj Data $ Adj
Year Built 1960 1975 1926 1952 1923
Condition Excellent Average $100 Excellent Excellent Excellent
Proximity to Adversity Y N ($100)N ($100)N ($100)N ($100)
Location
C. Unit Equipment/ Amenities Data $ Adj
# Bedrooms 3 3 3 3 3
# Baths 1 2 ($60)1 2 ($60)2 ($60)
Unit Interior Sq. Ft.1258 1222 $14 916 $133 1188 $27 1244 $5
AC: Central/ Wall Central C N $10 C N $10
Range/ refrigerator Y/Y N/N $85 Y/N $48 Y/N $48 Y/N $48
Microwave/ Dishwasher Y/N N/N $12 N/N $12 N/Y ($20)N/N $12
Washer/Dryer Y/Y N/N $35 N/N $35 N/N $35 N/N $35
Fireplace N N N Y ($5)N
D Site Equipment/ Amenities Data $ Adj
Parking Open 2 car gar ($50)2 car gar ($50)2 car gar ($50)2 car gar ($50)
Extra Storage Y N $25 Y N $25 N $25
Security N N N N N
Clubhouse/ Meeting Rooms N N N N N
Pool/ Recreation Areas N N N N N
E.Utilities Data $ Adj
Tenant Paid Heat Y Y Y Y Y
Tenant Paid Cooling Y Y Y Y Y
Tenant Paid Cooking Y Y Y Y Y
Tenant Paid Hot Water Y Y Y Y Y
Tenant Paid Electric Y Y Y Y Y
Tenant Paid Water/Sewer Y Y Y Y Y
Tenat Paid Trash Y Y Y Y Y
F. Adjustments Recap Pos Neg Pos Neg Pos Neg Pos Neg
# Adjustments B to D 6 3 5 2 4 5 6 3
Sum Adjustments B to D $271 ($210)$238 ($150)$135 ($235)$135 ($210)
Sum Utility Adjustments
Net Gross Net Gross Net Gross Net Gross
Net/ Gross Adjmts B to E $61 $481 $88 $388 ($100)$370 ($75)$345
G.Adjusted & Market Rents Adj. Rent Adj. Rent Adj. Rent Adj. Rent
Adjusted Rent $2,036 $2,413 $2,450 $2,570
Adj Rent/Last rent 103%104%96%100%
Estimated Market Rent $2,367 $1.88 Estimated Market Rent/ Sq. Ft
10251 Virginia
South Gate
Rental 4Rental 1 Rental 3Rental 2
Huntinton Park
114 E. 85th St.
Los Angeles Whittier
2506 Cole Pl.7819 Glengarry Ave.
18017000, RCS Vernon Properties 10
4325 Furlong Pl. (2 bedroom house)
Subject
4325 Furlong Pl.Data
2bed1bath house on
Vernon Subject
A. Rents Charged Data $ Adj Data $ Adj Data $ Adj Data $ Adj
Rent $1,800 $1,895 $2,095 $2,100
Rent Concessions None None None None
Effective Rent & Rent/ Sq. Ft.$1,800 1.55 $1,895 2.63 $2,095 2.91 $2,100 2.43
B. Design, Location, Condition Data $ Adj Data $ Adj Data $ Adj Data $ Adj
Year Built 1941 1926 1945 1963 1941
Condition /Street Appeal Excellent Average $100 Average $100 Excellent Average $100
Proxmity to Adversity Y N ($100)N ($100)N ($100)N ($100)
Location
C. Unit Equipment/ Amenities
# Bedrooms 2 2 2 2 2
# Baths 1 1 1 1 1
Unit Interior Sq. Ft.1079 1160 ($36)720 $140 720 $140 864 $83
AC: Central/ Wall Central N $10 N $10 Wall ($5)N $10
Range/ refrigerator Y/Y N/N $85 N/N $85 N/N $85 N/N $85
Microwave/ Dishwasher Y/N N/N $12 Y/N N/N $12 N/N $12
Washer/Dryer Y/Y N/N $35 N/N $35 N/N $35 Y./Y
Fireplace N N N N N
D Site Equipment/ Amenities
Parking Open 1car gar ($25)1 car gar ($25)1 car gar ($25)1 car gar ($25)
Extra Storage Y N $25 N $25 N $25 N $25
Security N N N N N
Clubhouse/ Meeting Rooms N N N N N
Pool/ Recreation Areas N N N N N
E.Utilities
Tenant Paid Heat Y Y Y Y Y
Tenant Paid Cooling Y Y Y Y Y
Tenant Paid Cooking Y Y Y Y Y
Tenant Paid Hot Water Y Y Y Y Y
Tenant Paid Electric Y Y Y Y Y
Tenant Paid Water/Sewer Y N ($63)N ($63)Y N ($63)
Tenant Paid Trash Y N ($27)N ($27)Y N ($27)
F. Adjustments Recap Pos Neg Pos Neg Pos Neg Pos Neg
# Adjustments B to D 6 3 6 2 5 3 6 2
Sum Adjustments B to D $267 ($161)$395 ($125)$297 ($130)$315 ($125)
Sum Utility Adjustments ($90)($90)($90)
Net Gross Net Gross Net Gross Net Gross
Net/ Gross Adjmts B to E $16 $518 $180 $610 $167 $427 $100 $530
G.Adjusted & Market Rents Adj. Rent Adj. Rent Adj. Rent Adj. Rent
Adjusted Rent $1,816 $2,075 $2,262 $2,200
Adj Rent/Last rent 101%109%108%105%
Estimated Market Rent $2,088 $1.94 Estimated Market Rent/ Sq. Ft
Rental 1 Rental 2 Rental 3
1226 S. La Verne 2434 E. 124th St.11109 California Ave.641 S. Duncan Ave.
Rental 4
Los AngelesLos Angeles LA County Lynwood
18017000, RCS Vernon Properties 11
Explanation of Adjustments
Remodeling Adjustment
The following is an example of the difference between rental
rates before and after remodeling. Based on our research, living
size does not significantly impact the difference of rental
rates after remodeling but rather it is a total dollar
difference. The information is derived from the website of MLS
and Rent.com.
Street Address City Bed/Bath Living Size(SF)Remodeled Rent Difference
16040 Leffingwell Rd. #18 Whittier 2bed/2bath 960 Yes $1,700
16040 Leffingwell Rd. #22 Whittier 2bed/2bath 960 No $1,575
13801 Paramount Blvd.Paramount 1bed/1bath 769 Yes $1,618
13802 Paramount Blvd.Paramount 1bed/1bath 769 No $1,523
7300 Florence Ave.Downey 1bed/1bath 530 Yes $1,350
7300 Florence Ave.Downey 1bed/1bath 530 No $1,250
$125
$95
$100
As shown above, the difference of rental rates after remodeling
is $95 to $125. A $100 adjustment to rent is appropriate when
comparing non remodeled units to remodeled units.
Adjustments of Kitchen Appliances
Based on the website (rentafridge.com), the rental rate per
month for refrigerators which have a similar price of the
refrigerator which is provided by the City of Vernon is $48.
Since there is not enough data for rental rates of other
appliances, the concluded adjustments of range and microwave are
derived from the rental rate of refrigerator based on their
prices, which are provided by the client.
Refrigerator Range Microwave
Price 1,900$ 1,275$ 350$
Adjustment 48$ 37$ 12$
According to the website, the rental rate of a side by side
washer and dryer is $35. Therefore, the adjustment of $35 is
applied for washer/dryer.
Utility Adjustment
The adjustments of Utilities are based on the Los Angeles
Housing Authority Utility Allowances grid.
Proximity to Adversity (favorable & unfavorable)
The subject units have unfavorable features because they are
located adjacent to industrial buildings which have noise and
18017000, RCS Vernon Properties 12
odor issues, and their distance to parks and schools. These
features make the subject inferior to the comparables in
location.
The following are some examples of different rental rates with
favorable and unfavorable features. The radius was expanded to
Los Angeles County to find samples of the differences. The
information is obtained from office managers and MLS.
Example 1
These two units are located within same apartment complex and
address is 9050 E. Carron Dr., Pico Rivera.
Features Bed/Bath Sq.ft. Rental Difference
Favorable 1bed/1bath 581 $1,537 $100
Unfavorable 1bed/1bath 581 $1,637
Example 2
These two units are located within same apartment complex and
address is 6141 Orange Ave., Cypress.
Features Bed/Bath Sq.ft. Rental Difference
Favorable 2bed/1bath 858 $1,885 $100
Unfavorable 2bed/1bath 858 $1,785
The adjustment of $100 is applied.
Adjustment of Sq.Ft.
The following are some examples of the difference of rental rate
per square feet. It is obtained from the website of Rent.com
Example 1
Location: Same apartment complex in Downey
Bed/Bath Sq.ft. Rental Difference
0/1bath 1,731 $2,195 $0.35 per sq.ft.
0/1bath 974 $1,925
Example 2
Location: Same apartment complex in Pico Rivera
Bed/Bath Sq.ft. Rental Difference
1/1 758 $1,477 $0.39 per sq.ft.
1/1 581 $1,407
Example 3
Location: Same apartment complex in Los Angeles
Bed/Bath Sq.ft. Rental Difference
0/1 670 $1,915 $0.44 per sq.ft.
0/1 343 $1,770
18017000, RCS Vernon Properties 13
The adjustment of $0.39 per sq.ft. is applied.
Adjustment of Bath
The data is obtained from the website of MLS.
Example 1
Range of Living Size: 900 to 1,300 sq.ft.
Location: Whittier
Bed/Bath Average Rental Rate Difference
2bed/2bath $2,413 $55
2bed/1bath $2,358
Example 2
Range of Living Size: 1,400 to 1.600 sq.ft.
Location: Long Beach
Bed/Bath Average Rental Rate Difference
2bed/2bath $1,528 $64
2bed/1bath $1,464
The adjustment of $60 is applied to the comparables which have
an additional bath.
If you have any questions regarding this analysis please contact
me.
Sincerely,
Hee K. Yi
Certified General Appraiser
AG 035644
Expires 11/16/2018
18017000, RCS Vernon Properties 14
Addendum
18017000, RCS Vernon Properties 15
Certification
18017000, RCS Vernon Properties 16
Certification
I, certify that to the best of my knowledge and belief:
1. The statements of fact contained in this report are true and correct.
2. The reported analyses, opinions, and conclusions are limited only by the
reported assumptions and limiting conditions, and is my personal,
impartial, and unbiased professional analyses, opinions and conclusions.
3. I have no present or prospective interest in the property that is the
subject of this report, and no personal interest with respect to the
parties involved.
4. I have no bias with respect to the property that is the subject of this
report or to the parties involved with this assignment.
5. My engagement in this assignment was not contingent upon developing or
reporting predetermined results.
6. My compensation for completing this assignment is not contingent upon the
development or reporting of a predetermined value or direction in value
that favors the cause of the client, the amount of the value opinion and
the attainment of a stipulated result, or the occurrence of a subsequent
event directly related to the intended use of this appraisal.
7. My analysis, opinions, and conclusions were developed, and this report
has been prepared, in conformity with the Uniform Standards of
Professional Practice.
8. I made an exterior inspection of the property that is the subject of this
report.
9. No one else provided professional assistance to the person signing this
report.
10. I am competent to complete this report in accordance with the competency
provision of USPAP.
Hee K. Yi
Certified General Appraiser
AG 035644
Expires 11/16/2018
18017000, RCS Vernon Properties 17
Assumptions and Limiting Conditions
18017000, RCS Vernon Properties 18
ASSUMPTIONS AND LIMITING CONDITIONS
1. As agreed upon with the client prior to the preparation of this
appraisal, this is a Narrative Report.
2. This is a Summary Narrative Report, which is intended to comply
with the reporting requirements set forth under Standard Rule 2-
2(a) of the Uniform Standards of Professional Appraisal Practice
for a Summary Appraisal Report. The information contained in this
report is specific to the needs of the client and for the intended
use stated in this report. The appraiser is not responsible for
unauthorized use of this report.
3. No responsibility is assumed for legal or title considerations.
Title to the property is assumed to be good and marketable unless
otherwise stated in this report.
4. The property is appraised free and clear of any or all liens and
encumbrances unless otherwise stated in this report.
5. Responsible ownership and competent property management are assumed
unless otherwise stated in this report.
6. The information furnished by others is believed to be reliable.
However, no warranty is given for its accuracy.
7. All engineering is assumed to be correct. Any plot plans and
illustrative material in this report are included only to assist
the reader in visualizing the property.
8. It is assumed that there are no hidden or unapparent conditions of
the property, subsoil, or structures that render it more or less
valuable. No responsibility is assumed for such conditions or for
arranging for engineering studies that may be required to discover
them.
9. It is assumed that there is full compliance with all applicable
federal, state, and local environmental regulations and laws unless
otherwise stated in this report.
10. It is assumed that all applicable zoning and use regulations and
restrictions have been complied with, unless non-conformity has
been stated, defined, and considered in this appraisal report.
18017000, RCS Vernon Properties 19
11. Any sketch in this report may show approximate dimensions and is
included to assist the reader in visualizing the property. Maps and
exhibits found in this report are provided for reader reference
purposes only. No guarantee as to accuracy is expressed or implied
unless otherwise stated in this report. No survey has been made for
the purpose of this report.
12. It is assumed that the utilization of the land and interim use
improvements are within the boundaries or property lines of the
property described and that there is no encroachment or trespass
unless otherwise stated in this report.
13. The appraiser is not qualified to detect hazardous waste and/or
toxic materials. Any comment by the appraiser that might suggest
the possibility of the presence of hazardous waste and/or toxic
materials would require investigation by a qualified expert in the
field of environmental assessment. The presence of substances such
as asbestos, urea-formaldehyde foam insulation or other potentially
hazardous materials may affect the value of the property. The
appraiser's value estimate is predicated on the assumption that
there is no such material on or in the property that would cause a
loss in value unless otherwise stated in this report. No
responsibility is assumed for any environmental conditions or for
any expertise or engineering knowledge required to discover them.
The appraiser's descriptions and resulting comments are the result
of the routine observations made during the appraisal process.
14. The distribution, if any, of the total valuation in this report
between land and improvements applies only under the stated program
of utilization. The separate allocations for land and buildings
must not be used in conjunction with any other appraisal and are
invalid if so used.
15. Possession of this report, or a copy thereof, does not carry with
it the right of publication. It may not be used for any purpose by
any person other than the party to whom it is addressed without the
written consent of the appraiser, and in any event, only with
proper written qualification and only in its entirety.
16. Neither all nor any part of the contents of this report (especially
any conclusions, the identity of the appraiser, or the firm with
which the appraiser is connected) shall be disseminated to the
public through advertising, public relations, news sales, or other
media without prior written consent and approval of the appraiser.
18017000, RCS Vernon Properties 20
Qualifications
18017000, RCS Vernon Properties 21
Hee (Kim) Yi
10016 Pioneer Blvd. Suite 110
Santa Fe Springs, CA 90670
(562) 651-10988 or FAX (562) 651-1068
E-mail corporate@goldcoastappraisals.com
Qualifications
13 years experience in residential and commercial real estate appraisal industry in the Southern California region;
consultation, rental survey and analysis, feasibility studies, desk review and report writing.
Assesses properties and all real estate value types for purchase and refinance lending purposes as well as claims,
tax re-assessments, liquidation and foreclosure, probate cases, new constructions, and renovations.
Possesses intricate experiences and knowledge of Asian-American Community and its banking and lending
industries in the Southern California region. Fluent in Korean language and culture.
Key Achievements
Appraised large hotels and motels in the following cities: Pasadena, Escondido, Cathedral City Bakersfield and
various small motels in the cities of Los Angeles and Long Beach.
Appraised an industrial land in Riverside with Eminent Domain Issues.
Valued Commercial land for the city of Long Beach.
Analyzed and appraised special use purpose (church) and office/retail mixed uses in Los Angeles County.
Appraised small and large multi-family properties in Los Angeles, Orange, Riverside and San Bernardino Counties.
Performed valuations for property settlement in divorce proceedings.
Appraised mixed use residential/homeless shelter and multi-family residential properties for Los Angeles Family
Housing
Completed fair rental valuations for tenants’ rights attorneys.
Completed Fair Market Rental reports for HUD, Cities, and private parties.
Mixed use properties (office/homeless shelter) for Los Angeles Family Housing
Appraised foreclosure and problem loan properties.
Appraised all types of properties for Federal Estate Tax Returns.
18017000, RCS Vernon Properties 22
Appraised over 20 medical buildings of Alta Med Health Services Corp. in Los Angeles County and Orange County.
Low income housing for Restore Neighborhood Rehabilitation (City of Los Angeles).
Low income housing for City of Santa Ana.
Appraised residential properties for the city of Santa Fe Springs
Appraised multi-family and commercial properties for the asset valuation of city of Los Angeles
Performed rent comparability studies for Pico Union Housing, City of Vernon, and Metropolitan State Hospital
Professional Experience
Gold Coast Appraisals, Inc. 2005 to Present
California Probate Referee Until 6/30/2019
JM United Appraisals Inc. 2004 - 2005
Areas of Special Competence
♦ Industrial Land ♦ Single Family House ♦ Offices
♦ Commercial Land ♦ Multi-Family (1-4) ♦Single Tenant Industrial
♦ Residential Land ♦ Multi-Family (5-100) ♦Multi-Tenant Industrial
♦ Industrial Construction ♦ Cooperatives ♦ Shopping Centers
♦ Commercial Construction ♦ Condominiums ♦Auto Service Centers
♦ Residential Construction ♦ Residential Tracts ♦ Hospitals
♦ Apartment Construction ♦Condominium Tracts ♦ Special Purpose Properties
♦ Residential Reviewer ♦ Partial Reconveyances ♦Low Income Housing
Education
College Degree
BA Kyung Hee University, Seoul Korea
License
Certified General Real Estate Appraiser, License #AG035644, Expires 11/16/2020
Verification Call: OREA (916) 322-2500
California Probate Referee (Orange County)
18017000, RCS Vernon Properties 23
Subject Photographs
18017000, RCS Vernon Properties 24
4321 Furlong Place, Vernon
18017000, RCS Vernon Properties 25
4325 Furlong Place, Vernon
18017000, RCS Vernon Properties 26
Furlong Place, Vernon, street scene
18017000, RCS Vernon Properties 27
Rental Photographs
18017000, RCS Vernon Properties 28
2506 Cole Pl, Huntington Park
114 E. 85th St, Los Angeles
18017000, RCS Vernon Properties 29
7819 Glengarry Ave, Whittier
10251 Virginia Ave, South Gate
18017000, RCS Vernon Properties 30
1226 S. La Verne Ave, Los Angeles
2434 E. 124th St, Compton
18017000, RCS Vernon Properties 31
11109 California Ave, Lynwood
641 S. Duncan Ave, Los Angeles
4305 Santa Fe Avenue
Vemon, CA 90058
(323) 583-8811
NOTICE OFPTJBLIC HEARING REGARDING PROPOSED MARKET RENTAL RATES FOR ALL
HOUSING T]NITS OWNED BY TIIE CITY OF VERNON
The Vemon Housing Commission will conduct a Public Hearing, which you may attend.
PLACE:Vemon City Hall
City Council Chambers
4305 Santa Fe Avenue
Vemon, CA 90058
November 7, 2{ll$ at 6300 p.rn. (or as soon thereafter as the maner can be heard)
Consider the adoption of a resolution establishing rental rates.
Notice is hereby given that a hard copy ofthe proposed resolution will be available for
public review during normal business hours in the City Clerk Depanment,
located ar 4305 Santa Fe Avenue, Vemon, Califomia between the hours of 7:00 a.m.
and 5:30 p.m. Monday through Thunday.
Please send your comrEnts or questions to:
Daniel Wall, Director of Public Works
City of Vemon
4305 Santa Fe Avenue, Vemon, CA 90058
(323) 583-881 I Ext. 305 Enail: dwall@ci.vemon.ca.us
Staff will recomnrend that the Vemon Housing Commission lind that the proposed
action is exempt under the Calitbmia Environmental Quality Act ("CEQA") review
because it is a continuing administrative activity that will not result in any direct or
indirect changes in the environment and therefore does not constitute a "pnrject" as
defined by CEQA Guidelines scction 15378. Here, the proposed resolution involves
establishing rental rates.
DATE & TIME:
PUR-FOSE:
DOCI,]MENTS
FORREYIEW:
PROPOSED CEQA FINDING:
If you challenge the adoption ofa resolution establishing rental rates,
or any provision thereof in court, you may be limited to raising only those issues you or sorneone else raised at the hearing
described in this notice or in written correspondence delivered to the City of Vernon at, or prior to, the rneeting.
Anrericans with Disabilities Act (ADA): In compliance with ADA, if you need special assistance to pafticipate in the
rneeting, please contact the Office ofthe City Clerk at (323) 583-881I ext. 546.
The hearing may be continued or adjourned or cancelled and rescheduled to a stated time and place without further
notice of a public hearing.
Dated: l0l23l2ll8
City of Vernon
CALIFORNIA NEWSPAPER SERVICE BUREAU
PRE#
D A I L Y J O U R N A L C O R P O R A T I O N
To the right is a copy of the notice you sent to us for publication in the
HUNTINGTON PARK BULLETIN. Please read this notice carefully and call us
with any corrections. The Proof of Publication will be filed with the County
Clerk, if required, and mailed to you after the last date below. Publication
date(s) for this notice is (are):
Mailing Address : 915 E FIRST ST, LOS ANGELES, CA 90012
Telephone (800) 788-7840 / Fax (800) 464-2839
Visit us @ www.LegalAdstore.com
MARIA AYALA
CITY OF VERNON CITY CLERK
4305 SANTA FE AVE
VERNON, CA 90058
GPN GOVT PUBLIC NOTICE
NPH- New Transmission Revenue
11/01/2018
Notice Type:
Ad Description
COPY OF NOTICE
3188068
!A000004896062!
An invoice will be sent after the last date of publication. If you prepaid this
order in full, you will not receive an invoice.
NOTICE OF PUBLIC HEARING REGARDING
PROPOSED MARKET RENTAL RATES FOR
ALL HOUSING UNITS OWNED BY THE CITY
OF VERNON
The Vernon Housing Commission will conduct a
Public Hearing,which you may attend.
PLACE:Vernon City Hall
City Council Chambers
4305 Santa Fe Avenue
Vernon,CA 90058
DATE &TIME:November 7,2018,at 6:00 p.m.
(or as soon thereafter as the matter can be
heard)
PURPOSE:Consider the adoption of a resolution
establishing rental rates.
DOCUMENTS Notice is hereby given that a hard
copy of the proposed resolution will be available
for public review during normal business hours in
the City Clerk Department,
FOR REVIEW:located at 4305 Santa Fe Avenue,
Vernon,California between the hours of 7:00 a.m.
and 5:30 p.m.Monday through Thursday.
Please send your comments or questions to:
Daniel Wall,Director of Public Works
City of Vernon
4305 Santa Fe Avenue,Vernon,CA 90058
(323)583-8811 Ext.305 Email:
dwall@ci.vernon.ca.us
PROPOSED CEQA FINDING:Staff will
recommend that the Vernon Housing
Commission find that the proposed action is
exempt under the California Environmental
Quality Act ("CEQA")review because it is a
continuing administrative activity that will not
result in any direct or indirect changes in the
environment and therefore does not constitute a
"project"as defined by CEQA Guidelines section
15378.Here,the proposed resolution involves
establishing rental rates.
If you challenge the adoption of a resolution
establishing rental rates,
or any provision thereof in court,you may be
limited to raising only those issues you or
someone else raised at the hearing described in
this notice or in written correspondence delivered
to the City of Vernon at,or prior to,the meeting.
Americans with Disabilities Act (ADA):In
compliance with ADA,if you need special
assistance to participate in the meeting,please
contact the Office of the City Clerk at (323)583-
8811 ext.546.
The hearing may be continued or adjourned or
cancelled and rescheduled to a stated time and
place without further notice of a public hearing.
Dated:10/23/2018
/s/Maria E.Ayala,City Clerk
11/1/18
PRE-3188068#
HUNTINGTON PARK BULLETIN
0f @,0rn0n
4305 Santa Fe Avenue, Vernon, California 90058
Telephone (323) 583-8811 Fax (323) 826-7407
PUBLIC HEARING ANNOUNCEMENT
November 29,2018
Dear Resident:
Will you join us?
You are invited to attend a Public Hearing where the Vernon Housing Commission will consider
adopting a resolution that will establish annual rent adjustments and a method for determining
rents for vacant units.
The Public Hearing takes place during the Vernon Housing Commission meeting on December
12,2018, at 6:00 p.m. at City Hall. The Public Hearing allows you to make comments to the
Housing Commission before it votes on these issues.
Copies of the resolution will be available at least 72-hours in advance of the meeting on the
City's website at: www.cityofvernon.org/VHC.
For more information, please refer to the enclosed notice. If you have any questions please contact
the Housing Hotline at (323) 826-1412.
Sincerely
O*"lhJ^lL
Daniel S. Wall, P.E.
Director of Public Works
City of Vernon
E4c fits ia e fy I nfus tria I
of @ srn0n
4305 Santa Fe Avenue, Vernon, California 90058
Telephone (323) 583-8811 Fax (323) 826-1407
ANUNCIO DE AUDIENCTA PUBLICA
29 de noviembre de 2018
Estimado residente:
lNos acompaflara?
Le invitamos a asistir a una audiencia priblica en la que la Comisi6n de Vivienda de Vernon
(Vernon Housing Commission) considerard adoptar una resoluciSn que establecer6 ajustes
anuales de renta y un mdtodo para determinar las rentas para unidades vacantes.
La audiencia priblica se llevara a cabo durante la reuni6n de la Comisi6n de Vivienda de Vernon
el 12 de diciembre de 2018, a las 6:00 p.m. en el ayuntamiento de la ciudad. La audiencia
pfblica le permite hacer comentarios a la Comisi6n de Vivienda antes de que la Comisi6n vote
sobre estos temas.
Las copias de la resoluci6n estar6n disponibles al menos 72 horas antes de la reuni6n en el sitio
web de la Ciudad en: www.cityofvernon.ore/VHC.
Para m6s informaci6n, consulte el aviso adjunto. Si tiene alguna pregunta, comunfquese con la
linea directa de vivienda al (323) 826-1412.
Atentamente,
h)^lL
Daniel S. Wal[, P.E.
Director de obras publicas
Ciudad de Vernon
E4c[us iu e fy t rulus trta I
https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2023_code/2023summary_sa.odn[11/8/2022 1:30:08 PM]
FY2023 Small area FmrS For loS
angeleS CountY, Ca
In metropolitan areas, HuD defines Small areas using ZIP Codes within the metropolitan
area. using ZIP codes as the basis for Fmrs provides tenants with greater ability to move
into “opportunity neighborhoods” with jobs, public transportation, and good schools. they
also provide for multiple payment standards within a metropolitan area, and they are likely
to reduce need for extensive market area rent reasonableness studies. lastly, HuD hopes
that setting Fmrs for each ZIP code will reduce overpayment in lower-rent areas.
los angeles County is part of the Los Angeles-Long Beach-Glendale, CA HUD Metro
FMR Area.
Los Angeles County, CA Advisory Small Area FMRs By Unit Bedrooms
ZIP Code Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom
90001 $1,250 $1,450 $1,840 $2,430 $2,640
90002 $1,250 $1,450 $1,840 $2,430 $2,640
90003 $1,250 $1,450 $1,840 $2,430 $2,640
90004 $1,560 $1,780 $2,260 $2,940 $3,220
90005 $1,660 $1,890 $2,400 $3,120 $3,420
90006 $1,330 $1,510 $1,920 $2,500 $2,740
90007 $1,290 $1,470 $1,870 $2,430 $2,670
90008 $1,310 $1,490 $1,900 $2,470 $2,710
90009 $1,530 $1,750 $2,220 $2,890 $3,170
90010 $2,040 $2,330 $2,960 $3,850 $4,220
90011 $1,250 $1,450 $1,840 $2,430 $2,640
90012 $1,570 $1,790 $2,280 $2,960 $3,250
90013 $1,770 $2,020 $2,570 $3,340 $3,670
90014 $2,260 $2,570 $3,270 $4,250 $4,670
90015 $2,130 $2,420 $3,080 $4,000 $4,390
90016 $1,390 $1,590 $2,020 $2,630 $2,880
90017 $1,460 $1,660 $2,110 $2,740 $3,010
https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2023_code/2023summary_sa.odn[11/8/2022 1:30:08 PM]
90018 $1,320 $1,500 $1,910 $2,480 $2,730
90019 $1,550 $1,760 $2,240 $2,910 $3,200
90020 $1,670 $1,900 $2,420 $3,140 $3,450
90021 $1,930 $2,200 $2,800 $3,640 $3,990
90022 $1,250 $1,450 $1,840 $2,430 $2,640
90023 $1,250 $1,450 $1,840 $2,430 $2,640
90024 $2,300 $2,620 $3,330 $4,330 $4,750
90025 $2,300 $2,620 $3,330 $4,330 $4,750
90026 $1,480 $1,690 $2,150 $2,790 $3,070
90027 $1,770 $2,020 $2,570 $3,340 $3,670
90028 $1,810 $2,060 $2,620 $3,400 $3,740
90029 $1,470 $1,670 $2,130 $2,770 $3,040
90030 $1,530 $1,750 $2,220 $2,890 $3,170
90031 $1,250 $1,450 $1,840 $2,430 $2,640
90032 $1,260 $1,450 $1,840 $2,430 $2,640
90033 $1,250 $1,450 $1,840 $2,430 $2,640
90034 $1,860 $2,120 $2,690 $3,500 $3,840
90035 $2,020 $2,300 $2,920 $3,790 $4,170
90036 $2,300 $2,620 $3,330 $4,330 $4,750
90037 $1,250 $1,450 $1,840 $2,430 $2,640
90038 $1,660 $1,890 $2,410 $3,130 $3,440
90039 $1,750 $2,000 $2,540 $3,300 $3,620
90040 $1,250 $1,450 $1,840 $2,430 $2,640
90041 $1,550 $1,770 $2,250 $2,920 $3,210
90042 $1,500 $1,710 $2,180 $2,830 $3,110
90043 $1,290 $1,470 $1,870 $2,430 $2,670
90044 $1,250 $1,450 $1,840 $2,430 $2,640
90045 $2,040 $2,320 $2,950 $3,830 $4,210
90046 $1,950 $2,220 $2,820 $3,660 $4,020
90047 $1,330 $1,510 $1,920 $2,500 $2,740
https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2023_code/2023summary_sa.odn[11/8/2022 1:30:08 PM]
90048 $2,300 $2,620 $3,330 $4,330 $4,750
90049 $2,300 $2,620 $3,330 $4,330 $4,750
90050 $1,530 $1,750 $2,220 $2,890 $3,170
90051 $1,530 $1,750 $2,220 $2,890 $3,170
90052 $1,530 $1,750 $2,220 $2,890 $3,170
90053 $1,530 $1,750 $2,220 $2,890 $3,170
90054 $1,530 $1,750 $2,220 $2,890 $3,170
90055 $1,530 $1,750 $2,220 $2,890 $3,170
90056 $1,860 $2,120 $2,690 $3,500 $3,840
90057 $1,420 $1,610 $2,050 $2,660 $2,920
90058 $1,250 $1,450 $1,840 $2,430 $2,640
90059 $1,250 $1,450 $1,840 $2,430 $2,640
90060 $1,530 $1,750 $2,220 $2,890 $3,170
90061 $1,250 $1,450 $1,840 $2,430 $2,640
90062 $1,290 $1,470 $1,870 $2,430 $2,670
90063 $1,250 $1,450 $1,840 $2,430 $2,640
90064 $2,220 $2,530 $3,220 $4,180 $4,590
90065 $1,420 $1,620 $2,060 $2,680 $2,940
90066 $1,930 $2,200 $2,800 $3,640 $3,990
90067 $2,300 $2,620 $3,330 $4,330 $4,750
90068 $2,090 $2,380 $3,030 $3,940 $4,320
90069 $2,260 $2,570 $3,270 $4,250 $4,670
90070 $1,530 $1,750 $2,220 $2,890 $3,170
90071 $1,670 $1,900 $2,420 $3,140 $3,450
90072 $1,530 $1,750 $2,220 $2,890 $3,170
90073 $2,300 $2,620 $3,330 $4,330 $4,750
90074 $1,530 $1,750 $2,220 $2,890 $3,170
90075 $1,530 $1,750 $2,220 $2,890 $3,170
90076 $1,530 $1,750 $2,220 $2,890 $3,170
90077 $2,300 $2,620 $3,330 $4,330 $4,750
https://www.huduser.gov/portal/datasets/fmr/fmrs/FY2023_code/2023summary_sa.odn[11/8/2022 1:30:08 PM]
93563 $1,350 $1,530 $1,950 $2,540 $2,830
93584 $1,530 $1,750 $2,220 $2,890 $3,170
93586 $1,530 $1,750 $2,220 $2,890 $3,170
93590 $1,530 $1,750 $2,220 $2,890 $3,170
93591 $1,280 $1,450 $1,850 $2,430 $2,640
93599 $1,530 $1,750 $2,220 $2,890 $3,170
HuD Home Page HuD user Home Data Sets Fair market rents Section 8 Income limits Fmr/Il
Summary System multifamily tax Subsidy Project (mtSP) Income limits HuD lIHtC Database
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