20230712 Special Vernon Housing Commission Agenda Packet
Special Housing Commission Meeting Agenda July 12, 2023
Page 1 of 2
Agenda
City of Vernon
Special Vernon Housing Commission Meeting
Wednesday, July 12, 2023, 6:00 PM
City Hall, Council Chamber
4305 Santa Fe Avenue, Vernon, California
Juliet Goff, Chair
Jorge Nevarez, Jr., Vice Chair
Ronit Edry, Commissioner
Steven Froberg, Commissioner
Leticia Lopez, Commissioner
Bertha Padilla, Commissioner
Marlene Ybarra, Commissioner
The public is encouraged to view the agenda and meeting through the
CityofVernon.org/publicmeetings webpage. You may address the Commission in the Council
Chambers, via mail or email to PublicComment@cityofvernon.org, include the meeting date and
item number in the subject line (mail and/or email must be received at least two hours prior to the
start of the meeting).
CALL TO ORDER
FLAG SALUTE
ROLL CALL
APPROVAL OF AGENDA
PUBLIC COMMENT
Members of the public interested in addressing the Commission during this Special
meeting may address any item which has been described in the notice of this Special
Meeting in accordance with Government Code Section 54954.3(a).
PRESENTATIONS
1. Amendments to the Municipal Code and General Plan to allow Mixed Use
Recommendation:
A. Receive the presentation on proposed amendments to Municipal Code Title 17 Zoning
and the General Plan to allow Mixed Use Industrial Zoning in four districts; and
B. Recommend that Council adopt amendments allowing Mixed Use Industrial Zoning in four
districts.
Special Housing Commission Meeting Agenda July 12, 2023
Page 2 of 2
ORAL REPORTS
2. Brief Reports, Announcements, or Directives to Staff
ADJOURNMENT
On July 11, 2023, 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 Report
Meeting Date:July 12, 2023
From:Daniel S. Wall, P.E., Director of Public Works
Department:Public Works
Submitted by:Daniel S. Wall, P.E., Director of Public Works
Subject
Amendments to the Municipal Code and General Plan to allow Mixed Use
Recommendation
A. Receive the presentation on proposed amendments to Municipal Code Title 17 Zoning and
the General Plan to allow Mixed Use Industrial Zoning in four districts; and
B. Recommend that Council adopt amendments allowing Mixed Use Industrial Zoning in four
districts.
Background
At its October 6, 2020 meeting, the Vernon City Council approved an agreement with The Arroyo
Group (TAG) to prepare the Westside Mixed-Use Specific Plan. The intent was to allow and
encourage a concentrated area within the westside of Vernon to transition into an active place of
mixed uses (residential, live/work, production retail, and restaurant/entertainment) while
strengthening the majority of the Westside as a highly competitive area of clean industrial
production. During the past two and a half years, TAG performed baseline studies, drafted an
update to the Housing Element, analyzed transportation enhancements, conducted one-on-one
interviews with key stakeholders, identified and studied catalytic site development, and held
seven Stakeholder Committee Meetings. On November 11, 2022, the Stakeholder Committee
expressed support for changing the City’s Zoning Code to allow for mixed-use development in
select areas concentrated along Santa Fe Avenue and Pacific Boulevard; however, the
Committee was not in support of adopting a Specific Plan.
At past meetings, the Vernon Housing Commission (VHC) has received staff presentations on
the Housing Element (September 8, 2021 and December 8, 2021) and periodic updates on the
City’s Mixed-Use Specific Plan and related stakeholder meetings. Staff has utilized the feedback
gathered from its community outreach to draft amendments to Title 17 of the Vernon Municipal
Code (VMC) that are aligned with the City’s Housing Element Update and that incorporate mixed
uses in select areas of the City.
At the upcoming July 18, 2023 City Council meeting, the City Council will consider proposed
changes to Title 17 (Zoning Code) of the VMC creating four zoning districts (shown on the
attached Zoning Map), allowing for mixed-use development as well as providing design
standards and guidelines for mixed-use development and amendments to the introduction of the
General Plan and the Land Use Element of the General Plan to provide consistency with those
proposed zoning code changes.
The majority of the properties in the districts being rezoned are small lots (½-acre or less in size)
with older obsolete buildings. The lot size makes many of these properties unsuitable for modern
industrial development. The proposed changes to the Zoning Code will provide property owners
with flexibility in redeveloping their property by providing new uses, shown in the following tables,
that are in addition to the industrial uses currently allowed.
Item 1 Page 1 of 317
Residential and Office Uses
Zoning District
Land Use MU-CC MU-S MU-N MU-PH
Primarily Residential Uses
Single-Family Dwelling By Right Prohibited Prohibited Prohibited
Multi-Family Dwelling By Right By Right By Right Prohibited
Hotel Encouraged Encouraged Prohibited Prohibited
Live/Work By Right By Right By Right Prohibited
Residential Care Facilities By Right By Right By Right Prohibited
Trailer Park Prohibited Prohibited Prohibited Prohibited
Emergency Shelter Prohibited Prohibited By Right By Right
Primarily Office Uses
Office Manufacturing By Right Encouraged Encouraged Encouraged
Media Production Studios By Right By Right By Right Encouraged
Offices By Right By Right By Right By Right
Retail, Industrial, and Institutional Uses
Zoning District
Land Use MU-CC MU-S MU-N MU-PH
Primarily Retail Uses
Goods Sales By Right By Right By Right Accessory/
Conditional
Production Retail Encouraged Encouraged Encouraged By Right
Restaurant Encouraged Encouraged Encouraged By Right
Market Encouraged Encouraged By Right Prohibited
Art Galleries Encouraged Encouraged Encouraged Encouraged
Nightlife Conditional Conditional Conditional Prohibited
Personal Services By Right By Right By Right By Right
Big Box Retail Conditional Conditional Conditional Conditional
Drive-Through Retail Conditional Conditional Conditional Conditional
Adult or Sexually Oriented
Businesses
Prohibited Prohibited Prohibited Prohibited
Fitness and Recreation By Right By Right By Right By Right
Primarily Production/Industrial Uses
Artisan Industrial Encouraged Encouraged Encouraged By Right
Light Industrial By Right By Right By Right By Right
Primarily Civic/Institutional Uses
Community Facilities By Right By Right By Right By Right
Trade School By Right By Right By Right By Right
Religious Use By Right By Right By Right By Right
Item 1 Page 2 of 317
These changes will allow some form of residential use in each of the four districts. Other changes
to Title 17 include creating design standards for new non-industrial and non-warehouse
developments in the four mixed-use zones. These design standards include open space
requirements, first floor minimum transparency requirements for projects fronting Santa Fe
Avenue, and height limitations. These development standards are being suggested to preserve
the heritage industrial appearance of many older buildings that exist within these districts. In
addition, reuse and new use projects will be incentivized through the Zoning Code with reduced
parking requirements, increased allowable densities and increased allowable heights, to
preserve important architectural elements of these older buildings or that include encouraged
uses.
Pursuant to VMC Section 2.40.060(D), it is one of the duties of the VHC to make
recommendations to the City Council with respect to the development of housing opportunities
in the City. It is, therefore, appropriate that the VHC take a position on the proposed Title 17
Zoning Code modifications as articulated in this staff report and recommend Council’s adoption
of amendments that allow and set guidelines for mixed-use projects in Vernon.
Fiscal Impact
There is no fiscal impact associated with this report.
Attachments
1. Proposed Zoning Map
2. Proposed Vernon General Plan Amendments
3. Proposed Title 17 Amendments and Additions
Item 1 Page 3 of 317
BANDINI BLVD
61st St
Fruitland Av
58th St
60th St
E WASHINGTON BLVD
56th St
S Alameda StSLAUSON AV
RANDOLPH STS SANTA FE AVEAlcoa AvDistrict BlvdSoto StEastern Av54th St
S Boyle AvPacific Blvd52nd St
Union Pacific Av
E Vernon Av
Gifford AvE 55th StLONG BEACH AVE Slauson Av
Fruitland Av
LOS ANGELES RIVER
Maywood AvFishburn Av59th Pl
Pine AvE 26Th St
E 57th St
E 50th St
LEONIS BLVD
Triggs St
Holmes AvKing AvE 46th St
Malabar StSheila St
Seville AvClarendon Av
Noakes St
59th PlCorona AvE VERNON AV
E Slauson Av
57th St
S ATLANTIC BLVD
UNION PACIFIC RRBURLINGTON NORTHERN SANTA FE RR
E 27th St
Carmelita AvE 38th St
52Nd Pl
E 58th St
E 44th St
Miles AvE 25th St
E 51st St
E 48th St
Emery St
Couts Av
E 49th St
Albany StE 52nd St
TELEGRAPH RD
FRUITLAND AV
E 54th St Alcoa AvIndiana StRoss St
Leonis St
E 56th St
E 54th St
E 53rd St
Arbutus AvE 15Th St
Lindbergh Ln
E 22Nd St
Malburg WyExchange Av
Nobel StViolet AlBickett StA s t o r A v
Ayers Av
E 52nd Pl McBird AvLaura Av
Dunham St
Ransom StMaywood AvE 48th Pl
Hampton StCharter St
E 60th St
E 41st Pl
E 24th St
Staunton Av60th Pl S Herbert AvE 45th St
Belgrave Av S Indiana StWalker AvSierra Pine AvBANDINI BLVDLOS ANGELES JUNCTION RR
UNION PACIFIC RR
E 43rd St
E 58th Pl S Bonnie Beach PlPackers Av
Seville AvLugo St
Los Palos StS Sunol DrChambers St
Holabird Av
Hawthorne AvFurlong PlAlcoa Av53rd St
55th StUNION PACIFIC RRBURLINGTON NORTHERN SANTA FE RRUNION PACIFIC RRMETRO BLUE LINE/SPT CO RRUNION PACIFIC RR
E 49Th St
E Slauson Av
Sheila St
61st St
E 51st St
Long Beach Fr
wyBelgrave Av
DISTRICT BLVD 26Th St
E 26th St
Ayers AvE VERNON AVIrving StRANDOLPH STLoma Vista Av57th StEverett AvLoma Vista AvE 37TH ST
E SLAUSON AV
E 45th St
E 46th St
E 42nd St
E 50th St
E 52nd St
E 54th St PACIFIC BLVDE 28th ST
30th St
E 45th St
E 46th St
Saint Charles StE 52nd StRoss StE 37th St
ALAMEDA STBOYLE AVSOTO STS Soto StS Santa Fe AvE 49th St
Martin LutherKing Jr Blvd
E 41st St
E 40th Pl Alameda StS Santa Fe AvRegent StE 26th St
Seville AvDOWNEY RDS ATLANTIC BLVDE 50th St
52nd St
54th St
56th St
58th St
55th St
58th St
Mayflower Av61st Pl
Woodlawn Av61st St
0 500 1,000 1,500 2,000
Feet
Adopted April 2015
City Council Ordinance No. 1227
C i t y o f V e r n o n
Z O N I N G M A P
Vernon City Boundary
Vernon Sphere of Influence
Freeway
Railroad
Base MapZone
Housing
Emergency Shelter
Commercial-1
Commercial-2
Rendering
Slaughtering
Truck and Freight Terminal
Overlay Zones
Mu-cc
Overlay Districts
Housing
Emergency Shelter
Commercial - 2
Rendering
Slaughtering
Industrial
MU-CC (City Center)
MU-S (Santa Fe South)
MU-N (Santa Fe North)
MU-PH (Pacific Hampton)
Zone
Vernon City Boundary
Vernon Sphere of Influence
Freeway
Railroad
Los Angeles River
Base Map
Commercial - 1
Item 1 Page 4 of 317
City of Vernon General Plan
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spacing: Multiple 1.08 li
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CITY OF VERNON
G E N E R A L P L A N
Adopted December 3, 2007
Amended February 23, 2009
Amended February 5, 2013
Amended April 7, 2015
Including Draft Amendments March 27, 2023 Formatted: Indent: Left: 0.88"
Formatted: Font: Bold
Formatted: Font: Bold
Item 1 Page 7 of 317
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Vernon General Plan
Table of Contents
Table of Contents - i
TABLE OF CONTENTS
INTRODUCTION
Page
Vernon – Founding of the City and Establishing It’s Mission ................................1
Vision for the Future ................................................................................................4
Purpose and Scope of the Plan .................................................................................5
Public Involvement in Developing the General Plan............................................... 6
Relationship of Vernon General Plan to State Requirements for Plans ................. 6
Related Plans and Programs ....................................................................................7
LAND USE
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose of this Element ...............................................................................1
1.2 Focus ...................................................................................................................... 2
1.3 Flood Management ......................................................................................2
2.0 Land Use Plan ................................................................................................................... 3
2.1 Land Use Terms and Concepts .................................................................... 3
2.2 Land Use Designations and Land Use Policy Map .....................................5
2.3 Implications of Land Use Policy.................................................................. 8
2.4 Relationship of Land Use Policy to the Zoning Ordinance ...................... 10
3.0 Goals and Policies ..........................................................................................................10
CIRCULATION AND INFRASTRUCTURE ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose.........................................................................................................1
1.2 Focus ...................................................................................................................... 2
2.0 Circulation Plan ............................................................................................................... 2
2.1 Regional Circulation ....................................................................................2
2.2 Vernon’s Street System ........................................................................................4
2.3 Off-Street Parking and Loading Facilities ................................................ 13
2.4 Other Transportation Modes ..................................................................... 14
3.0 Meeting Infrastructure Needs ......................................................................................15
3.1 Water and Wastewater ...............................................................................15
3.2 Storm Drainage ......................................................................................... 17
3.3 Electrical Generation and Distribution ..................................................... 18
3.4 Communications and Information Technology .........................................18
3.5 Gas System ......................................................................................................... 19
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Vernon General Plan
Table of Contents
Table of Contents - ii
Page
4.0 Goals and Policies .......................................................................................................... 19
2014-2021 HOUSING ELEMENT
1.0 Introduction ...................................................................................................................... 1
1.1 State Requirement ........................................................................................ 3
1.2 Relation to Other General Plan Elements ....................................................4
1.3 Sources of Information ............................................................................... 4
1.4 Public Participation ..................................................................................... 5
2.0 Housing Needs Assessment ...................................................................................8
2.1 Population and Housing Trends ...................................................................8
2.2 Housing Characteristics ...............................................................................9
3.0 Housing Constraints ......................................................................................................18
3.1 Governmental Constraints ........................................................................ 18
3.2 Non-governmental Constraints to Housing .............................................. 29
4.0 Housing Opportunities ..................................................................................................38
5.0 Housing Plan ...................................................................................................................47
5.1 Evaluation of Previous Accomplishments .................................................47
5.2 Goals and Policies .............................................................................................. 51
5.3 Programs ................................................................................................... 52
5.4 Redevelopment Agency Dissolution ........................................................ 57
SAFETY ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose......................................................................................................... 1
1.2 Focus ...................................................................................................................... 1
2.0 Identifying and Guarding Against Hazards ........................................................2
2.1 Natural Hazards ...................................................................................... 4
2.2 Human-caused Hazards ............................................................................... 9
3.0 Goals and Policies ..........................................................................................................10
RESOURCES ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose......................................................................................................... 1
1.2 Focus ...................................................................................................................... 2
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Table of Contents
Table of Contents - iii
2.0 Identifying and Protecting Local Resources ................................................................ 2
2.1 Water Quality and Supply ........................................................................... 2
2.2 Air Quality ...................................................................................................4
2.3 Global Warming ......................................................................................... 6
2.4 Energy Supplies ...........................................................................................7
2.5 Open Space ............................................................................................................ 7
2.6 Cultural Resources ....................................................................................... 8
3.0 Goals and Policies ............................................................................................................ 9
NOISE ELEMENT
1.0 Purpose and Focus ........................................................................................................... 1
1.1 Purpose.........................................................................................................1
1.2 Focus ...................................................................................................................... 1
2.0 About Noise ............................................................................................................2
2.1 Noise Metrics ........................................................................................................ 2
2.2 Noise and Health Effects ............................................................................ 5
2.3 Community Noise Standards .......................................................................5
3.0 Noise Environment in 2007 ............................................................................................. 7
3.1 2007 CNEL Contours ........................................................................................... 8
3.2 Transportation Noise Sources ...................................................................... 8
3.3 Industrial Noise Sources ........................................................................... 11
4.0 Future Noise Environment ...........................................................................................12
5.0 Goals and Policies ..........................................................................................................12
Appendices
Appendix A: Implementation Plan
Appendix B: Glossary
Appendix C: Housing Element Appendix
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Vernon General Plan
Table of Contents
Table of Contents - iv
List of Tables
Page
Table I-1 Relationship of Vernon General Plan to Mandated State Elements ............7
Table LU-1: Building Square Footage and Employment Projections ..............................9
Table LU-2: Relationship of Land Use Categories and Zoning Districts ......................10
Table CI-1: Level of Service Descriptions ............................................................................10
Table H-1: Vernon Employment 2010 ........................................................................... 8
Table H-2: Projected Population and Household Growth 2008-2035 ...........................9
Table H-3: Housing Characteristics 2010 and 2012 ................................................... 10
Table H-4: Housing Affordability Based on Income ................................................... 11
Table H-5: Affordability Matrix ................................................................................. 13
Table H-6: Permit and Processing Fees ...................................................................... 25
Table H-7: Potential Housing Sites ..............................................................................39
Table H-8: Characteristics of Vacant and Underutilized Sites
in Commerical/Industrial Zones .............................................................43
Table H-9: Characteristics of Vacant and Underutilized Sites
in Commercial/Industrial Zones .............................................................43
Table H-10: Residential Service Characteristics of Unimproved and
Underutilized Sites in Commercial/Industrial Zone .......................... 45
Table H-11: Quantified Objectives for 2014-2021 ............................................................... 46
Table H-12: Housing Element Accomplishments for 2008-2014 Planning Period ...... 49
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Vernon General Plan
Table of Contents
Table of Contents - v
List of Figures
Page
Figure LU-1: Floor Area Ratio........................................................................................... 3
Figure LU-2: Land Use Policy Map........................................................................................... 7
Figure CI-1: Street Cross Sections ............................................................................................ 6
Figure CI-2: Circulation Plan ........................................................................................... 7
Figure CI-3: Water Service ...................................................................................................... 16
Figure H-1: Regional Location ................................................................................................. 2
Figure H-2: Highly Toxic Regulated Substances .......................................................... 31
Figure H-4: 2007 Noise Contours .................................................................................. 35
Figure H-5: Major Transportation Corridors ................................................................ 37
Figure H-6: Housing Sites ...................................................................................................... 42
Figure S-1: Regional Faults ..................................................................................................... 4
Figure S-2: Liquefaction Zone ................................................................................................ 5
Figure S-3: FEMA Flood Hazard Zones ................................................................................ 7
Figure S-4: Dam Inundation Areas ................................................................................. 8
Figure N-1: Examples of Noise Levels ............................................................................ 4
Figure N-2: Examples of Noise at Southern California Locations .................................. 5
Figure N-3: Community Noise Standards ....................................................................... 6
Figure N-4: 2007 Noise Contours .................................................................................... 9
Figure N-5: Projected 2030 Noise Contours .................................................................. 13
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VERNON GENERAL PLAN
INTRODUCTION
Item 1 Page 15 of 317
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Vernon General Plan
Introduction
Introduction - 1
INTRODUCTION
VERNON – FOUNDING OF THE CITY AND
ESTABLISHING ITS MISSION
The City of Vernon was founded in 1905 as an industrial city,
and it remains so today. This General Plan reflects the long
history and continues the City’s mission of maintaining
Vernon as an ideal location for industry in Southern
California.
At the turn of the twentieth century, the lands now comprising
Vernon were largely farmland. However, the location south of
downtown Los Angeles and the presence of major rail lines
led influential businessmen and property owners to encourage
railroad companies to run spur lines into the adjacent
farmlands. These rail extensions enabled the creation of an
“exclusively industrial” city. James J. and Thomas Furlong
and John B. Leonis led the city formation effort, and Vernon
incorporated in 1905.
Item 1 Page 17 of 317
Vernon General Plan
Introduction
Introduction - 2
Vernon farmland along the
Los Angeles River, 1926
Although the presence of the rail lines facilitated industrial
development, the process was slow. A few new industrial
businesses located in Vernon during the colorful period
between incorporation and Prohibition Period of the 1920s.
Other businesses located in the City during this period, such
as Doyle’s bar, which employed 37 bartenders and hosted an
arena where 20 world championship boxing matches were
held. Vernon also had a ballpark for the Vernon Tigers, which
won Pacific Coast League championships on multiple
occasions .
By the 1920s, Vernon was attracting large stockyards and
meatpacking facilities, including slaughtering operations.
While the stockyards were replaced with other industrial uses,
While the stockyards have vanished, meat processing remains
a signature business in the City. The Farmer John’s facility,
with its iconic pig mural, processes pork products, including
the famous Dodger Dogs enjoyed by baseball fans.meat
processing remained a signature business of the City for one
hundred years. Refrigerated food storage began as an
outgrowth of the early meat packing and processing activities
and is nowremains a significant activity todayas well.
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Vernon General Plan
Introduction
Introduction - 3
To provide for the service requirements of these activities,
including the electrical demands of the cold storage and
refrigerated facilities, in the early 1930s the City began
building municipal water supply and distribution facilities, as
well as its own electrical power plant, which remains in
operation. The capability of the City to provide these two
critical services at a relatively low cost continues to be a
competitive advantage for Vernon in attracting industry.
During the 1920s and ‘30s, Vernon became the location of
choice for many heavy industrial plants, including steel,
aluminum, paper, and glass producers. Automobile assembly,
canning, and other manufacturing operations also were
established in the City in this period. As economic conditions
have changed over the decades, however, many of these large-
scale industrial operations have relocated out of Southern
California or even out of the country.
Los Angeles Union Stock
Yards in Vernon, 1937
Item 1 Page 19 of 317
Vernon General Plan
Introduction
Introduction - 4
Vernon Potteries, 1931
While tThe focus of businesses has shifted to smaller, more
specialized manufacturing, processing, and storage
operations,.
tThe City’s business-friendly environment, competitive-cost
utilities, (largely due to the recent completion of the Malburg
Generating Station), and key location for trucking and rail
transport continue to position Vernon as an ideal location for
industrial uses.
Nevertheless, the opening decades of the twentieth century
have brought challenges to Vernon. A large proliferation of
warehousing facilities dedicated to the distribution of goods
has decreased employment in the City, increased demands on
roadways, and decreased power use, prompting a variety of
policy responses. In 2010, the City was threatened with
disincorporation by the State as a result of illegal activities
undertaken by City leaders, and the lack of a large enough
population to support a broad electorate and candidate pool for
public offices.
VISION FOR THE FUTURE
As Vernon enters looks forward in the twenty-first century, its
mission to provide an ideal environment for industry within
the Los Angeles area and character remains unchanged. For the
foreseeable future, Vernon will continue to be an almost totally
industrial city., with limited retail commercial and food service
operations to support the large day-time business population,
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Vernon General Plan
Introduction
Introduction - 5
and few residences. City
policy, land use
restrictions, and limited
land availability will
allow Vernon to
continue its mission to
attract new, highly
specialized industrial
businesses. However,
small portions of the
City will be opened up
for mixed uses, creating
locations for newer,
more talent-focused
industries, for
commercial services for
the community, and for
new
As noted in the City’s
1992 General Plan,
national economic and
environmental
regulations have
resulted in the shift of
many types of industrial
operations to other areas
of the world. These
forces have affected the
type and character of
industrial operations in
Vernon, as they have
elsewhere in the United
States. Technological
advances, environmental
regulations, the cost of
labor and raw or
processed materials, and
the cost of energy and
petroleum products
necessitatecontinuing
change in Vernon’s
industrial operations and
in the types of new
industries desiring to
locate in the City.
Together with the aging
of both private
development and the public infrastructure, these factors require
that a framework for guiding future growth and development
in the community be developed. This General Plan addresses
the continuing change, growth, and development of Vernon
over the next two decades and provides a public policy
statement regarding the future of the City.
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Before: 12.3 pt
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Vernon General Plan
Introduction
Introduction - 6
continuing change in Vernon’s industrial operations and in the types of
new industries desiring to locate in the City. Together with the aging of
both private development and the public infrastructure, these factors
require that a framework for guiding future growth and development in the
community be developed. This General Plan addresses the continuing
change, growth, and development of Vernon over the next two decades
and provides a public policy statement regarding the future of the City.
residences to increase the voting population.
As noted in the City’s 1992 General Plan, national economic
and environmental regulations have resulted in the shift of
many types of industrial operations to other areas of the world.
These forces have affected the type and character of industrial
operations in Vernon, as they have elsewhere in the United
States. Technological advances, environmental regulations, the
cost of labor and raw or processed materials, and the cost of
energy and petroleum products necessitate continuing change
in Vernon’s industrial operations and in the types of new
industries desiring to locate in the City. Together with the
aging of both private development and the public
infrastructure, these factors require that a framework for
guiding future growth and development in the community be
developed. This General Plan addresses the continuing change,
growth, and development of Vernon over the next two
decades and provides a public policy statement regarding the
future of the City.
PURPOSE AND SCOPE OF THE PLAN
Adopted by the City Council and available to all businesses,
property owners, and others with an interest ininterest thein
the community, the General Plan is available for public review
at all times. The Plan complies with the requirement by the
State of California that all cities prepare and adoptand aadopt
a comprehensive, long-range plan to serve as a guide for the
future. The Plan contains the goals, policies, and explanatory
detail about issues important to the future of Vernon. Plan
policies address land use (including housing), infrastructure,
public safety, resources, and noise within topic-related
chapters, or “elements”. These elements are:
Land Use Element
Infrastructure Element
Safety Element
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Vernon General Plan
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Natural Resources Element
Noise Element
Housing Element
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Vernon General Plan
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General Plan policies and programs are supported by several key
documents, listed below. While not technically a part of the Plan,
each contributes to the ability of the City officials and staff — as well
as the public — to understand the Plan and carry out its mandates.
These documents may be updated, modified, or replaced over time,
and readers should seek the current version for reference. These
additional documents are:
Final Environmental Impact Report (FEIR) and
Monitoring Plan for the General Plan
Implementation Plan
Five-Year Capital Improvements Program
Urban Water Management Plan
Natural Hazards Mitigation Plan
Standardized Emergency Management System (SEMS) Multi-
hazard Functional Plan
Other documents may be prepared over time to support
implementation of the General Plan policies or as may be directed by
the State Legislature. These should be reviewed for additional detail
regarding various proposals contained in the General Plan.
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Five-Year Capital Improvements Program
Urban Water Management Plan
Natural Hazards Mitigation Plan
Standardized Emergency Management System (SEMS)
Multi-hazard Functional Plan
Other documents may be prepared over time to support
implementation of the General Plan policies or as may be
directed by the State Legislature. These should be reviewed for
additional detail regarding various proposals contained in the
General Plan.
PUBLIC INVOLVEMENT IN DEVELOPING THE
GENERAL PLAN
As part of the General Plan program, the City undertook a
public outreach program to identify issues and establish a new
General Plan policy foundation. The outreach program
included a City mailer, scoping meeting, and public hearings.
The City distributed a mailer to property and business owners
in Vernon regarding the General Plan. The mailer asked the
Vernon business community to identify issues that can be
addressed by the General Plan. Comments returned too the
City were recognized in developing the General Plan.
Those attending the scoping session (held in accord with the
requirements of CEQA) were also given the opportunity to
comment on the Public Review Daft of the Plan and the
Zoning Ordinance.
Prior to adoption of the General Plan, the Draft General Plan
and associated Environmental Impact Report were circulated
for public review and comment. Public hearings were
conducted before the Vernon City Council.
RELATIONSHIP OF VERNON GENERAL PLAN TO
STATE REQUIREMENTS FOR PLANS
This General Plan contains six elements, as well as a
comprehensive Implementation Plan. These elements relate to
the seven elements mandated by State law as follows:
Formatted: Indent: Left: 0.88", Right: 2.49", Tab stops:
5.06", Left
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Table I-1
Relationship of Vernon General Plan to
Mandated State Elements
Vernon General Plan
Elements
State Required Elements
Land Use Land Use
Circulation and
Infrastructure
Circulation
Safety Public Safety
Noise Noise
Natural Resources Open Space
Conservation
Housing Housing
RELATED PLANS AND PROGRAMS
State law places the General Plan atop the hierarchy of land
use planning regulations, although, as a Chartera Charter
City, Vernon’s Zoning Ordinance is its governing law as to
land use. The General Plan provides guidance to the City
Council in enacting ordinances relating to zoning, land use,
public improvements, and development programs. Also,
regional governmental agencies, such as the Southern
California Association of Governments and the South Coast
Air Quality Management District, have been established in
recognition of the fact that planning issues extend beyond the
boundaries of individual cities. Efforts to address regional
planning issues such as air quality, transportation, and housing
needs have resulted in the adoption of regional plans. The
policies Vernon adopts are affected by these plans. The
following paragraphs describe ordinances, plans, and programs
which should be considered in association with the General
Plan in development and planning decisions.
Federal Plans and Programs
National Pollutant Discharge Elimination System
As part of a multi-pronged effort to improve the quality of
water resources nationwide, the federal government
authorized the State Regional Water Quality Control Board
and its regional offices such as the Los Angeles Regional
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Water Quality Control Board to set up programs to implement
National Pollutant Discharge Elimination System (NPDES)
goals. Under the NPDES Stormwater Permit issued to the
County of Los Angeles and Vernon as a co-permittee, most
new development projects in the City are required to
incorporate measures to minimize pollutant levels in
stormwater runoff. Compliance is required at the time that
construction permits are issued, as well as over the long term
through periodic inspections.
National Flood Insurance Program
The Federal Emergency Management Agency administers the
National Flood Insurance Program (NFIP). The NFIP provides
federal flood insurance subsidies and federally financed loans
for eligible property owners in flood-prone areas. Vernon has
no mapped flood hazard areas.
Clean Water Act
Congress passed the Federal Water Pollution Control Act
Amendments of 1972 and the Clean Water Act (CWA) of 1977
to provide for the restoration and maintenance of the
chemical, physical, and biological integrity of the nation’s
lakes, streams, and coastal waters. Primary authority for the
implementation and enforcement of the CWA (33 U.S.C. 1251)
now rests with the U.S. Environmental Protection Agency
(EPA) and, to a lesser extent, the U.S. Army Corps of
Engineers. In addition to the measures authorized before
1972, the CWA implements a variety of programs, including:
federal effluent limitations and state water quality standards;
permits for the discharge of pollutants and dredged and fill
materials into navigable waters; and enforcement
mechanisms. Section 404 of the CWA is the principal federal
program that regulates activities affecting the integrity of
wetlands.
California State Plans and Programs
California Environmental Quality Act (CEQA)
The California Environmental Quality Act (CEQA) was
adopted by the state legislature in 1970 in response to a public
mandate for thorough environmental analysis of projects
impacting the environment. The provisions of the law and
environmental review procedure are described in the CEQA
Law and Guidelines. CEQA is the instrument for ensuring
that environmental impacts of local development projects are
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appropriately assessed and mitigated, and if not fully
mitigated, ensuring that project benefits to the community are
substantial. The Department of Community Services reviews
projects for conformance with CEQA.
California Noise Insulation Standards (Title 24)
In 1974, the California Commission on Housing and
Community Development adopted noise insulation standards
for residential buildings (Title 24, Part 2, California Code of
Regulations). Title 24 establishes standards for interior room
noise (attributable to outside noise sources). The regulations
also specify that acoustical studies must be prepared
whenever a residential building or structure is proposed to be
located near an existing or adopted freeway route,
expressway, parkway, major street, thoroughfare, rail line,
rapid transit line, or industrial noise source, and where such
noise source or sources create an exterior CNEL (or Ldn) of 60
dB or greater. Such acoustical analysis must demonstrate that
the residence has been designed to limit intruding noise to an
interior CNEL (or Ldn) of at least 45 dB. The Department of
Community Services enforces Title 24.
Seismic Hazards Mapping Act
California’s 1990 Seismic Hazards Mapping Act requires the
State Geologist to compile maps identifying and describing
seismic hazard zones throughout California. Guidelines
prepared by the State Mining and Geology Board identify the
responsibilities of state and local agencies in the review of
development within seismic hazard zones. Development on a
site that has been designated as a seismic hazard zone requires
a geotechnical report, and local agency consideration of the
policies and criteria established by the Mining and Geology
Board. Over the years, the program has expanded to include
mapping of seismic-related hazards such as liquefaction- and
landslide-prone areas. The Safety Element discusses seismic
hazards associated with faults and those identified on state
seismic hazard maps. Vernon contains only liquefaction-prone
areas. The Safety Element contains a map identifying these
areas.
AB 32
Assembly Bill 32, the Global Warming Solutions Act (passed
in 2006), sets the target of reducing emissions of greenhouse
gases statewide to 1990 levels by 2020. The bill assigned the
task of coming up with a scoping plan for this reduction to the
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California Air Resources Board (CARB). This plan, which
CARB’s board approved in December 2008, has a range of
greenhouse gas (GHG) reduction actions which include direct
regulations, alternative compliance mechanisms, monetary
and non-monetary incentives, voluntary actions, market-based
mechanisms such as a cap-and-trade system, and an AB 32
cost of implementation fee regulation to fund the program.
SB 375
Senate Bill 375 (2008) takes aim at reducing the single largest
source of greenhouse gases in California—emissions from
passenger vehicles—by working to reduce vehicle miles
traveled. The law prompts California regions to work together
to lower these emissions, and requires the integration of
planning processes for transportation, land use, and housing.
SB 375 requires CARB to develop regional reduction targets
for automobiles and light trucks GHG emissions. The regions,
in turn, are tasked with creating “sustainable communities
strategies,” which combine transportation and land use
elements to achieve the emissions reduction target, if feasible.
Vernon is cooperating with these efforts. The Gateway Cities
Council of Governments, comprised of 26 local cities including
Vernon, completed a Subregional Sustainable Communities
Strategy, which is a part of the SCAG Sustainable Communities
Strategy. Vernon is also part of the larger Southern California
Association of Governments, or SCAG, and as such
participates in the development and implementation of the
Sustainable Communities Strategy for the SCAG region.
Regional and County Level Plans and Programs
SCAG Regional Comprehensive Plan and Guide
The Southern California Association of Governments
undertakes regional planning for the six-county SCAG region
of Los Angeles, Orange, Riverside, San Bernardino, Imperial,
and Ventura counties. SCAG’s efforts focus on developing
regional strategies to minimize traffic congestion, protect
environmental quality, and provide adequate housing. The
Regional Comprehensive Plan and Guide sets forth broad
goals intended to be implemented by participating local and
regional jurisdictions and the South Coast Air Quality
Management District. SCAG has adopted companion
documents to the Regional Comprehensive Plan and Guide,
most notably the Regional Transportation Plan (see below).
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Congestion Management Plan
The Congestion Management Plan (CMP) is a programa
program adopted by the state legislature and approved by the
voters in 1990 through Proposition 111. As a new approach to
addressing congestion concerns, the CMP was created for the
following purposes:
To link land use, transportation, and air quality
decisions
To develop a partnership among transportation
decision-makers onmakers on devising appropriate
transportation solutions that include all modes of
travel
To propose transportation projects which are eligible to
compete for state gas tax funds
The Los Angeles County Metropolitan Transportation
Authority (Metro) is responsible for preparing the County’s
CMP. Metro is required by state law to monitor local
implementation of all CMP elements. Local jurisdictions are
required to monitor arterial congestion levels, monitor transit
services along certain corridors, and implement an adopted
trip reduction ordinance and land use analysis program.
Regional Transportation Plan
The Regional Transportation Plan (RTP) is a component of the
Regional Comprehensive Plan and Guide prepared by SCAG
to address regional issues, goals, objectives, and policies for
the Southern California region into the early part of the 21st
century. The RTP, which SCAG periodically updates to
address changing conditions in the Southland, has been
developed with active participation from local agencies
throughout the region, elected officials, the business
community, community groups, private institutions, and
private citizens. The RTP sets broad goals for the region, and
provides strategies to reduce problems related to congestion
and mobility.
In recognition of the close relationship between the traffic and
air quality issues, the assumptions, goals, and programs
contained in the Plan parallel those used to prepare the Air
Quality Management Plan.
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Air Quality Management Plan
The federal Clean Air Act requires preparation of plans to
improve air quality in any region designated as aas a
nonattainment area. The Air Quality Management Plan, or
AQMP, prepared by the South Coast Air Quality Management
District, first adopted in 1994 and updated on a three -year
cycle, contains policies and measures designed to achieve
federal and state air quality standards within the South Coast
Air Basin. The assumptions and programs in the AQMP draw
directly from regional goals, objectives, and assumptions in
SCAG’s Regional Comprehensive Plan and Guide.
City Level Plans and Programs
Vernon Zoning Ordinance
In recognition of the City’s industrial nature, the City’s Zoning
Ordinance establishes one Zone (the Industrial Zone)
throughout for the vast majority of the City, and provides for
several Overlay Zones within the Industrial Zone, and
establishes a mixed-use zones to govern the Mixed-Use land
use designation.. The Zoning Ordinance is composed of a
Zoning Map and Zoning Code which establishes land use
regulations for the City Industrial Zone, Mixed-Use zones and
each Overlay Zone with respect to permitted uses, allowable
intensity, and development standards. The Zoning Ordinance
explains the purposes of the Industrial Zone and each Overlay
Zone, specifies permitted uses and conditional uses, and
establishes development standards, and includes a map
describing the location of each Overlay Zone. The Zoning
Ordinance is the governing land use law for the City, and to
the degree practical, implements the goals, policies, and
development expectations established in Vernon’s Land Use
Plan.
Urban Water Management Plan
Vernon’s Urban Water Management Plan provides the long-
term plan and vision for managing its water resources and
providing a reliable supply of water to its customers. The Plan
details water supplies, water quality impacts, water demand
management measures, water shortage contingency plan, and
water recycling methods.
Water Department Emergency Response and Recovery
Plan
The Vernon Water Department Emergency Response and
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Recovery Plan is designed to prepare the City’s Water
Department for a planned response to emergency situations
associated with natural disasters, technological incidents, and
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natural security emergencies in, or affecting Vernon Water
Department’s facilities and its service area. The plan is
consistent with the requirements of Government Section 8607
and is intended to be used in conjunction with the State
Emergency Plan.
Standardized Emergency Management System Multi-
Hazard Functional Plan
Vernon’s Standardized Emergency Management System
(SEMS) Multi-Hazard Function Plan addresses the City’s
planned response to extraordinary emergency situations
associated with natural disasters, technological incidents, and
natural security emergencies. The plan does not address
normal day-to-day emergencies or the well-established and
routine procedure used in coping with such emergencies.
Instead, the operational concepts reflected in this Plan focus
on potential large-scale disasters, which can generate unique
situations requiring unusual emergency responses.
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VERNON GENERAL PLAN
LAND USE ELEMENT
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LAND USE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose of this Element
This Land Use Element establishes the broad, general policies
for how properties are used in Vernon, including location,
distribution, type, and intensity of development, with the
overarching goal of maintaining Vernon as an industrial city.
The Land Use Policy Map graphically illustrates the planned
pattern of land use in Vernon and the City’s sphere ofsphere of
influence, which consists of unincorporated lands adjacent to
Vernon which have a bearing and influence on properties in
the City.
The General Plan and Land Use Element goals and policies
provide guidance to the City Council and City officials
regarding zoning, land subdivision, public improvements, and
physical development programs.
The Land Use Element and the circulation portion of the
Circulation and Infrastructure Element are closely tied. It is
intended that the land use patterns and intensities permitted by
Land Use Element policies be supported by the streets,
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highways, and other transportation systems planned in the
Circulation and Infrastructure Element. Vernon recognizes
that its street system is constrained by long-established
development patterns, and land use policies have been crafted
accordingly to minimize the adverse effects of specific land
uses on the local street system. To continue to attract and
support industrial businesses, the City must be able to
accommodate the vehicular traffic associated with desired uses.
With regard to housing, long-standing City policy has been to
discourage housing, recognizing that the traffic, noise, and
odors that industrial uses produce are generally incompatible
with residential development. In the past, land use policy
limited housing to existing, long-established single-family
homes and apartments. However, in 2011 the City Council
committed to implementing new good governance
practicesgovernance practices that included adopting land use
policies aimed at increasing the voting populaceous.
Specifically, the City has identified specific locations where a
limited amount of new housing can be constructed, and has
adopted implementing zoning regulations. Recognizing
Vernon’s mission to remain and industrial city, the locations
for housing have been selected to minimize adverse interface
between industrial and residential uses, and encourage the
development of mixed-use centers where people-centric
environments can bring addditional talent and services to
Vernon businesses. Vernon’s city boundaries blur and blend
into urban Los Angeles County, and many of the people
workingpeople inworking in businesses in Vernon live
relatively close by in communities removed from industrial
conditions and where they have access to parks, grocery
stores, pharmacies, and other residential amenities. Thus, it is
appropriate that new housing opportunities in Vernon remain
very limited.
1.2 Focus
The key policy objective of the City is to remain almost
exclusively an industrial city, serving the needs of industry,
including local, national, and international consumers of goods
produced by manufacturers, while addressing the City’s need to
add population and position itself for future economic growth..
To fulfill this objective, this Element describes a limited range
of land use categories, establishes standards of use and
intensity, and sets forthsets forth policies relating to use of
properties.
1.3 Flood Management
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In 2007, the State adopted legislation that strengthened the
long-existing requirement that a General Plan address flood
management by specifically mandating that the Land Use
Element identify flood-prone areas mapped by either the
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Federal Emergency Management Agency (FEMA) or the State
Department of Water Resources. Flood Insurance Rate Maps,
which are prepared by FEMA, identify potential flood zones.
Please refer to the Safety Element, which addresses this issue in
detail.
2.0 LAND USE PLAN
The Land Use Plan consists of the Land Use Policy Map and
text that describes the types and intensities of permitted uses.
The Land Use Plan, along with the Zoning Ordinance, provides
guidance and direction for all planning and land use decisions.
2.1 Land Use Terms and Concepts
In discussing how properties may be developed, this Element
uses the following planning terms and concepts.
Land Use Designations
“Designation” means a generalized category of land use type,
with associated standards of use and development.
Intensity
Intensity is used to describe the level of development existing
or permitted on a lot or parcel of land. Intensity applies to
industrial and commercial land uses. Intensity means the total
building square footage, percent of lot coverage, or floor-area
ratio established on a property.
The measure of intensity Vernon has adopted is the floor-area
ratio. Floor-area ratio, or FAR, describes the relationship
between the total square footage of development on a lot and
the area of that lot. In general, the FAR can be determined by
dividing the gross floor area of all buildings on a lot by the
land area of the lot. A precise definition is contained in the
Zoning Ordinance.
FAR and factors such as building square footage, building
height, and the percent of the lot devoted to parking, open
storage, and similar uses are all interrelated. For example, a
20,000 square-foot building on a 40,000 square-foot lot has a
FAR of 0.50:1. This 0.50:1 FAR can accommodate a single -story
building that covers half the lot or a two-story building with
reduced lot coverage. Figure LU-1 illustrates different FAR
calculations.
Figure LU-1: Floor Area Ratio
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Density
For residential uses, the term density describes the level of
development permitted. New residential uses, in addition to
existing homes, are permitted only at a few limited locations in
the City. Land use policy limits housing at these locations by
establishing a maximum allowable density. Density is
described in terms of the number of dwelling units allowed per
net acre (du/acre). Net acre is defined as the gross project or
lot area, less that portion of the site to be used or dedicated for
use as a public road and for flood control purposes.
For mixed-use areas, which may be developed with a mix of
uses, including residential, form-based standards (heights,
setbacks, open space requirements) establish a maximum
potential buildout.
Substantive Improvements
Several land use policies call for the City to take action, or for
new requirements to take effect, when land uses change or
when substantive improvements are made to a property. In
general, if a building with a nonconforming use is vacant for
more than two years, there is a voluntary major alteration or
repair (defined as an alteration or repair costing more than 50%
of the building’s fair market value), or an increase in square
footage, such change will require conformity with the
permitted uses and development standards of the Zoning
Ordinance. The requirements for bringing nonconforming uses
into conformity with the Zoning Ordinance are described in
detail in the Zoning Ordinance.
A Vernon icon: the Farmer
John meat processing plant Commented [PB1]: City, would you like this picture
removed?
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2.2 Land Use Designations and Land Use Policy
Map
The Land Use Policy Map, Figure LU-2, identifies the planned
distribution of land use in Vernon. In recognition of Vernon’s
unique status as an exclusively industrial city, the General Plan
contains one two land use categoriesy (Industrial and Mixed-
Use), and five Overlay Districts (Commercial, Rendering,
Slaughtering, Housing, and Emergency Shelter).
Industrial (I) and Overlay Districts
Industrial (I) - Industrial (I) – The industrial designation is
purposefully structured to allow for a broad range of uses that
support the City’s desire to maintain its status as a regional
manufacturing and industrial center. The Industrial land use
designation allows manufacturing, industrial uses, refrigerated
and cold storage warehouses, data centers, general
warehousing, industrial gas manufacturing, and any use or
activity undertaken by the City. Refineries, energy generating
facilities, hazardous waste facilities, trash to energy facilities,
petroleum related uses, and other complementary uses may be
permitted with special approval such as a Conditional Use
Permit (CUP). Certain ancillary uses may be permitted in
accordance with Zoning Ordinance requirements. The
maximum permitted FAR is 2:1.
Overlay Districts
All uses allowed in the Industrial category are permitted in the
Overlay Districts. Each Overlay District allows certain
specialized uses not permitted in other areas of the
CityIndustrial category. The Zoning Ordinance may impose
conditions on the permitted uses and may identify appropriate
development standards. The Plan provides for five Overlay
Districts:
Commercial
Rendering
Slaughtering
Housing
Emergency Shelter
Commercial Overlay District – The Commercial Overlay
District, encompassing approximately 535 acres, is established
along Santa Fe Avenue, Pacific Boulevard, Atlantic Boulevard,
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and Slauson Avenue, and along portions of Soto Street – as
indicated on the Land Use Policy Map – to accommodate retail,
commercial, service, and restaurant uses that support the needs
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of the daily employee population. Such uses may be permitted
with a Conditional Use Permit.
Rendering Overlay District – A Rendering Overlay District,
encompassing 164 acres, exists in the area indicated on the
Land Use Policy Map. With a Conditional Use Permit, lots
over one acre may be used for rendering.
Slaughtering Overlay District – The Slaughtering Overlay
District, encompassing 83 acres, is designated in the area
indicated on the Land Use Policy Map. With a Conditional Use
Permit, lots over one acre may be used for slaughtering of
animals.
Housing Overlay District – The Housing Overlay District is
applicable only to sites that have been specifically identified by
the City and determined to be the best locations for housing,
given surrounding uses, proximity to services and amenities,
and distance from large-scale industrial operations. Residential
uses are permitted in this overlay with discretionary review,
such as via a Development Agreement, given the ubiquitous
nature of industrial businesses in Vernon. No more than 61
units shall be permitted within the Housing Overlay District
citywide.
Emergency Shelter Overlay District – The Emergency Shelter
Overlay District is applicable only to sites that have been
specifically identified by the City and determined to be
appropriate locations for emergency shelters. This Overlay is
established to comply with requirements of Government Code
Section 65583(a)(4).
Mixed-Use (MU)
The Mixed-Use land use designation applies to limited sections
of the City which will accommodate the need for commercial
services for the community, for new residences to increase the
voting population, and for smaller, talent-centric industries
which seek out mixed-use environments. Most of the areas
given this designation are characterized by older industrial
structures which have excellent natural light and unique
character-defining features. While these structures have become
largely obsolete for modern, trucking-based industry, leading to
vacancies or marginal uses, in many cases, they are perfect for
reuse into production retail, art studios, live/work or creative
office.
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The Mixed-Use designation allows for retail and office uses in
addition to industrial uses. Special development standards apply
within these areas which recognize the constraints of smaller
sites with older structures, and which encourage a more
pedestrian-oriented character to the areas. Multifamily
residential and live/work uses are permitted within certain
mixed-use areas as a part of mixed-use development, subject to
area-specific standards. This category comprises 74 acres, or
2.7% of the City’s land area.
2.3 Implications of Land Use Policy
Vernon is virtually built out, and at any point in time, few, if
any, vacant parcels are available for development. New
development only occurs as a result of land recycling, with
newer, more modern industrial buildings replacing older
facilities. Because many of the oldest buildings cover properties
from lot line to lot line (with little or no on-site parking or
loading spaces), new development frequently results in reduced
lot coverage and thus reduced building space, as the new use is
required to provide parking and loading per current zoning
regulations. Thus, implementation of land use policy over time
is not anticipated to notably increase the overall intensity of
development in Vernon. Rather, uses will shift among the
various permitted industrial, manufacturing, and limited
commercial, and retail and residential uses. Also, up to 61
additional residential units are anticipated to be constructed
within the Housing Overlay District.
Total building square footage and the number of employees in
Vernon has steadily declined since the early 1990s. The Land
Use Element anticipates a continuing decline in building square
footage and employees during the period of this General Plan.
Table LU-1 identifies the building square footage and
employment for the baseline year (2007) and the decline in
square footage and employment. Table LU-2 identifies the
building square footage for non -residential uses associated
with the amendment of this General Plan in 2023 to include the
Mixed-Use designation; growth is projected for the Westside
Specific Plan horizon year of 2040. A small increase is
projected; however, the increase is less than the decrease
identified in Table LU-1. This anticipated decline is taken into
account in developing land use policy set forth in the Land
Use Policy Map and the goals and policies contained in this
Element.
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results in reduced lot coverage and thus reduced building
space, as the new use is required to provide parking and
loading per current zoning regulations. Thus, implementation
of land use policy over time is not anticipated to notably
increase the overall intensity of development in Vernon.
Rather, uses will shift among the various permitted industrial,
manufacturing, and limited commercial and retail uses. Also,
up to 61 additional residential units are anticipated to be
constructed within the Housing Overlay District.
Total building square footage and the number of employees in
Vernon has steadily declined since the early 1990s. The Land
Use Element anticipates a continuing decline in building
square footage and employees during the period of this
General Plan. Table LU-1 identifies the building square footage
and employment for the baseline year (2007) and the decline in
square footage and employment. This anticipated decline is
taken into account in developing land use policy set forth in
the Land Use Policy Map and the goals and policies contained
in this Element.
Table LU-1
Non-Residential Building Square Footage and Employment
Projections – Industrial Land Use Designation
Land Use
Designation
Net
Acreage
(A)
Baseline Year
(2007)
Development (B)
Build-out Year
(2025)
Development
Net
Increase/
Decrease
Percent
Change
Industrial
2,775
Building Square Footage
62,636,000 61,412,300 -1,223,700 -2.0%
Employment (BC)
44,600 43,700 -900 -2.0%
Note: (A) Net Acreage does not include streets or the Los Angeles River.
(B) Includes all areas within the Industrial land use designation at time of original adoption of the General Plan
(BC) Number of employees
Table LU-2
Mixed-Use Land Use Designation Building Square Footage and Employment Projections
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Land Use Type Existing Conditions
(2022)
Build-Out Year
Condition (2040)
Net Increase/
Decrease Employment
Commercial 6,930 126,989 120,059 100
Production Retail - 253,021 253,021 177
Research and
Development - 360,429 360,429 252
Industrial 1,506,413 930,864 -575,549) -403
Total 1,515,343 1,671,303 157,960 127
The City of Vernon has, in the past, discouraged new housing
development due to potential conflicts with industry. The City has
revised this policy to permit very limited new residential development
in specifically designated areas, with the goal of increasing the voting
population and enhancing government accountability. In the Housing
Overlay Zone, Lland use policy will permit up to 61 new housing units;
however, only one 45-unit housing project was built in this zone via the
Housing Overlay District, raising the population of the City to 222
persons by the 2020 U.S. Census. The population increase associated
with this land use policy is estimated to be 216 additional Vernon
residents, assuming the average Vernon household size reported in the
2010 Census. In the Mixed-Use designation, land use policy anticipates
a buildout of 874 new housing units, resulting in an estimated 2,486
additional Vernon residents, assuming the average Los Angeles County
household size (2015-2019 ACS). This Thus, the City’s modified land
use policiesy would tripleincrease the baseline 2010 resident population
from 112 persons to an estimated 3282,708 persons, establishing a
sizable residential population support the long-term good governance
of the City..
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policy would triple the baseline 2010 resident population from
112 persons to an estimated 328 persons.
2.4 Relationship of Land Use Policy to the Zoning
Ordinance
The Zoning Ordinance is the primary implementation tool for
the Land Use Element. Both the Element and the Ordinance
describe the distribution and intensity limits for development.
Whereas the Land Use Element sets forth the broad policies for
future development, the Zoning Ordinance provides specific
detail, enforcement mechanisms, development standards, and
provides for deviations through Conditional Use Permits,
Variances, and amendments to the Zoning Ordinance.
The Zoning Ordinance includes the following zoning districts
to implement land use policy:
Table LU-2
Relationship of Land Use Categories and Zoning Districts
Land Use Designation Corresponding Zoning District
Industrial General Industrial (I)
Commercial Overlay Commercial - 1 (C-1)
Commercial - 2 (C-2)
Slaughtering Overlay Slaughtering Overlay (S)
Rendering Overlay Rendering Overlay (R)
Housing Overlay Housing Overlay (H)
Emergency Shelter Overlay Emergency Shelter Overlay (ES)
Trucking and Freight Terminal
Overlay (TF)
Mixed-Use Mixed-Use – City Center (MU-CC)
Mixed-Use – Santa Fe South (MU-S)
Mixed-Use – Santa Fe North (MU-N)
Mixed-Use – Pacific Hampton (MU-
PH)
3.0 GOALS AND POLICIES
Land use goals and policies related to land use and its
distribution and intensity reflect the industrial nature of
Vernon. Vernon incorporated in 1905 for the stated purpose of
being an exclusively industrial city. This founding purpose has
remained largely unchanged over the last century, with the
focus of City land use policy on providing suitable sites for
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industry and providing the infrastructure and services
required to serve industrial activities.
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GOAL LU-1
Promote and maintain manufacturing and other industrial
uses as the primary land use within the City.
POLICY LU-1.1: Allow manufacturing and industrial
use on Designate all properties in Vernon. for
manufacturing and industrial use, and permit
other uses only with a Conditional Use Permit or
other discretionary review process. Permit certain
uses only in specified Overlay Districts with a
Conditional Use Permit or other discretionary
review process.
POLICY LU-1.2: Accommodate, at limited and
specific areas of the City, those commercial, service,
and retail uses that complement but do not detract
from the purposely established industrial character
of the City. Limit such uses to the Commercial
Overlay District, and permit only with a
Conditional Use Permit or other discretionary
review process.
POLICY LU-1.3: Permit limited ancillary uses on
industrial sites, such as limited office use and
showrooms, as necessary to support basic industrial
activities.
POLICY LU-1.4: Permit only housing and
emergency shelters as may be required by State law
and as necessary to foster the City’s good
governance practices. Ensure adequate
reviewApply appropriate standards and review
procedures of to housing development proposals
to minimize potential industrial/ housing conflicts
and protect the operation of industrial businesses
in proximity to housing sites..
POLICY LU-1.5: Permit truck and freight terminals
on a limited basis to minimize the impacts
associated with heavy trucking activity. Designate
such permitted areas using an overlay zoning
district or similar mechanism.
POLICY LU-1.5: Continue to maintain up-to-date
information regarding flooding hazards consistent
with the Safety Element.
GOAL LU-2
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Phase out or adaptively reuse aging industrial buildings
and sites through modernization and replacement.
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POLICY LU-2.1: Require private upgrading of off-
street parking and loading facilities to comply with
the City Zoning Ordinance at the time that any
nonconforming building or use is required to be
brought into conformity with the Zoning
Ordinance.
POLICY LU-2.2: Support cooperative solutions to
provide required off-street parking, such as
agreements among neighboring businesses and
public/private ventures.
POLICY LU-2.3: Continue to enforce all applicable
building and health and safety codes.
POLICY LU-2.4: Provide incentives to property
owners to revitalize industrial structures or
recycle/demolish obsolete or vacant structures.
POLICY LU-2.5: Assist in the reuse of properties
from one industrial use to another, or to non-
industrial uses in designated areas..
POLICY LU-2.6: Accommodate the expansion of
Soto Street north of 37th Street/Bandini Boulevard
pursuant to Circulation and Infrastructure Element
policy by requiring properties with frontage along
this corridor to dedicate land to the public right-of-
way sufficient to accommodate the roadway
widening in the event that such properties
redevelop or undergo substantial improvements.
POLICY LU-2.7: Consider and facilitate proposals
for more intensive employment-generating, non-
residential development near transit stops.
GOAL LU-3
Maintain Vernon as a highly desirable location for industry,
and continue to attract the types of industry the City is well
positioned to serve.
POLICY LU-3.1: Review City codes and
development requirements on a regular basis to
ensure that development costs and standards are
competitive with other industrial cities.
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POLICY LU-3.2: Foster a City government and
governmental structure that is responsive to the
needs of industry located in a metropolitan area.
POLICY LU-3.3: Maintain power plants as key land
use in the community, and allow for the expansion
and/or development of new facilities to provide a
reliable, cost-effective source of energy to industrial
users.
POLICY LU-3.4: Invest in activities and programs
that advertise and promote Vernon as a quality and
desirable location for industry.
POLICY LU-3.5: Use development proposals as
opportunities to encourage modernization and
broaden property improvements goals.
GOAL LU-4
Provide land use flexibility in underinvested areas of the City
to accommodate the City’s need for additional population,
commercial services and amenities, and to diversify the
industrial base of the City into new people-centric industries.
POLICY LU-4.1: Develop mixed-use districts
incorporating light industrial, retail, office and,
where appropriate, residential uses at strategic
locations where they can help serve the needs of the
larger industrial community. Require community-
serving or productive uses in large residential
projects within these districts.
POLICY LU-4.2: Increase development flexibility
for projects on smaller sites and/or with older
buildings by providing more relaxed development
standards.
POLICY LU-4.3: Permit housing in limited areas
outside mixed-use districts, where housing exists
currently or within the Housing Overlay Zone via a
discretionary process.
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VERNON GENERAL PLAN
CIRCULATION AND
INFRASTRUCTURE
ELEMENT
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CIRCULATION AND
INFRASTRUCTURE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose
The Circulation and Infrastructure Element addresses the
movement of goods and people along roadways and
railways in the City, as well as the distribution of water,
wastewater, stormwater, energy, and information through
various conduits.
Vernon’s industrial nature involves both manufacturing
and logistics. Vernon originally was oriented around rail
transport, but over the years goods movement has relied
increasingly on trucks, thus heightening the importance of
a local street system capable of safely and efficiently
handling multi-axle truck traffic.
In addition to good access to transportation, industrial
businesses demand reliable, high-volume utilities to
properly conduct their operations. Intense land uses
require large amounts of electricity and water, and also
generate large amounts of sewage. Today’s globalized
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economy demands fast, high-capacity telephone and other
communications systems. To remain competitive as a
location for industry, Vernon must be able to deliver or
otherwise provide high-quality utility services at
competitive prices.
1.2 Focus
California planning law requires the inclusion of a
Circulation Element addressing both transportation and
non-transportation infrastructure. While all elements of
the General Plan must be consistent with each other, the
Circulation Element must, by State law, correlate directly
to the Land Use Element.
2.0 CIRCULATION PLAN
2.1 Regional Circulation
Streets and Freeways
Vernon lies two miles southeast of the industrial areas of
downtown Los Angeles, and both the local roadway and
freeway systems directly connect the industrial businesses
in Vernon with industrial development in adjacent
communities. Key connections include:
Downtown Los Angeles, via Alameda Street and
Santa Fe Avenue;
The Boyle Heights district of the City of Los
Angeles, via Soto Street, Washington Boulevard,
and Downey Road;
The City of Commerce, via Washington Boulevard,
Interstate 710, and Atlantic Boulevard;
The City of Bell, via Bandini Boulevard and
Interstate 710;
The City of Maywood, via Atlantic Boulevard;
The City of Huntington Park, via Slauson Avenue,
Soto Street, Pacific Boulevard, Santa Fe Avenue,
and Alameda Street;
Portions of the City of Los Angeles south of
downtown, connected by many streets across the
shared boundary of Alameda Street, including
Vernon Avenue and Santa Fe Avenue.
Of particular note is the Long Beach Freeway, Interstate
710.
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Interstate 710 provides an important direct connection to
the ports of Long Beach and Los Angeles. Although less
than half a mile of this freeway traverses Vernon, that
portion contains the very busy Atlantic
Boulevard/Bandini Boulevard interchange. This
frequently congested interchange carries a substantial
amount of truck traffic from Vernon, particularly from the
adjacent Hobart Rail Yard. In August of 2004, the
Gateway Cities Council of Governments made preliminary
recommendations to improve the Atlantic/Bandini
interchange, as well as to build truck ramps directly from
the rail yards to the freeway. Engineering plans and
studies for this interchange will continue in concert with
broader plans for improvements to I-710, with
improvements to the interchange expected be
accomplished prior to 2030. The timing will depend upon
State approvals and funding. Once implemented, the
interchange improvements are expected to relieve a major
traffic bottleneck and improve safety by separating autos
from heavy truck traffic.
The City has undertaken a project to partially relieve
congestion at the Atlantic/Bandini interchange. The
extension of 26th Street to Bandini Boulevard will provide
a means for through traffic to bypass the Atlantic/Bandini
interchange.
Railroads
In the early years of the twentieth century, rail transport
dominated the distribution of materials and manufactured
goods, so an extensive rail network was built in Vernon
with main lines, switching yards, and many spur lines to
serve industrial properties. Over the years, trucks have
come to play a more important role in freight transport,
especially for access to individual businesses. Some spur
rail lines have been abandoned, but rail traffic still plays a
major role in the transport of materials and goods.
Several rail lines cross Vernon, the most important of
which is the Alameda Corridor. The Alameda Corridor,
opened in 2002, serves as the primary connection between
the ports of Los Angeles and Long Beach and the rail yards
of Vernon, Commerce, and downtown Los Angeles. The
Alameda Corridor places ten miles of track inside the 30-
foot-deep Mid-Corridor Trench between the northern
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boundary of Vernon at 25th Street south to the State Route
91 freeway. This has eliminated many dangerous and time-
consuming conflicts between surface street traffic and at-
grade rail crossings, both in Vernon and elsewhere along
the line. While the Alameda Corridor takes much of the
container shipping traffic that would otherwise use trucks
or the older Union Pacific (UP) or Burlington Northern
Santa Fe (BNSF) lines, the older lines do still receive some
use.
Many at-grade rail crossings remain in the City. These
should gradually decrease as the City encourages rail lines
to merge facilities, to abandon spur lines, and to
participate in separating streets from remaining railways.
The Hobart Yard, located in the northeastern portion of
Vernon, links the Alameda Corridor and BNSF lines with
the wider transcontinental rail system, serving to assemble
longer trains and transfer shipping containers between
trucks and trains. Vernon is also home to the smaller
Malabar Yard (east of Santa Fe Avenue between Fruitland
Avenue and Vernon Avenue), the Los Angeles Junction
Yard (between Exchange Boulevard and the Los Angeles
River), and a portion of the UP East Yard. Other important
rail yards are located nearby but outside of the Vernon city
limits.
2.2 Vernon’s Street System
Streets in Vernon generally form a grid pattern, although
not a regularly spaced grid. Many of the City’s streets do
not extend more than two or three blocks, with many T-
intersections. To accommodate large industrial lots, most
streets in Vernon are spaced farther apart than is typical in
urban residential or commercial areas; most blocks in the
City are between 600 and 2,000 feet long.
2.2.1 Street Classification
Vernon’s street system is differentiated by roadway size,
function, and capacity. The four basic types of roadways
in Vernon are described below. Figure CI-1 presents
schematic cross-sections for each type of roadway that
represent desirable standards. Deviations from these
standards may occur in cases where physical constraints
and/or right-of-way limitations are present. Provision of
sidewalks and off-street parking may also affect the
specific design of roadways. In addition, the median
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width of arterials and collectors will vary according to the
area being served, right-of-way constraints, and turn lane
requirements.
The assignment of these classifications to streets in the City
is shown on the Circulation Plan, Figure CI-2.
Freeway
Freeways are controlled-access, high-speed throughways
included in the State and federal highway systems.
Freeways carry regional through traffic, that is, traffic
passing through Vernon without stopping in the City. The
Atlantic Boulevard/Bandini Boulevard interchange of the
I-710, the Long Beach Freeway, is in Vernon. Access to the
regional highway system for Vernon businesses and
visitors is provided at the interchange between I-710,
Atlantic Boulevard, and Bandini Boulevard. The design,
construction, and maintenance of freeways are under the
jurisdiction of the California Department of Transportation
(Caltrans).
Arterial
Arterial streets, together with freeways, form a network
carrying long-distance, high-speed traffic. Arterial streets
transport large volumes of traffic from one part of the City
to another and connect to the regional street system. The
arterial streets also move traffic between cities in locations
where a freeway does not link the two. Of the roadways
designed, constructed, and maintained by the City,
arterials are designed to have the highest traffic carrying
capacity, the highest speeds, and limited interference with
traffic flow by driveways. Limitations on truck access to
and from abutting properties are most important on
arterial streets to prevent obstructions and delays.
Arterial streets aligned generally north-south in Vernon
are, from west to east:
Alameda Street
Santa Fe Avenue
Pacific Avenue (this curves broadly from north-
south to east-west before continuing as Vernon
Avenue)
Soto Street
Downey Road
Atlantic Boulevard
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Arterial
Figure CI-1: Street Cross Sections
80 to 120 FT
Collector Streets
80 FT Minimum
64 FT
Local Streets
60 to 65 FT
NOTES
1. Total right-of-way width will vary depending upon parkway requirements and existing conditions.
2. Curb and gutte r, pavement thickness, and striping shall be as specified by the City Enginee r.
3. American Disability Act (ADA) requirements must be met for all pedestrian access.
4. Parking on major roadways will depend on land width and available right-of-wa y.
Packers
Av
S
ATLANTIC
BLVD
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Arterial streets aligned generally east-west in Vernon are,
from north to south:
Washington Boulevard
Bandini Boulevard (this continues as 37th Street
west of Soto Street)
District Boulevard between Downey Road and
Atlantic Boulevard (this continues as Leonis
Boulevard west of Downey Road)
Slauson Avenue
East Vernon Avenue/Pacific Boulevard
Collector
Collector streets are intended to serve as intermediate
routes, handling traffic between arterial streets and local
streets. Collectors are designed primarily to move traffic,
but also to provide access to abutting properties.
Collectors differ from arterials in that collectors distribute
trips from the arterials to ultimate destinations.
Conversely, collectors also collect traffic from local streets
and channel it onto the arterials. Ideally, collector streets
should form a network, but with no one collector
extending so far that it functions as an arterial street.
Collector streets in Vernon aligned generally north -south
include:
Boyle Avenue
Collector streets aligned generally east -west in Vernon are,
from north to south:
25th Street/26th Street
38th Street/37th Street (these two streets flow into
each other, and continue as Bandini Boulevard east
of Soto Street)
Vernon Avenue (this street is discontinuous and
offset at Santa Fe Avenue)
Leonis Boulevard (this street continues as District
Boulevard east of Downey Road)
District Boulevard east of Atlantic Boulevard
Fruitland Avenue
Local
Local streets provide direct access to individual parcels.
The local street is not designed for through traffic. Rather,
local streets should move traffic toward the nearest
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collector street. Therefore, speeds on local streets are
relatively low, and on-street parking is usually permitted.
Local streets are two-lane roadways without medians.
When traffic congestion is detected through closed circuit
detection cameras and/or via electronic traffic loops, the
current signal patterns are adjusted to relieve or reduce the
congestion.
2.2.2 Measuring roadway performance
Evaluating the ability of the circulation system to serve
Vernon’s businesses and other users requires establishing
suitable performance criteria. Within the Circulation and
Infrastructure Element, two measures are used to describe
traffic flow on Vernon’s roadways and freeway access
points: Volume to Capacity Ratios (V/C) and Intersection
Capacity Utilization (ICU). These measures are used to
establish Level of Service (LOS) categories describing the
performance of roadways and access points throughout
the City. Each of these measures is described briefly
below.
Volume to Capacity Ratio (V/C)
This measure, consisting of a ratio between volume and
theoretical capacity, is used to measure the performance of
roadway facilities. Volume is established either by a traffic
count (in the case of current volumes) or by a forecast for a
future point in time. Capacity refers to the vehicle
carrying ability of a roadway at free flow speed, and is a
critical component of roadway design. For example, a
roadway that carries 16,000 vehicles per day, with the
capacity to accommodate 20,000 vehicles per day at free
flow speed, has a V/C of 0.80.
Intersection Capacity Utilization (ICU)
This measure is applied using peak hour volumes and
considers the geometric configuration of intersections
when measuring capacity. Intersection Capacity
Utilization sums the V/C ratios for the critical movements
of an intersection, and thus accounts for the overall
performance of intersections, which are the most critical
limitations within the City roadway system.
Level of Service (LOS)
Level of Service (LOS) describes the efficiency and quality
of traffic operations. Six categories of LOS – the letter
designations A to F – are used to identify traffic conditions,
with LOS A representing excellent conditions and LOS F
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representing extreme congestion. The LOS designations
are based upon V/C ratios calculated for freeway access
ramps and roadway segments, as well as ICU values
calculated for intersections. Table CI-1 shows V/C and
ICU ranges and the corresponding LOS, with a description
of corresponding traffic conditions. The City of Vernon
uses LOS D as its minimum standard for traffic operations.
Table CI-1
Level of Service Descriptions
Level
of
Service
Description of Traffic Conditions V/C or
ICU
A
Very short delays at intersections and free flow
operation. Vehicles are completely unimpeded
and can maneuver freely within traffic.
0.00 –
0.60
B
Short delays of 10 to 20 seconds at intersections.
Vehicles are completely unimpeded and can
maneuver through traffic.
0.61 -
0.70
C
Stable flow, with delays of 20 to 35 seconds at
intersections. Some waiting vehicles may fail to
go through the intersection before the green light
turns red. Ability to maneuver and change lanes
at mid-block is somewhat restricted.
0.71 –
0.80
D
Congestion becomes more noticeable, with delays
of 35 to 55 seconds at intersections. Many
vehicles are required to stop at signals, and travel
speeds along these roadways become slower.
0.81 –
0.90
E
Unstable traffic flow, with delays of 55 to 80
seconds at intersections. Most vehicles are
required to wait at least one traffic signal cycle.
0.91 –
1.00
F
Traffic volumes exceed capacity, resulting in
jammed intersections. This can result in delays
greater than 80 seconds, and/or two-cycle signal
waits.
Above
1.00
Source: Highway Capacity Manual 2000, Transportation Research Board, National
Research Council
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2.2.3 Circulation System Improvements Needed to
Meet Level of Service Goals
The City is investigating the following programs with the
intent of improving the overall traffic flows throughout
Vernon during morning and evening peak hours. These
programs include physical improvements, such as
widening streets, as well as advanced technological
strategies, such as monitoring traffic flows using video and
computer systems.
Transportation System Management
Although widening some roads in Vernon may help in
reducing traffic congestion, Vernon must pursue
alternative cost effective and efficient methods in
improving traffic flows. Due to narrow streets and limited
right-of-ways, Vernon’s traffic congestion can no longer be
resolved by capacity enhancements such as lane re-striping
or roadway widening. An alternative strategy is
implementation of Intelligent Transportation Systems
(ITS), which allows a city to control traffic signals by using
advanced computer technologies, monitor traffic using
video monitoring, and provide traveler information to
motorists. The City intends to work toward implementing
ITS systems at strategic locations to improve traffic flows.
The City recommends implementing an ITS program, the
Los Angeles County automated traffic surveillance and
control (ATSAC) system, in an effort to improve traffic
flow and increase capacity throughout the City. Traffic
signal surveillance and control is a developing method of
measuring the efficiency of traffic signal systems. This
approach consists of installation of surveillance cameras
and traffic volume counters to monitor traffic flow.
Implementation of a citywide ATSAC system will improve
many of the deficient intersections to an acceptable level of
service. In addition to the ATSAC system, the following
physical improvements will also help alleviate traffic
congestion in the City.
26th Street Extension
The City is planning to improve east to west access, near
the I-710 Freeway and Atlantic Boulevard, by extending
26th Street easterly across Atlantic Boulevard and
connecting with Bandini Boulevard. This improvement
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will help improve intersection conditions at Atlantic
Boulevard/Bandini Boulevard/I-710 Freeway interchange.
Atlantic Boulevard Bridge Widening
The City of Vernon is planning to widen the Atlantic
Boulevard Bridge over the Los Angeles River. The project
plans to widen bridge to six lanes.
Soto Street Widening
Soto Street is a key north-south arterial that brings traffic
from Interstate 10 to and through Vernon. Of the north-
south arterials in the City, Soto Street has the best ability to
handle higher volumes, and particularly through volumes.
In 2002, the City of Vernon conducted the Soto Street
Corridor Study to identify the best way to improve traffic
flow along Soto Street and also relieve peak-hour
congestions on parallel arterials. The preferred alternative
involves widening Soto Street from four lanes to six lanes,
three in each direction. This configuration requires
widening the public right-of-way between 37th
Street/Bandini Boulevard and Olympic Boulevard.
Widening the public right-of-way will require each
property owner with frontage along this section of Soto
Street to dedicate between eight and 14 feet of property,
depending on location, to public use. The City will require
this dedication when a property undergoes a complete
redevelopment or substantial improvement. The City may
also proactively acquire some rights-of-way to achieve the
planned configuration.
When fully implemented, this plan will allow traffic to
move more freely on Soto Street, improving the Level of
Service. It will also have a secondary traffic-moderating
effect on nearby streets.
I-710 Freeway Improvements
In a regional effort to improve truck movement from the
ports to inland areas and overall increase the capacity of
the I-710 Freeway, Caltrans has embarked on a major
improvement program for the I-710 Freeway. The
following improvements have been identified for the I-710
Freeway, between Slauson Avenue and Washington
Boulevard, which will significantly contribute to traffic
improvements in Vernon:
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The addition of two dedicated truck lanes with
direct access to Hobart Rail Yard;
Added general purpose lanes on the Freeway;
Modication of Atlantic and Bandini Boulevards
interchange;
Addition of Slauson Avenue interchange;
Closure of Washington Boulevard Interchange; and
Extension of District Boulevard and creation of new
intersection at Slauson Avenue.
2.3 Off-Street Parking and Loading Facilities
Vernon’s streets support a significant load of heavy truck
traffic. Since the street system was developed early in the
twentieth century, streets are typically narrower than
industrial street standards, and the streets were not
designed to handle today’s truck sizes and volume of
traffic. Large multi-axle vehicles encounter difficulties
maneuvering on the streets, and congestion and traffic
back-ups frequently occur as trucks enter and leave
properties. Many properties have small driveways and
inadequate loading bays, and trucks making these difficult
maneuvers to access properties can block traffic and cause
delays. Further contributing to on-street congestion is
significant on-street parking. Many businesses do not
provide adequate off-street parking for employees, largely
because the properties were developed before parking of
any maginitude was requir ed. As properties transition to
other uses, creating sufficient off-street parking to meet
current zoning standards is extremely difficult.
The City has considered many approaches to addressing
the problems associated with inadequate off-street parking
and loading facilities, including establishing criteria (such
as vacancy in the building for over a year, major alteration
or repair, or increase in square footage of a building) that
would require the owner of a non-conforming property to
bring parking and loading facilities into compliance with
the City’s zoning standards. However, the widespread
nature of the non-conformities makes this a difficult and
costly proposition. Thus, the City will look to implement
over time a variety of techniques to minimize congestion
resulting from on-street parking and undersized or poorly
configured loading facilities, which may include:
Restricting truck movements at key intersections
and along key road segments;
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Allowing for development of shared parking
facilities;
Establishing parking restrictions along key travel
corridors; and
Requiring that parking and loading comply with
current zoning code requirements whenever
substantial property modifications are proposed,
the property has been vacant for over a year, or
there is a proposed increase in floor area.
2.4 Other Transportation Modes
Vernon is served by buses operated by the Los Angeles
County Metropolitan Transit Authority (Metro). As an
important center of employment, several Metro bus lines
serve Vernon, providing an important alternative to
personal automobiles as a means of commuting to and
from work.
Buses are particularly important for Vernon for several
reasons. First, they provide transportation for workers
who may be low income and c annot readily afford an
automobile or gasoline. Second, by reducing the number of
cars on the road, they reduce traffic and conflicts between
cars and heavy trucks. Third, bus service reduces the
strain on employers to provide parking for their workers.
Located west of the City of Vernon, the Metro’s Blue Line
light rail system also provides an important regional link
for Vernon commuters. The Blue Line has a station at
Vernon Avenue, approximately one-quarter mile west of
the City boundary. From this station or adjacent stations
at Washington Boulevard or Slauson Avenue, workers
may walk to their workplaces or connect to one of several
bus lines.
While bicycles represent an additional mode of travel,
biking is not encouraged on Vernon’s streets due to the
heavy truck traffic and narrow configuration of many
streets, which would present dangers to cyclists. The City
of Vernon will cooperate with the Metropolitan
Transportation Authority and other local agencies in their
efforts to complete a bicycle path along the levee of the Los
Angeles River connecting downtown Los Angeles with the
waterfront in Long Beach.
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3.0 MEETING INFRASTRUCTURE NEEDS
3.1 Water and Wastewater
Three water agencies supply water to the businesses,
residents, and utilities in Vernon (see Figure CI-3). The
majority of the City’s water is supplied by the City of
Vernon’s Water Department. The area north of the Los
Angeles River and east of a line just west of Indiana Street
is supplied by the California Water Service Company (Cal
Water), East Los Angeles District. The small portion of
Vernon south of the Los Angeles River and east of Atlantic
Boulevard is serviced by Maywood Mutual Water
Company Number 3.
The City of Vernon water system has received a Class I
rating, the highest possible, by the Insurance Service
Organization. The City’s water distribution system
consists of 250,000 linear feet of pipe, nine wells, seven
ground-level reservoirs, one elevated tank, and a below-
ground reservoir. The total storage capacity is 16 million
gallons. In addition, Vernon has a direct interconnection to
the Metropolitan Water District (MWD). The MWD
connection provides both a supplemental water source and
an emergency supply in the event of a major power
outage. The average pressure in the distribution systems is
about 75 pounds per square inch (psi).
Details of the sources and levels of water consumption
used by the City of Vernon Water Department are
provided in the Resources Element.
The City owns its own sewerge collection system which
discharges into the system managed by the Los Angeles
County Sanitation Districts (LACSD). The majority of
Vernon is within District 23, but also contains territory in
Districts 1 and 2.
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Formatted: German (Austria)
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These Districts, along with more than a dozen others, are
signatories to a Joint Outfall Agreement. This agreement
provides for the operation and maintenance of an
interconnected Joint Operating System of wastewater
collection, treatment, reuse, and disposal facilities across a
large portion of the urban region. The Joint Operating
System includes the following treatment plants:
Joint Water Pollution Control Plant, Carson;
Whittier Narrows Water Reclamation Plant (WRP),
near South El Monte;
Los Coyotes WRP, Cerritos;
San Jose Creek WRP, near Industry;
Long Beach WRP, Long Beach; and
Pomona WRP, Pomona.
All of the sewerage generated in Vernon is treated by the
Joint Water Pollution Control agency.
3.2 Storm Drainage
Stormwater runoff in Vernon is conveyed through local
and and Los Angeles County Flood Control District storm
drainage systems. Discharges are regulated under an
existing NPDES permit for municipal stormwater (NPDES
Permit CAS004001, Order No. 01-182, and in particular,
Subsection 8.14.6.3-Industrial Stormwater). This permit
was not written specifically for Vernon; it covers most of
Los Angeles County and includes Vernon as a co-
permittee. The permit establishes a framework of
requirements for monitoring discharges and water quality,
performing best management practices, and submitting
reports to the Regional Water Quality Control Board, Los
Angeles Region.
To address growing concerns with stormwater runoff
contamination in urban areas, the Los Angeles Regional
Water Quality Control Board (LARWCB) looks for co-
permittees to capture and treat runoff on individual
parcels at the time properties are redeveloped. The
LARWCB policy is to seek to infiltrate as much of the
stormwater as practical. In Vernon, this approach is
difficult,primarily due to the industrial nature of the City
and the potential for ground water contamination and the
need to utilize available surface area to meet parking and
loading requirements. The City supports a more
comprehensive approach and will continue to explore
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options to meet NPDES requirements creatively and in
ways that can help achieve other City goals as well.
3.3 Electrical Generation and Distribution
The City of Vernon operates its own Light and Power
Department, supplying customers throughout the City
with reliable and comparatively low-cost electrical power.
The City generates electrical power and also purchases
power from third-party suppliers through its connection
with the Southern California Edison bulk power system
and the Cal-ISO grid at the Laguna Bell Substation.
For many years, the City’s power-generating facility has
supplied local customers with local power, supplemented
as needed through connections to the grid. More recently,
the Malburg Generating Station, which is a combined cycle
plant with two natural-gas-fired combustion turbines and
one steam turbine, has been providing additional power.
However, in an effort to be able to supply nearly all of the
local electrical demand, the City intends to construct a new
natural gas-fired power plant at 3200 Fruitland Avenue.
When constructed, the Vernon Power Plant is expected to
have a capacity of 914 megawatts of electric power using
three natural-gas-fired combustion turbines and one steam
turbine.
Vernon anticipates that when this facility is operational,
Vernon will not need to import electricity from outside
sources, and will even be able to contribute to the regional
electricity reserves through a line connecting the plant to
Southern California Edison’s Laguna Bell substation in
Commerce.
3.4 Communications and Information
Technology
To attract new businesses and to accommodate businesses’
ever-changing telecommunications needs, Vernon has
established a network of fiber-optic cables in the City. This
enables businesses to receive exceptionally clear telephone
and internet service, giving Vernon an advantage when
competing for business. The City will continue to be
proactive in developing telecommunications systems
beneficial to businesses, including the development of data
centers in the City.
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3.5 Gas System
As a means of attracting and retaining industrial users, the
City has developed a system for transporting and
providing natural gas to businesses within the City at
competitive prices. The City is currently providing
natural gas to the Malburg Generating Plant and other
businesses. A fully developed distribution system exists
and connection is available to all businesses.
4.0 GOALS AND POLICIES
To support the needs of existing businesses in Vernon and
to attract new enterprises consistent with the City’s vision
to remain an industrial city, Vernon will continue to
improve its infrastructure – from the street system to
energy facilities to communications systems.
GOAL CI-1
Provide a balanced transportation system for the safe and
efficient movement of people, goods, and emergency
services throughout the City.
POLICY CI-1.1: Continue to improve the street
system to meet the minimum standards
contained in this Element.
POLICY CI-1.2: Continue to coordinate with
the rail companies to provide for efficient rail
service that minimizes impacts on the local
street system.
POLICY CI-1.3: Limit rail yards to areas
agreed on and consolidate rail spurs where
feasible.
POLICY CI-1.4: Evaluate implementing
measures that reduce the maneuvering of
trucks on streets with substantial traffic during
periods of high traffic volumes.
POLICY CI-1.5: Continue to pursue grade
separation for railroad crossings on designated
streets.
POLICY CI-1.6: Encourage the continued
improvement of services provided by the Los
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Angeles County Metropolitan Transit
Authority to Vernon and adjacent cities to
provide good access from home to job and job
to home for persons employed in Vernon.
POLICY CI-1.7: Encourage the use of ride
sharing and public transit for persons
employed in the City to reduce traffic
congestion and the need for off-street parking
in the City.
POLICY CI-1.8: Continue to work with
Caltrans and neighboring jurisdictions to
improve the Atlantic/Bandini/I-710
intersection and to make improvements to the
I-710 Freeway, including direct truck ramps to
the rail yards and exploring the potential for
adding an interchange at Slauson Avenue to
improve access to the City.
POLICY CI-1.9: Gradually eliminate
unnecessary rail spur lines, and permit the
combination of properties across spur lines.
POLICY CI-1.10: Widen Soto Street consistent
with the cross section shown in Figure CI-1.
POLICY CI-1.11: Consider installing and
maintaining an ATSAC system to improve
traffic flow.
POLICY CI-1.12: Cooperate with the
Metropolitan Transportation Authority and
other local agencies in their efforts to complete
a bicycle path along the levee of the Los
Angeles River connecting to adjacent
jurisdictions.
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GOAL CI-2:
Work toward the provision of adequate off-street
parking and loading facilities for each business.
POLICY CI-2.1: Implement methods to
encourage provision of new off-street parking
and loading facilities.
POLICY CI-2.2: Encourage cooperative
efforts among businesses to resolve off-street
parking problems and meet zoning code
requirements.
POLICY CI-2.3: Explore the potential of
creating public parking lots for employee
parking using parking assessment districts or
redevelopment powers.
POLICY CI-2.4: Require an existing business
or property to comply with zoning code
requirements for off-street parking and loading
at such time as any nonconforming building or
use is required to be brought into conformity
with the Zoning Code.
GOAL CI-3
Maintain the water supply system to meet both normal
demand and emergency needs.
POLICY CI-3.1: Periodically evaluate the
entire water supply and distribution systems to
determine their continued adequacy and to
attempt to eliminate deficiencies or enhance
service.
POLICY CI-3.2: Require all new
developments and expansions of existing
facilities bear the cost of providing adequate
water service to meet the increased demand
which they generate.
.
POLICY CI-3.3: Implement the programs and
policies contain in the City’s Urban Water
Management Plan, including particularly those
related to reliability planning and conservation
and reuse.
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POLICY CI-3.4: Use reclaimed water for
cooling and other functions at the Malburg
Generating Station and the future Vernon Power
Plant to the greatest extent feasible.
GOAL CI-4
Maintain the sewer system to assure the health and
safety of all residents and businesses.
POLICY CI-4.1: Periodically evaluate the
sewage disposal system to determine its
adequacy to meet changes in demand and
changes in types of waste.
POLICY CI-4.2: Ensure that all new
developments bear the cost of expanding the
sewage disposal system to handle any increase
in load that they generate.
POLICY CI-4.3: Investigate and implement
means of financing maintenance and
improvements to the sewer system.
GOAL CI-5
Maintain the storm drainage system to assure the
protection of lives and property of in Vernon.
POLICY CI-5.1: Periodically evaluate the size
and condition of the storm drainage system to
determine its ability to handle expected storm
runoff.
POLICY CI-5.2: Evaluate the impact of all
new developments and expansion of existing
facilities on storm runoff, and require that the
cost of upgrading existing drainage facilities to
handle the additional runoff is paid for by the
development which generates the need to
improve a facility.
POLICY CI-5.3: Monitor the use and storage
of hazardous materials to prevent accidental
discharge into the storm drainage system.
POLICY CI-5.4: Allow new development
projects to creatively implement NPDES
standards and requirements.
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GOAL CI-6
Improve the City’s capability to generate and supply
electric power to achieve energy self-sufficiency.
POLICY CI-6.1: Expand, operate, and
maintain an electrical utility system in an effort
to provide an adequate level of service to
businesses and other uses in the City.
POLICY CI-6.2: Improve the electrical utility
system in an effort to allow the City to meet any
changes in demand over time.
POLICY CI-6.3: Cooperate and/or participate
with other agencies or parties in the expansion
or development of power generation.
POLICY CI-6.4: Evaluate the impact of all
new development on the electrical energy
system, and require that the cost of upgrading
existing facilities is paid by the development,
which necessitates the upgrade.
POLICY CI-6.5: Expand the City’s capability
to generate and provide natural gas to enhance
the power/energy supply system.
GOAL CI-7
Provide the highest quality communications and
information technology services throughout the City.
POLICY CI-7.1: Work with communication
and technology service providers to provide for
state-of-the-art internet, phone, and wireless
communications equipment and services.
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VERNON GENERAL PLAN
Adopted February 2013
2014-2021
HOUSING ELEMENT
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HOUSING ELEMENT
1.0 INTRODUCTION
Vernon is located near the geographic center of Los Angeles
County. The City is bounded on the north and west by Los
Angeles, on the east by Commerce and Bell, and on the south
by Huntington Park and Maywood. Vernon is three miles
southeast of downtown Los Angeles (Figure H -1) and 15 miles
north of major harbor and port facilities in San Pedro and Long
Beach.
The City’s fully industrial nature generally creates conflicts
with housing due to safety and environmental concerns. The
Southern California Council of Governments (SCAG)
historically has assigned Vernon very low housing production
goals – and in the case of this cycle, a Regional Housing Needs
Allocation (RHNA) of two units - in recognition of Vernon’s
unique status as city devoted almost exclusively to industrial
uses.
Past City policy has precluded the development of any new
residential units due to potential conflicts with industry.
However, efforts by the City to create and implement a number
of reforms and initiatives to enhance the accountability and
transparency of its government and better provide for the
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Holabird Av
welfare of its residents and businesses have led to a policy
change regarding housing. Specifically, the City of Vernon has
established a policy to increase the City’s population to
enhance government accountability through the construction
of approximately 30 to 50 new non-City owned housing units,
including units specifically designated for low- and very low-
income households.
Also, the City of Vernon is committed to maintaining the
existing, long-established housing stock of 31 units.
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1.1 State Requirement
The California Government Code is very specific concerning
the preparation and content of a housing element. It is the only
element which must be reviewed by the State for completeness
and compliance with the law before it is adopted. The element
examines existing conditions and, through analysis, identifies
housing needs and presents programs to meet those needs. The
legislature has deemed that the Housing Element is the
appropriate mechanism to implement State-wide goals
regarding the provision of decent and suitable housing for all
persons. The Government Code also makes it clear that the
provision of affordable housing is the responsibility of all local
governments and that they, using vested powers, should make
a conscious effort to see that there are housing opportunities
for all income groups (Section 65580). The intent of the State
housing element requirements is based on the following
concerns (Section 65581):
1. Local governments should recognize their
responsibilities in contributing to the attainment of the
State’s housing goals;
2. Cities and counties should prepare and implement
housing elements coordinated with State and federal
efforts to achieve the State’s housing goals;
3. Each local jurisdiction should participate in
determining the necessary efforts required to attain the
State’s housing goals; and
4. Each local government must cooperate with other local
governments to address regional housing needs.
This Housing Element was prepared in compliance with State
requirements, and covers the 2014-2021 planning period for
jurisdictions in the SCAG region.
Many of the housing goals and programs which are desirable
in non-industrial jurisdictions are not feasible in Vernon. The
noise, dust, vibration, chemical wastes, and odors from
Vernon’s local industries (many of which operate around the
clock) serve as a deterrent to housing development in almost
all locations within the City. Moreover, housing generally
should not be encouraged in close proximity to heavy industry
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for health and safety reasons. The Government Code makes it
clear that the local government has the responsibility to
consider such environmental factors in the Housing Element
(Section 65580[e]). Therefore, while each requirement of State
housing element law is referenced, this Housing Element
reflects the unique realities within the City of Vernon. Potential
sites for new housing have been analyzed in detail, including
the conduct of a health risk assessment to identify the most
preferable sites.
1.2 Relation to Other General Plan Elements
The Vernon General Plan is comprised of the following six
elements:
Land Use;
Circulation and Infrastructure;
Housing;
Safety;
Resources; and
Noise.
The Housing Element builds upon the other General Plan
elements and is entirely consistent with the policies and
proposals set forth by the Plan. The General Plan was
comprehensively updated in 2007. As portions of the General
Plan are amended in the future, the Plan (including the
Housing Element) will be reviewed to ensure that internal
consistency is maintained.
1.3 Sources of Information
The City of Vernon consists of two Census Tracts in the 2010
Census, including all of 5324.00 and a small portion of 5323.04.
The 2010 Census incorrectly indicates that a portion of Census
Tract 5323.02 is located in the City of Vernon; however, any
actual overlap of the City boundary and Census Tract 5323.02
is a mapping error and does not represent any substantial area.
The 2010 Census indicates that there are 29 housing units in
Vernon, of which 28 were occupied as of 2010. However, both
the 1990 and the 2000 Censuses has incorrectly documented the
City’s unit count figures. The State Department of Finance
(DOF) provides more up-to-date housing information based on
the Census data. For the 2012 DOF housing estimates, the
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housing count has been adjusted to accurately reflect Vernon’s
housing count known number of units: 31.. The Southern
California Association of Governments (SCAG) also prepares
growth forecasts for the Regional Transportation Plan (RTP)
and the Regional Housing Needs Assessment (RHNA) for
cities within the SCAG region. SCAG’s 2012 adopted growth
forecasts identify Vernon as having 30 households in 2008, with
a projection for 30 units in 2035.
The City has verified the existence of 31 units within its
jurisdiction (of which 30 were occupied as of September 2012),
the addresses for which are listed in Appendix C. While
Census and SCAG data are used within the Housing Element,
it is hereby acknowledged these data represent an undercount
of two units and one unit, respectively. In addition, because of
the City’s extremely limited housing stock, combined with the
fact that the City owns 26 of these units, original data from the
City on housing and household characteristics are utilized
where available in place of the Census.
In addition to housing conditions and market information
provided by the City, the following documents serve as
supplemental material to the Vernon Housing Element and are
incorporated by reference:
1. 2012 SCAG Regional Transportation Plan
Socioeconomic Projections
2. 2010 Comprehensive Housing Affordability Strategy
(CHAS) data; HUD tabulations based on 2006-2010
American Community Survey Five-Year Estimates
developed by the U.S Census Bureau
1.4 Public Participation
Section 65583 (c)(6)(A) of the Government Code states: “The
local government shall make a diligent effort to achieve public
participation of all economic segments of the community in the
development of the housing element, and the program shall
describe this effort.”
For purposes of this Housing Element, outreach to the
community was conducted to assess the types of and locations
for housing to be considered as part of the City’s reform
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process. The following meetings were held to gather input into
the development of the Housing Element:
Housing Commission Workshop, February 9, 2012.
The Housing Element consultant made a
presentation to the Commission that provided an
overview of the City’s housing commitments,
reviewed options to meet those commitments,
identified known constraints, and identified sites
under consideration for potential housing.
Vernon Chamber of Commerce Meeting, March 29,
2012. The Housing Element consultant met with
Chamber representatives and made a presentation
similar to that conducted with the Housing
Commission.
City Council Workshop, April 17, 2012. Based on
input received during the two meetings described
above, the Housing Element consultant refined the
presentation to focus on preferred housing sites,
options for housing types, and potential
environmental and health risks located on or near
the preferred sites.
In addition, community residents were provided the
opportunity to review and comment on the Draft Element prior
to adoption. Upon receipt of comments from the State
Department of Housing and Community Development (HCD)
on the Draft Element, the City Council conducted a public
hearing on the Element. (The City Council has not created a
separate Planning Commission, so all public hearings are
conducted before the Council.) For all hearings, notice was
published in the local newspaper, posted in the City, and
mailed to those who have a request for notice on file in
advance of the hearing. The Draft Element was available for
review online and in the City’s Community Services
Department. Copies were made available on request to any
person at a nominal charge. The public hearing provided an
opportunity for public comment, and recommendations were
considered by City Council for incorporation into the Element.
In December of 2007, the City adopted a comprehensive
revision to its Zoning Ordinance. As part of this process, the
City held a series of public meetings with property and
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business owners to discuss changes to the document. This
successful outreach process resulted in full support of the
revisions to the Zoning Ordinance. As part of this Housing
Element Update, the Zoning Ordinance was again amended to
create an overlay zone to be applied to sites where housing will
be permitted. A second overlay was created to allow for the
establishment of emergency housing pursuant to Government
Code 65583(a)(4). The City conducted a comprehensive review
of the most viable housing sites in the City, and through the
new overlay districts has established implementing zoning to
facilitate housing development.
The City made the draft Housing Element, with revisions as
recommended by HCD, available to the public in December
2012 through January 2013. Notices of the public hearing held
on February 5, 2013 and availability of the document for review
were mailed to the following service providers:
Human Services Association, Bell Gardens
Los Angeles County Social Services Department,
Cudahy
St. Matthias Social Service Center, Huntington Park
Mexican American Opportunity Foundation –
Community Services, Commerce
Ability First/East Los Angeles Center, Los Angeles
Eastern Los Angeles Regional Center, Alhambra
The notice indicated the web location of the draft Element for
download by interested parties, and asked that comments be
directed to S. Kevin Wilson, Director of Community Services
and Water.
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2.0 HOUSING NEEDS ASSESSMENT
2.1 Population and Housing Trends
City records indicate that Vernon’s housing stock and related
resident population base has undergone little change since
1980. The City had a 1980 housing stock of 35 dwelling units,
supporting a resident population of 85 persons. Only one
residential unit has been constructed since that time. Several
substandard residential units have been removed from the
housing stock, including three units in 1984, one unit in 1985,
and one in 1992, bringing the current unit count to 31. These
housing units are all located west of Downey Road.
Since 1980, the resident population has ranged between 77 and
120 persons, with the current population estimated by the 2010
Census to be 112 persons. For 2012, the Department of Finance
reported 120 persons. The 2006-2010 American Community
Survey indicates that the majority of residents in Vernon are
employed in management, service, and sales industries.
Table H-1
Vernon Employment 2010
Occupation Residents
Employed
% of All
Jobs
Managerial, Business, Science, and Arts 10 19%
Sales and Office 19 36%
Service Occupations 10 19%
Production, Transportation, Material Moving 7 13%
Natural Resources, Construction, Maintenance 7 13%
Farming, Forestry, Fishing 0 0%
Total Employed Residential Jobs 53 100%
Source: U.S. Census 2006-2010 American Community Survey Five-Year Estimates
On April 4, 2012, the SCAG Regional Council adopted the 2012-
2035 Regional Transportation Plan/Sustainable Communities
Strategy (RTP/SCS): Towards a Sustainable Future. As illustrated
in Table H-2, SCAG projects that in 2035, the households and
population in Vernon will remain constant at 30 and 100,
respectively. SCAG’s projections were made at a time prior to
the City’s reform commitments and thus do not reflect the
population and household growth that will result from new
housing units.
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Table H-2
Projected Population and Household Growth 2008-2035
2008 2020 2035
Pop Hshlds Pop Hshlds Pop Hshlds
SCAG 100 30 100 30 100 30
Source: 2012 SCAG Regional Transportation Plan Growth Forecast
2.2 Housing Characteristics
Households
According to the California Department of Finance, the 31
housing units in Vernon (see Table H-2) house a population of
120 persons. Average household size is 4.0 persons per unit.
Housing vacancy is generally very low in the City, with only
one rental unit unoccupied according to the 2010 Census. No
owner-occupied housing is vacant.
Table H-3 presents 2012 data on housing units per structure, as
reported to the State Department of Finance. The majority of
Vernon’s housing stock is comprised of single-family
dwellings, with only one apartment building located in the
City. The City owns 84 percent of the total housing stock: 26
dwelling units, 18 of which are single-family dwellings and one
of which is an eight-unit apartment building. The City rents
these units. As part of the reform initiative, the City established
a lottery system for the units to allow a broader base of persons
to be eligible to rent units in Vernon.
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Table H-3
Housing Characteristics 2010 and 2012
Housing Characteristics 2010 2012
Total Housing Units 31 31
Single, Detached 19 19
Single, Attached 2 2
Two to Four Units 2 2
Five Plus Units 8 8
Mobile Homes 0 0
Occupied Units/Total Households 28 30
Average Household Size 4.0 4.0
Vacancy Rate 3.45% 3.23%
Total Population 112 120
Source: City of Vernon, 2012 and State of California, Department of Finance, E-5
Population and Housing Estimates for Cities, Counties, and the State, 2011 and
2012, with 2010 Benchmark. Sacramento, California, May 2012.
Housing Condition
Given the limited housing stock in Vernon, City staff is able to
assess housing conditions on an ongoing basis. Although the
housing stock is older (largely built before 1950), City staff has
determined that all 31 units, or 100% of the housing stock, is
well maintained and in good condition. No units have been
determined to need replacement. One unit, which had fallen
into disrepair, was demolished by its owner in 1992. A major
reason for the unusually good quality of housing conditions in
Vernon is the City’s ownership of 84 percent of the housing
stock and its responsibility for maintaining these units. As
needed, the City performs any required repairs and upgrades.
The great demand for industrial space in the City means that
unnecessary or poorly maintained units are unlikely to remain
unless acquired by the City.
Housing Affordability
The California Health and Safety Code Section 50052.5
provides the following definition of affordable housing cost
based on the area median income level (AMI) adjusted by
family size and income level:
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Table H-4
Housing Affordability Based on Income
Calculation of Affordable
Housing Cost for Owner
Calculation of
Affordable
Housing Cost for
Renters
Extremely Low
Income
(0-30% MFI)
30% of 30% AMI
30% of 30% AMI
Very Low Income
(0-50% MFI) 30% of 50% AMI 30% of 50% AMI
Lower Income
(51-80% MFI) 30% of 70% AMI 30% of 60% AMI
Moderate Income
(81-120% MFI) 35% of 110% AMI 30% of 110% AMI
Because the City’s resident population is so small, household
needs are negligible when traditional needs analysis methods
are applied. The Comprehensive Housing Affordability
Strategy (CHAS)—special 2000 Census tabulations developed
by HUD—provides a specific breakdown of household income
adjusted for family size. According to CHAS Data, one-quarter
of the households in Vernon were low income, earning
between 51 and 80 percent of the Los Angeles County median
family income (MFI) of $64,800. All other households earned
more than 80 percent MFI. Due to the fact that the City owns
and rents most of the housing at unusually low mon thly rents,
housing overpayment is virtually non-existent.1 As of 2012,
City-owned apartments and houses largely rented at the
following monthly payments, well below market levels for the
region:
1-bedroom apartment $120
2-bedroom apartment $240
1-bedroom house $120
2-bedroom house $240
3-bedroom house $360
1 No housing units in the City have been sold in recent years. As such,
an estimate of ownership housing costs is unavailable. However,
recent (2012) land sales for large industrial sites have been priced at
approximately $40 per square foot, depending on location, soil
condition and necessary demolition costs.
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Implementation of the good government reforms now
underway will result in annual rent increases for persons
currently living in the units.
Using the California Health and Safety Code’s updated
affordability thresholds, current housing affordability at the
County level can be estimated for the various income groups
(Table H-5).
Housing overpayment occurs when a households pays more
than 30 percent of gross monthly income on housing costs. A
comparison of housing costs in Vernon and maximum
affordable prices for low-income households in Los Angeles
County shows that the City’s rental rates are well below the
maximum affordable rents for very low-income (less than 50%
MFI) households, and some one- and two-bedroom apartments
may even be affordable to extremely low-income households
(although the CHAS data indicate that there are no very low-
or extremely low-income households in the City). As such, no
households in Vernon experience a housing cost burden.
As rental rates rise over time pursuant to the good government
reform initiatives, households will experience increased
housing costs. Rental rates are anticipated to transition to
market rate costs by 2016, as shown below, through annual
increases in rent. Additionally, when there is a change in
tenancy, new tenants will pay market rate. Market rate costs
will be affordable for very low and moderate income
households.
1-bedroom unit: $120 to $696
2-bedroom unit: $240 to $1,450 to $839 to $1,450
3-bedroom unit: $240 to $1,114 to $1,000 to $1,700
Certain segments of the population may have a more difficult
time finding decent, affordable housing due to special
circumstances. Government Code Section 65583(a) requires
cities to evaluate the following special needs households in the
Housing Element: elderly, disabled persons, developmentally
disable persons, large families, female-headed households,
farmworkers, and the homeless. Due to the small size of the
City’s resident population, the magnitude of households in
Vernon with special needs is very small.
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Table H-5
Affordability Matrix
Income Group
AMI adjusted by size
Affordable
Monthly Payment Housing Costs Maximum
Affordable Price
Renter Owner Utilities Taxes and
Insurance Home Rental
Extremely Low (0-30% MFI) 30% AMI
One Person $13,605 $340 $340 $50 $80 $46,078 $290
Small Family $17,490 $437 $437 $100 $90 $54,219 $337
Four Person Family $19,440 $486 $486 $125 $95 $58,331 $361
Large Family $21,000 $525 $525 $150 $100 $60,305 $375
Very Low (30-50% MFI) 50% AMI
One Person $22,675 $567 $567 $85 $115 $80,452 $482
Small Family $29,150 $729 $729 $125 $130 $103,889 $604
Four Person Family $32,400 $810 $810 $175 $140 $108,549 $635
Large Family $35,000 $875 $875 $200 $145 $116,224 $675
Lower (50-80% MFI) 60%AMI 70%AMI
One Person $27,210 $31,745 $680 $794 $100 $165 $115,922 $580
Small Family $34,980 $40,810 $875 $1,020 $150 $190 $149,172 $725
Four Person Family $38,880 $45,360 $972 $1,134 $200 $210 $158,766 $772
Large Family $42,000 $49,000 $1,050 $1,225 $250 $220 $165,564 $800
Moderate (81-120% MFI) 110%
AMI
One Person $49,885 $1,247 $1,455 $100 $215 $249,986 $1,147
Small Family $64,130 $1,603 $1,870 $150 $260 $320,264 $1,453
Four Person Family $71,280 $1,782 $2,079 $200 $280 $350,645 $1,582
Large Family $77,000 $1,925 $2,246 $250 $300 $371,880 $1,675
Notes:
1. Small Family = 3 persons; Large Families = 5 persons
2. Property taxes and insurance based on averages for the region
3. Calculation of affordable home sales prices based on a down payment of 10%, annual interest rate of 6.5%, 30- year
mortgage, and monthly payment 30% of gross household income
4. Based on Los Angeles County MFI $64,800 and 2012 HCD State Income Limits
5. Monthly affordable rent based on payments of no more than 30% of household income
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Special Needs Groups
Elderly
The special needs of many elderly households result from their
lower, fixed incomes, physical disabilities, and dependence
needs. According to the 2010 Census, 14 residents in Vernon
are age 65 and above, representing 12 percent of the
population. The proportion of elderly persons in Vernon is
likely to remain low as the majority of the City’s limited
housing stock is occupied by working-age persons.
Disabled Persons
Disability is a physical or mental condition that affects the
functioning of a person. Physical disabilities can hinder access
to housing units of conventional design, as well as limit the
ability to earn adequate income. The Census defines a
disability as a long-lasting physical, mental, or emotional
condition. This condition can make it difficult for a person to
do activities such as walking, climbing stairs, dressing, bathing,
learning, or remembering. This condition can also impede a
person from being able to go outside the home alone or to work
at a job or business.
The City’s heavily industrial environment presents added
constraints to the disabled. Large volumes of street and rail
traffic, and delays caused by trains and parked trucks
additionally limit the maneuverability of handicapped
individuals. In order to address the needs of its handicapped
residents and employees, the City enforces requirements for
handicapped accessibility in new construction, and has
undertaken a program to install curb ramps for wheelchairs.
Developmentally Disabled
According to Section 4512 of the Welfare and Institutions Code
a "developmental disability" means a disability that originates
before an individual attains age 18 years, continues, or can be
expected to continue, indefinitely, and constitutes a substantial
disability for that individual which includes mental
retardation, cerebral palsy, epilepsy, and autism. This term
shall also include disabling conditions found to be closely
related to mental retardation or to require treatment similar to
that required for individuals with mental retardation, but shall
not include other handicapping conditions that are solely
physical in nature.
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The State Department of Developmental Services (DDS)
currently provides community based services to persons with
developmental disabilities and their families through a
statewide system of 21 regional centers, four developmental
centers, and two community-based facilities. Vernon is served
by the South Central Los Angeles Regional Center and the
Frank d. Lanterman Regional Center. These facilities provide
point of entry to services for people with developmental
disabilities. In Vernon, only one person is a consumer of the
services provided at the local Regional Center.
In order to assist in the housing needs for persons with
developmental disabilities, the City will implement programs
to coordinate housing activities and outreach with the Regional
Center and, encourage housing providers to designate a
portion of new affordable housing developments for persons
with disabilities, especially persons with developmental
disabilities, and pursue funding sources designated for persons
with special needs and disabilities.
Large Families/Overcrowding
Large families are identified as a group with special housing
needs based on the limited availability of adequately sized,
affordable housing units. Large households are often of lower
income, which can result in the overcrowding of smaller
dwelling units and in turn accelerate unit deterioration. The
2010 Census identifies eight renter-occupied households as
having five or more members. The City’s industrial character
presents similar disadvantages for families with children as it
does for the handicapped. Access to residential services, such
as education, recreation, and local retail goods and services, is
along roadways with high levels of truck traffic, railroad
crossings, and loading activities. These conditions make
pedestrian access to residential service facilities difficult and
often unsafe, particularly for children.
In terms of household overcrowding (defined as greater than
1.01 persons per room), the 2010 Census identifies no
overcrowded rental or ownership housing in Vernon2. Thus,
household overcrowding is not an issue.
2 The 2010 Census indicated that 15 rental housing units were
overcrowded, but the margin of error was so high it was not used for
this analysis. Also, because the City owns virtually all units in the
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Female-Headed Households
Female-headed households tend to have low incomes, thus
limiting housing availability for this group. The 2010 Census
identifies two female-headed households in Vernon,
representing seven percent of all households. The housing
needs of female-headed households of lower income can be
addressed through the continued provision of the currently
existing affordable housing in the City.
Farmworkers
According to the 2010 Census, no Vernon residents have
Farming, Forestry, and Fishing occupations. Due to the lack of
opportunities for agricultural operations and the highly
industrial nature of the City, no farming operations exist in
Vernon. As such, the City has no need for farmworker housing.
Homeless
Throughout the country, homelessness has become an
increasing problem. Factors contributing to the rise in
homelessness include the general lack of housing affordable to
low and moderate-income persons, increases in the number of
persons whose incomes fall below the poverty level, reductions
in public subsidy to the poor, and the deinstitutionalization of
the mentally ill.
According to the Gateway Cities Council of Governments
Homeless Action Plan, homeless “hotspots” surveys were
conducted during the summer and fall of 2011, during which
outreach workers noticed homeless couples and individuals
sleeping under bridges and around the Los Angeles River on a
nightly basis near the City of Vernon. Other than this one -time
observation and casual comment, very few homeless persons
have been recorded living in Vernon largely because the City is
not desirable for the homeless given the City’s industrial
environment and its lack of social and residential services.
On October 15, 2007, Governor Arnold Schwarzenegger signed
into law SB2, which amends Government Code Sections 65582,
65583, and 65589.5 of State Housing Element Law. This
legislation requires local jurisdictions to strengthen provisions
for addressing housing needs of the homeless, including the
community, the City can easily assess whether units are
overcrowded.
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identification of a zone or zones where emergency shelters are
allowed as a permitted use without a conditional use permit.
Due to very low homeless population in the City and the
industrial nature of the community, the City’s policy position is
that development of emergency shelters in Vernon is not a
good solution for addressing regional homelessness issues.
Placing a homeless shelter in an area that has been deemed
largely inappropriate for new housing due to environmental
concerns—including noxious odors from rendering and
slaughtering, proximity to hazardous waste sites, and truck
traffic pollution and noise—could raise potential
environmental justice concerns.
A large number of facilities for homeless individuals and
families are located within a five -mile radius of the City, in
locations that do not have the environmental constraints that
exist in Vernon. For example, the Salvation Army Shelter in the
city of Bell is a regional emergency shelter offering emergency
and transitional care for up to 340 homeless adults, including
154 in the shelter, 128 in the drug and alcohol program, and 49
in longer term transitional housing. In addition to a place to
stay, the Bell Shelter provides case management; substance
abuse rehabilitation; individual and group therapy/counseling;
on-site health care, medical referrals and HIV/AIDS education;
job training; on-site adult education classes and life skills
classes.
However, given that State law requires all jurisdictions to
comply SB2 mandates, the City has established an emergency
shelter overlay zone to be applied to a single parcel at the
northwest corner of the City.
Future Housing Needs
State law requires jurisdictions to provide for their fair share of
regional housing needs. SCAG determines the projected
housing needs for Southern California jurisdictions. Future
housing needs reflect the number of new units needed in a
jurisdiction (future demand), plus an adequate supply of
vacant housing to assure mobility and new units to replace
losses. These needs were forecast by the 2014-2021 Regional
Housing Needs Assessment (RHNA), which considered on a
regional and local level: market demand for housing,
employment opportunities, availability of suitable sites and
public facilities, commuting patterns, type and tenure of
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housing need, and housing needs of farm workers. The 2014-
2021 RHNA establishes a future housing need of two units in
the City of Vernon, with one unit to be affordable to very low-
income households and one unit to low-income households.
Energy and Water Conservation
Compared with Vernon’s energy-intensive industries, housing
consumes only a small proportion of the City’s total energy
consumption. The City utilizes the California Green Building
Standards Code for all construction to minimize energy
consumption. Necessary sound insulation on residential units
also results in effective heat insulation, thus reducing energy
usage.
Electric power in Vernon is provided by the City’s local power
plant and municipal utility system. The Southern California
Gas Company and the City of Vernon Light & Power
Department Gas Division provide fuel for most natural gas
heating needs, and offers programs for water heater insulation,
attic insulation, and water flow limiting devices. Water is
provided to all dwelling units either from groundwater
pumped by the Vernon Community Services and Water
Department or by import from the Metropolitan Water District.
Compared to the large local industrial users, residential water
use is minimal, and no special conservation steps have been
deemed necessary for housing.
3.0 HOUSING CONSTRAINTS
3.1 Governmental Constraints
Historically, housing growth has been virtually nonexistent in
Vernon due to City policy that has discouraged, and in 2007
precluded, the development of any new residential units. City
policy-makers have for decades determined that the pervasive
industrial environment and land use incompatibilities related
to hazardous materials storage and processing, background
contamination, noxious odors, noise pollution, and truck and
railroad traffic make Vernon an inappropriate location for new
housing. However, as part of the City’s good governance
reform initiative, City leaders have agreed to establish a way to
allow for a very limited amount of new housing at a location or
locations that would not result in significant land use conflicts,
would minimize exposure of housing residents to adverse
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environmental conditions, and would provide access to stores,
schools, parks, and other amenities that residents would need.
The City has made a commitment to amend the Zoning
Ordinance to allow for the future development of a limited
number of new residential units via a Housing Overlay zone,
to be applied to two or fewer parcels.
Zoning Ordinance
Vernon comprehensively updated its Zoning Ordinance in
2007. The Ordinance did not include any development
processes or standards to allow for residential projects, nor did
the City have permit processing fees, site improvement
requirements, impact fee requirements, or procedures for new
residential development. With establishment of the Housing
Overlay zone, new permitting procedures and development
standards for targeted new residential development are now
available. Given the unique conditions in the City and the fact
that the sites to which the overlay will be applied are owned by
the City, the City permitting process consists of a Develo pment
Agreement. In addition, the Housing Overlay zone allows
transitional and supportive housing subject to the same
permitting processes as other housing in the Housing Overlay
zone without any special regulatory requirements.
A Development Agreement is considered the most appropriate
way to permit housing in Vernon given the unique
characteristics of this industrial city. A Development
Agreement provides a high degree of flexibility in defining the
development standards for a housing project. Through a
Development Agreement, the City can work with prospective
housing developers to craft the provisions that will apply to
site planning, provision of parking and open space, height
limits, etc. Because the General Plan allows up to 30 units per
acre, a prospective developer can propose innovative
approaches to multifamily housing.
Rather than establish concrete development standards, Section
26.4.5-5 of the Zoning Ordinance sets forth performance
standards for residential development as follows:
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“Sec. 26.4.5-5 Findings. After a public hearing, the
City Council shall approve a proposed residential
development and related Development Agreement only
after first making all of the following findings:
a) The design, location, size, and operating characteristics
of the proposed residential will be compatible with the
existing land uses in the vicinity;
b) The proposed density is consistent with density
standards and all applicable policies contained in the
General Plan;
c) The site and site plan are physically suitable in terms of
design, location, shape, size, and the provision of
public and emergency vehicle access, and public
services and utilities, including but not limited to (fire
protection, police protection, potable water, schools,
sewerage, solid waste collection and disposal, storm
drainage, and wastewater collection, treatment, and
disposal;
d) On-site traffic circulation for pedestrians and vehicles is
designed into the development to allow residents to
move easily through the development and to avoid
pedestrian/vehicular conflicts and further, to ensure
appropriate access for fire and police response and
surveillance equal to or better than what would
normally be created by compliance with the Site
Planning Standards of Section 26.4.1-7;
e) The proposed project provides suitable, usable common
and/or private open space that will meet the passive
and/or active recreation needs of the resident.
Common open space areas and setbacks are provided
with landscaping and other improvements suitable for
the development proposed;
f) The proposed project provides adequate parking to
meet the residents’ needs and to avoid parking impacts
on surrounding properties;
g) Refuse/recycling collection areas are located to provide
easy access to for all residents and collection vehicles,
and to minimize noise impacts on residents;
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h) To the extent feasible, the project design incorporates
sustainable development features.”
Given the flexibility of these standards and the need to address
unique conditions in Vernon, the requirement for a
Development Agreement is not considered a constraint. In
fact, in response to a request for proposals for housing
development on the site on 52nd Street, the City received five
submittals and selected the one which can achieve objectives
for providing affordable housing.
Renovation, Restoration, Maintenance, and Repair
The City will continue to permit the renovation, restoration,
maintenance, and repair of existing residential uses. Residential
rehabilitation projects are permitted in Vernon, and the
rehabilitation is a “Minor Alteration or Repair,” as defined in
the Zoning Ordinance (less than 50 percent of the fair market
value of the buildings on the lot).3 As a practical matter, the
expansive definition of “Minor Alteration or Repair” and lack
of development standards result in limited governmental
constraints (other than complying with the building code) that
would prevent a homeowner from upgrading or improving a
residence within the existing square footage.
If the hard costs of improvements equal or exceed, over a three-
year period, 50 percent of the then-current fair market value of
the building, then the improvement, if voluntary, will be
defined as a “Major Alteration or Repair” and terminate the
legal nonconforming status of the residence. A Major
Alteration or Repair is considered to be the functional
equivalent of a tear-down and re-build, which the City does
not permit, for the same reasons that it does not permit new
construction of residences. However, if the Major Alteration or
Repair is necessitated by a natural disaster, such as an
earthquake or fire, the owner does have the right to rebuild the
residence. At that time, the development standards for the
home would be developed. The City did not undertake to
3 A minor alteration is that for which the hard costs charged,
incurred, or paid for such renovation, alteration, or repair, over a
three year period, commencing when the permit required is issued, or
if no permit is required, when the physical portion of the renovation,
alteration, or repair is commenced, is less than 50 percent of the
current fair market value of all of the buildings located on the same
lot.
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develop those criteria at this time since there are only five
private residences in Vernon.
The Major Alteration provision does not constrain the
maintenance of the existing housing stock, as property owners
are permitted to undertake a broad array of improvements that
extend the life of residential structures and improve unit
conditions. Under State law, any and all such improvements
can be pursued consistent with Health & Safety Code Section
17922(d) and Section 17958.8 relating to the alteration and
repair of existing buildings. Section 17922(d) relates to the
standards adopted by the State, which the Zoning Ordinance in
no way invalidates. This section discusses the use of original
materials and methods for the repair, replacement, or extension
as long as it meets Building Code standards. The Zoning
Ordinance has no provisions or limitations on the construction
materials utilized. Section 17958.8 is similar, as it is addresses
the use of original construction materials and methods.
Nothing in the Zoning Ordinance or Building Code prohibits
the use of original materials and methods, with the exception
of an unreinforced masonry structure, which would have to be
seismically retrofitted. As no residential units in Vernon are
constructed of unreinforced masonry, this does not affect any
housing units.
All residential units in the City are in good condition, with no
units requiring a major alteration during the planning period.
Of those units owned by the City, the City intends to renovate
seven units due to age, although all are currently in good,
habitable condition. These seven units have had new HVAC
systems installed in recent years.
No residential property owners have proposed major
renovations to their properties. Residential property owners
participated in the recent Zoning Ordinance revision process,
and none expressed opposition to the standards that apply to
existing, nonconforming residential structures in the City,
including the prohibitions on increasing square footage and
undertaking major alterations. All residences – whether owned
by the City or others – are in good condition, according to City
staff. As described above, residential rehabilitation that
constitutes a minor alteration (costing, over a three year period,
less than 50 percent of the market value of the building) is
permitted. Because minor alterations are permitted and
existing standards will allow renovations of these units, the
limit on major alterations is not considered an impact to the
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maintenance and improvement of the City’s housing stock. As
discussed later in this section, to accommodate housing needs
of the disabled, the Zoning Ordinance has be revised to remove
restrictions on major alterations as needed through the
implementation of reasonable accommodation procedures.
It is the City’s intent to encourage and actively participate in
the rehabilitation of existing residential units. The process is
straightforward and not burdensome; there is no entitlement
process required for rehabilitation projects. Residential
rehabilitation projects that are Minor Alterations or Repairs
and do not exceed the existing square footage require only a
building permit. The building permit process timeframe
depends on the complexity of the renovation. Complex
renovations involving new electrical systems, plumbing, etc.
can take up to three weeks to process. The City has no intention
of removing any of the 31 units in the City, as all units are in
good condition.
Replacement of housing units that have been demolished or
destroyed due to force majeure (defined as an event that is not
within the control of the owner of the property, including,
without limitation, earthquake, flood, fire, and acts of war or
terrorism) are permitted. A building permit would be required,
and a housing unit would be permitted to be rebuilt up to the
existing building square footage. The development standards
for the reconstructed dwelling would be determined at that
time.
Building Code Amendments
The City has adopted the California Building Code with some
minor local amendments related primarily to industrial
buildings in the City. Per Health and Safety Code Sections
17958.5 and 17958.7, the City made required findings and filed
such findings with the California Building Standards
Commission. The amendments include administrative
processes such as the establishment of City permit fees and
appeals boards, as well as requirements specific to hazardous
and industrial uses such as fire access roads, spray booths, and
storage of explosive and flammable materials. Vernon has also
made additional amendments to protect the safety of workers
and residents within the City. Specifically, the City requires all
wiring to be in a metallic conduit, to protect workers and
residents from hazards of accidentally driving a nail or screw
through wiring. There is a marginal cost increase associated
Item 1 Page 111 of 317
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Housing Element - 24
with this precaution, but the benefit associated with safer
installation outweighs the cost. The City has also made
amendments to require Class A and B roofing material, which
is more fire resistive and can stop the potential spread of
fire. While this type of roofing material may be more expensive
than some standard materials, this amendment is necessary to
prevent and quickly extinguish fires that may have far more
costly impacts. As such, no restrictions or amendments have
been adopted in the Building Code that would constrain
housing in the City.
Permit and Infrastructure Fees
The City assesses various fees to cover the costs of permit
processing (Table H-6). Most of the fees charged are flat fees
based on the cost of services, or tiered fees based on the size
and cost of the improvement. Fees charged are comparable to
surrounding communities in Los Angeles County, and as such,
do not pose a constraint to housing maintenance and
preservation. Owners intending to renovate or improve
existing residential units are required to obtain a building
permit for a minor alteration. The fee, which is reviewed
annually, is based on the cost of the improvement.
Because future residential development will occur on no more
than two parcels on properties owned by the City, no special
fees will be required for processing development applications.
The vehicle for approving projects will be through a
Development Agreement with the City.
Because the development will occur on existing lots well
served by streets, water lines, sewer lines, and all other urban-
level infrastructure, no off-site improvements will be required
to allow housing development to proceed.
Item 1 Page 112 of 317
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Housing Element - 25
Table H-6
Permit and Processing Fees
Building Permits
Cost of Renovation Fee
$1.00 to $2,000 $80
$2,001 to $5,000 $80 for the first $2,000 plus $4 for each
additional $100
$5,001 to $25,000 $200 for the first $5,000 plus $10 for each
additional $1,000
$25,001 to $50,000 $400 for the first $25,000 plus $7.50 for each
additional $1,000
$50,001 to $100,000 $587.50 for the first $50,000 plus $5.50 for each
additional $1,000
$100,001 to $500,000 $862.50 for the first $100,000 plus $4 for each
additional $1,000
$500,001 and up $2,462.50 for the first $500,000 plus $3.10 for
each additional $1,000
Inspection and Other Fees
Description Fee
Inspection Outside of Normal Hours (minimum of 4
hours)
$89.70/hour (minimum of
$358.80)
Reinspection Fee $89.70/hour
Additional Plan Review $150/hour
Final, Parcel, or Tentative Map $1,250 - $2,000
Conditional Use Permit $2,875
Zoning Variance or Amendment $2,000
Building Code Variance $1,000
Source: City of Vernon Fees, Effective July 1, 2008
Housing Maintenance
The Vernon Department of Community Services is responsible
for code enforcement and the maintenance and upkeep of all
City-owned units. Enforcement of building code standards
does not constrain the improvement of housing in Vernon but
instead serves to maintain or improve the condition of the
limited, existing housing stock.
Of the 31 units in the City, only five are not owned by the City.
City staff has investigated and determined that none of these
Item 1 Page 113 of 317
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five units requires significant rehabilitation. At this time, an
active code enforcement program is unwarranted due to the
limited number of privately owned units (five) and the fact all
units are currently in good condition and continue to be well
maintained by the owners. The City encourages active
maintenance of the housing stock, as evidenced by the
extensive rehabilitation the City has undertaken on those
housing units that it owns. Community Services Staff is active
in the community, and will respond to any visible code
enforcement violations or complaints that may require
rehabilitation of units.
Property owners are permitted and encouraged to perform
proper upkeep and maintenance, which can include
renovations, as long as the existing square footage is not
exceeded and the cost of the renovation, over a three-year
period, does not exceed 50 percent of the market value of
buildings on the lot. For all practical purposes, all other
controls, permit processes, and fees do not constrain the
maintenance and preservation of the City’s housing stock.
Constraints to Housing for Persons with Disabilities
The City has adopted the California Building Standards Code.
Standards within the Code of the City of Vernon (through the
adoption of the California Building Standards Code) include
provisions to ensure accessibility for persons with disabilities.
These standards are consistent with the Americans with
Disabilities Act. No local amendments that would constrain
accessibility or increase the cost of housing for persons with
disabilities have been adopted, except that the Zoning
Ordinance would not permit the floor area of the residence to
be increased or permit any major alterations that equal or
exceed 50 percent of the current fair market value of the
buildings on the lot. These restrictions have been addressed the
implementation of a reasonable accommodation procedures to
accommodate housing needs of the disabled (discussed below).
Definition of Family
Sometimes, a city’s definition of “family” can limit access to
housing for persons with disabilities when the word is
narrowly defined. This can illegally limit the use of housing as
group homes for persons with disabilities, but not limit
housing for families. The Vernon Zoning Ordinance does not
define family, and therefore is nondiscriminatory in its
application.
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Housing Element - 27
Reasonable Accommodation
The Fair Housing Act, as amended in 1988, requires that cities
and counties provide reasonable accommodation to rules,
policies, practices, and procedures where such accommodation
may be necessary to afford individuals with disabilities equal
housing opportunities. While fair housing laws intend that all
people have equal access to housing, the law also recognizes
that people with disabilities may need extra tools to a chieve
equality. Reasonable accommodation is one of the tools
intended to further housing opportunities for people with
disabilities. Reasonable accommodation provides a means of
requesting from the local government flexibility in the
application of land use and zoning and building regulations or,
in some instances, even a waiver of certain restrictions or
requirements because it is necessary to achieve equal access to
housing. Cities and counties are required to consider requests
for accommodations related to housing for people with
disabilities, and to provide the accommodation when it is
determined to be “reasonable” based on fair housing laws and
the case law interpreting the statutes.
State law allows for a statutorily based four-part analysis to be
used in evaluating requests for reasonable accommodation
related to land use and zoning matters and can be incorporated
into a reasonable accommodation ordinance or procedures.
This analysis gives great weight to furthering the housing
needs of people with disabilities and also considers the impact
or effect of providing the requested accommodation on the City
and its overall zoning scheme. Developers and providers of
housing for people with disabilities must be ready to address
each element of the following four-part analysis:
The housing that is the subject of the request for
reasonable accommodation is for people with
disabilities as defined in federal or state fair housing
laws;
The reasonable accommodation requested is
necessary to make specific housing available to
people with disabilities who are protected under
fair housing laws;
The requested accommodation will not impose an
undue financial or administrative burden on the
local government; and
Item 1 Page 115 of 317
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The requested accommodation will not result in a
fundamental alteration in the local zoning
ordinance.
The City abides by the Fair Housing Act, and has instituted a
clearly defined process for making requests for reasonable
accommodation to provide exceptions in zoning, land-use,
permitting processes, and building codes. The City has
developed reasonable accommodation procedures in its Zoning
Ordinance and will provide information on the procedures on
the City’s website (Housing Element Program 4).
The State has removed any City discretion for review of small
group homes for persons with disabilities (six or fewer
residents). The City does not impose additional zoning,
building code, or permitting procedures other than those
allowed by State law.
The City does not impose special permit procedures or
requirements that could impede the retrofitting of homes for
accessibility. A retrofit would be permitted as a minor
alteration (requiring a building permit), as long as the cost of
the retrofit was less than 50 percent of the market value of the
buildings. The City’s requirements for building permits are
standard, straightforward, and not burdensome. No CUP or
other special permitting requirements are required for
retrofitting homes for accessibility.
The City’s adopted reasonable accommodation procedures are
ministerial and include, but not be limited to, identifying who
may request a reasonable accommodation (i.e., persons with
disabilities, family-members, landlords, etc.), timeframes for
decision-making, and provision for relief from the various land-
use, zoning, or building regulations that may constrain the
housing for persons of disabilities. The procedure also includes
consideration of allowing an increase in habitable floor area of
an existing residence to accommodate disabled persons.
The City will also explore the feasibility of offering fee
reductions for permit processes that involve retrofitting
residences for accessibility purposes.
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Housing Element - 29
3.2 Non-governmental Constraints to Housing
In Vernon, limited land is available which would be suitable
for the development of housing. The Housing Element
inventory of vacant and underutilized sites identifies two
potential sites for residential development. The limited sites
available for residential development are due to serious
environmental conditions which render the majority of sites
throughout Vernon unsuitable for residential development.
Environmental factors affecting potential residential
development are related to hazardous materials storage and
processing, background contamination, noxious odors, noise
pollution, and truck and railroad traffic generated by the City’s
pervasive industrial land uses. Inadequate access to residential
services is an additional constraint to residential development
in the City. These factors contribute to the limited number of
sites available for residential development.
Market Constraints
Government Code Section 65583(a)(5) requires communities to
include an analysis of potential and actual nongovernmental
constraints upon the maintenance, improvement, or
development of housing for all income levels, including the
availability of financing, the price of land, and the cost of
construction.
Based upon information regarding the Vernon commercial and
industrial market, recent (2012) sales for large developed
industrial sites have been priced at approximately $96 per
square foot, depending on location, soil condition, and
necessary demolition costs.4 Effective land costs, which also
include remediation required to make old industrial sites
developable for residential use, make the cost of land
significantly higher. Land costs for vacant sites have been
priced at approximately $1.4 million per acre of land ($31 per
square foot of vacant land). 5 Additional costs that would also
have to be incurred to make land suitable for residential
development include testing for ground contamination,
remediation for residential development, and providing
minimum safety and nuisance improvements. Although these
4 Loopnet.com Industrial Properties for Sale Search. August 15, 2012.
<http://www.loopnet.com>
5 Loopnet.com Industrial Properties for Sale Search. August 15, 2012.
<http://www.loopnet.com>
Item 1 Page 117 of 317
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Housing Element - 30
additional costs might be feasible if the sites were otherwise
suitable for residential development, the environmental
problems from surrounding uses are so severe that both
private market and assisted housing development is precluded
on any site in the City.
Because the majority of the City’s housing stock is owned and
managed by the City, maintenance and improvements are
overseen and funded by the City. As such, there are no market
constraints on the maintenance of housing in the City. The City
actively performs maintenance and repairs on all City-owned
buildings.
Hazardous Materials
With its history as an industrial City dating to incorporation in
1903, heavy and prolonged industrial use in Vernon is reflected
in the following conditions (refer to Figure H-2):
A high concentration of both underground (38 facilities
with 82 underground storage tanks) and above-ground
hazardous material storage tanks throughout the City.
There are also 20 leaking underground storage tanks
clean-up sites.
Within the City, approximately 570 businesses handle/store
hazardous materials. Thirty-eight of these businesses handle
high levels of extremely dangerous materials regulated by the
State.
Numerous underground pipelines throughout the City,
many carrying potentially explosive materials
Item 1 Page 118 of 317
D
u
n
h
a
m
St
LEGEND
Companies with Regulated Substances Exceeding Threshold Quantities
California Accidental Release Prevention (CalARP) Program
City Boundaries
Vernon City Boundary
Vernon Sphere of Influence
F i gu re H -2
H i g h ly T o xic R e g u l a t ed S u b s ta n c es
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ST Ross St
30th St E 37th St E
37TH
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VERN
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Av E 52nd St St
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St
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AV 61st Pl RAN RANDOLPH ST 59th Pl 60th St UNION PACIFIC RR UNION PACIFIC RR 56th St 52Nd Pl 57th St 55th St E 52nd Pl Long Beach Frw S Alameda St 57th St Holmes Av Regent St Albany St E Sl 58th St Av Malabar St Pacific Blvd Seville Av 58th St 58th St 59th Pl Miles Av 60th Pl Bickett St Arbutus Av 61st St 61st St S Boyle Av Alcoa Av Malburg Wy Maywood Av S ATLANTIC BLVD Loma Vista Av Carmelita Av Corona Av Gifford Av
Item 1 Page 119 of 317
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Residual soil contamination resulting from prior
manufacturing activities on the sites and from
previously abandoned chemical waste, open disposal
pits, aeration ponds, landfills or petroleum related
activities (a high lead content in the soil is common). Six
sites in Vernon are on the EPA Superfund List, but none
of them are on the National Priority List.
Approximately 130 miles of railroad track historically
treated with herbicides for weed control. Rights -of way
show patterns of contamination from spilling,
overfilling, or transfer of chemicals.
Four California EPA-permitted hazardous waste
treatment, storage and disposal facilities
Ten closed landfill sites
Overfilling storage tanks, leaking pipes, and leaking tanks have
resulted in residual soil contamination in Vernon. Sixteen sites
have been declared Proposition 65 sites (determined by
laboratory tests to have excessive carcinogenic or teratogenic
chemical contamination). Remediation plans are required to
decontaminate the soil.
Due to high background and other petroleum contamination
and lack of feasible clean-up options, several sites were
remediated with covenants being recorded to advise future
purchasers of the presence of contamination. Due to public
health concerns, these sites would be unsuitable for future
sensitive land uses such as housing.
A significant potential for chemical spills or accidents exists
due to the high concentration of underground storage tanks in
Vernon. The City’s Underground Tank Program has resulted in
the removal of over 1,000 tanks. Additionally, where structures
were threatened by tank removal, numerous underground
tanks were abandoned in place.
Another component of hazardous materials control in Vernon
is the “right to know” program. All businesses in the City are
required to submit inventories of all hazardous materials used
or stored. The City currently has 571 businesses that handle or
store hazardous materials. Class C businesses with very high
maximum daily volumes (2,001 to 1,000,000 pounds) are the
most prevalent, and are located throughout the City. The risk
Item 1 Page 120 of 317
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of upset from businesses handling such high volumes of
chemicals, many of which are toxic, is a factor that must be
considered in land use planning.
If high levels of certain highly toxic chemicals are present in a
business’ hazardous materials inventory, these businesses are
further regulated through the California Accidental Release
Prevention Program (CALARP). Such businesses are required
to provide the City’s Environmental Health Department with a
CALARP report detailing how they plan to prevent the release
of such chemicals, as well as presenting a plan for clean -up and
notification if there were an accidental release. Such regulated
chemicals include ammonia and chlorine gas and could impact
a large geographic area if released. As illustrated in Fig ure H-2,
Vernon currently has 38 businesses regulated under CALARP.
The locations of businesses throughout the community with
underground storage tanks and/or use or storage of chemical
materials indicate that the entire City is subject to chemical
spills or accidents, thereby illustrating its inappropriateness for
future residential development.
In summary, Vernon’s prolonged history as an industrial City
has resulted in significant background contamination.
Industries that store or use hazardous materials are pervasive
throughout the City.
Noxious Odors
Numerous industries that generate noxious odors operate in
Vernon, including several focused on the slaughtering and
rendering of animals. Overlay districts have been designated in
the City’s General Plan and Zoning Ordinance to isolate the
locations of offensive industrial uses responsible for excessive
noxious odors. These overlay districts include a “Slaughtering
Overlay” for uses which involve the slaughtering of animals,
and a “Rendering Overlay” for the location of rendering
facilities. These uses generate significant adverse effects related
to odor and release of toxic materials, making residential land
uses highly incompatible within their vicinity. Revisions to the
Zoning Ordinance will include new standards to address odor
control in the Rendering and Slaughtering Overlay Districts.
Housing Element - 33
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Noise
As could be expected in a highly industrial city, properties in
Vernon are exposed to high levels of noise emanating from
stationary industrial activity, as well as from trucks,
automobiles, and railroad operations. Numerous companies
operate equipment such as large presses and pumps which
produce excessive vibrations and generate noise well beyond
the level of acceptability for noise-sensitive land uses within
the vicinity. Arterial roadways in Vernon have a very high
proportion of truck traffic (approximately 30 percent), thereby
intensifying noise levels along the City’s roadways. In addition,
four main railroad lines and a number of switching operations
are located in the City, and these generate significant levels of
noise day and night.
Figure H-3, derived from the Noise Element, presents noise
contours developed for Vernon in 2007 as part of the upda te to
the General Plan. The Zoning Ordinance establishes a one -hour
standard of 65 dB(A) between 7:00 A.M. and 10:00 P.M. within
0.10 mile of a school or residence, and a 60 dB(A) standard
between 10:00 P.M. and 7:00 A.M. within 0.10 mile of a school or
residence.
As evidenced by the contour map, most properties in Vernon
are exposed to noise levels of 65 CNEL6 or greater, and
therefore are normally incompatible with sensitive land uses.
The noise contours are based on roadway traffic and do not
account for stationary noise sources. The probability is that
areas mapped as being outside the 65 dB CNEL may in fact
experience excessive noise levels from intermittent or other
sources.
Truck and Railroad Traffic
Vernon is traversed by approximately 130 miles of railroad
tracks, with approximately 96 at-grade and seven grade-
separated railroad crossings. As previously mentioned, truck
traffic is extremely heavy, comprising nearly one -third of all
traffic in the City. These conditions not only contribute to
excessive noise levels, but also create safety hazards for
pedestrians, particularly a problem for the elderly, persons
with disabilities, and families with children.
6 Community Noise Equivalent Level (CNEL) is a noise measure that
accounts for increased human sensitivity to noise at night.
Item 1 Page 122 of 317
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LEGEND
Noise Contours (2007)
80 CNEL
75 CNEL
70 CNEL
65 CNEL
60 CNEL
City Boundaries
Vernon City Boundary
Vernon Sphere of Influence
Fi g u r e H - 3
2 007 Noi se C o n t o u r s
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Vernon General Plan
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Housing Element - 36
Although the construction of the Alameda Corridor has
consolidated rail traffic between the Ports of Los Angeles and
Long Beach and downtown Los Angeles, no plans have been
announced to vacate existing mainline railroads. Some spur
tracks have been eliminated, but have been replaced by truck
transportation. Also, the rail lines are being considered as
routes for future transit rail traffic connecting Orange County
to downtown Los Angeles’ Union Station. Figure H-4 indicates
the principal transportation elements that contribute to noise
and pollution in the City of Vernon: the Long Beach Freeway,
arterial roadways, collector streets and mainline railroads.
Residential Service Adequacy
Residential development requires the provision of services to
meet the needs of the resident population. Services provided at
the municipal level include education, recreation, and local
retail goods and services. While few such residential services
are situated within Vernon, they are generally located within
close enough proximity to adequately serve currently existing
residences in the City via car or public transportation.
However, access to these residential services is along roadways
with high levels of track traffic, railroad crossings, and loading
activities. These conditions make pedestrian access to
residential service facilities difficult and unsafe, particularly for
children. However, areas that border the residential
neighborhoods of the adjacent city of Maywood are in close
proximity to community services, including schools, parks, and
local shopping.
Summary of Constraints to Residential Development
Environmental degradation related to hazardous materials and
background contamination, noxious odors, noise pollution and
truck and railroad traffic present land use conflicts for future
residential development in the City. In addition, the lack of
adequate, safe access to residential services acts to constrain
housing opportunities in Vernon. Although extensive
industrial development throughout Vernon has resulted in
environmental conditions that limit new housing sites, one or
two areas along the City’s southern boundary could potentially
accommodate a very limited amount of new residential
development to meet the City’s good governance commitment
to the State legislature.
Item 1 Page 124 of 317
E
Sla
uso
n
Av
LEGEND
Major Transportation Corridors
Collector Street
Arterial Street
Freeway
Railroad
City Boundaries
Vernon City Boundary
Vernon Sphere of Influence
Fi g u r e H - 4
Ma j o r T r a n sp or ta t i on C o r r i d o r s
E Slauson
Av E 58th Pl
Belgrave Av
Last
Update:
Hogle
Ireland,
August
2012,
Source:
PCR,
Constrain
ts
Analysis
of
Potential
Housing
Sites in
Vernon,
2012.
61st St
Clarendon Av 0 1,200
2,400 Fe
et
3,600 E 15Th St E 37TH ST
E Vernon Av
E
VERNO
N AV
E 48th St
LEONIS BLVD
E 48th Pl
E 50th St
E 51st St
FRUITLA
ND AV Fruitland Av
E
SLAUS
ON AV Laura Av Belgrave Av
E 60th St
57th
St 58th
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AV
59th
Pl 59th Pl 60th St 56th St
57th
St E
Slaus
on Av 58t
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St
58th St 60th Pl
61st St
61st
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61st Pl
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55th St E
52nd
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Holmes Av Gifford Av Regent St Albany St Malabar St Pacific Blvd Seville Av Miles Av E 41st St Bickett St E 41st Pl Arbutus Av E 42nd St Noakes St UNION PACIFIC RR Leonis St S Boyle Av Alcoa Av Malburg Wy DISTRICT BLVD S ATLANTIC BLVD 52nd St 54th St Carmelita Av Corona Av 56th St Charter St Exchange Av E 49Th St E 50th St Fruitland Av 52nd St 53rd St
Item 1 Page 125 of 317
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Housing Element - 38
4.0 HOUSING OPPORTUNITIES
As described in Section 3.0, due to inherent incompatibilities
between residential uses and the City’s heavy industrial
environment, future residential development is for the most
part not desirable or recommended anywhere in Vernon. The
City’s policy over many decades has been to discourage
development of any new housing units. However, given the
City’s commitment to the State legislature to expand the voter
base, sites must be identified where 30 to 50 new units could be
built in Vernon, provided that impacts associated with
pervasive industrial operations and extensive site
contamination can be wholly addressed, and further provided
that housing sites provide new residents with suitable access to
schools, open space, and shopping.
Proposed sites for new residential housing would be preferred
along Vernon’s boundaries, near residential neighborhoods in
the adjacent cities of Maywood and Huntington Park. These
areas are less impacted from Vernon industrial uses and
trucking traffic, but also have good access to services and
amenities that support established residential neighborhoods
in these adjacent cities.
To assess the current potential for residential development in
Vernon as required under Housing Element statutes, staff has
identified both vacant properties and underutilized buildings,
defined as dilapidated and/or unreinforced masonry
structures suitable for demolition.
City staff conducted a field survey of vacant and underutilized
properties throughout the entire City. Although some of these
sites are located throughout the City, staff subsequently
narrowed the potential sites down to areas in the City that are
in close proximity to community services and amenities.
Potential sites within the Commercial Overlay District were
also dismissed due to the potential impacts to residential uses
being close to industrial uses. In addition, a key consideration
was to ensure that any new residential development would not
impede the ability of existing or future adjacent industrial
properties to attract a broad range of industrial users,
consistent with the City’s mission.
To permit housing at the potential sites identified, the City is
amending the Land Use Element to establish a Housing
Overlay, where residential uses are permitted at a density of up
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to 30 units per acre. A similar approach is being used in the
Zoning Ordinance to correspond to the General Plan
designation. In the Zoning Ordinance, the Housing (-H)
overlay district will allow housing development with approval
of a Development Agreement. This approach is being used
given Vernon’s unique character as an industrial city. The
Development Agreement will provide for maximum flexibility
for development standards while ensuring appropriate
features are incorporated into a project to address surrounding
industrial businesses in Vernon. The Zoning Ordinance
provisions for the Housing overlay district include that all
Development Agreements, at a minimum address those
standards outlined on pages 20 and 21 of this element.
Potential Residential Housing Sites
Two vacant sites and underutilized properties were considered
to have some limited potential for residential development,
and one site was identified as having the potential to
accommodate emergency housing. These sites are described in
Table H-7. The following discussion evaluates these sites in
terms of environmental safety and residential service
adequacy.
Table H-7
Potential Housing Sites
Site
No.
Location
Zoning
Maximum
Density
Assumed
Density
Acreage
Total
Units
Potential Sites for Housing
A 4675 E. 52nd
Drive
General
Industry (I)
30 du/ac 24 du/ac 2.06 49
B 4459 E. 52nd
Drive
General
Industry (I)
30 du/ac 24 du/ac 0.52 12
Total 2.58 61
Site A
Site A is a 2.1-acre site located along the northern side of 52nd
Drive and owned by the City of Vernon. The south side of 52nd
Drive is a residential neighborhood located in Maywood. The
site is approximately 500 feet southeast of the Atlantic
Boulevard and District Boulevard intersection, and several
hundred feet south of the Los Angeles River. Site A is entirely
vacant. North of the site is a railroad line, and to the southeast
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is Sanchez Upholstery Supply. Cal SDM, Inc., a custom metal
fabrication shop and steam boiler company, is located to the
northeast, across from the railroad tracks.
Site B
Site B is a half-acre site located in the southwestern portion of
Vernon, near the intersection of District Boulevard, Fruitland
Avenue, and Cudahy Avenue. The site is bounded by 52nd
Street to the south, Fruitland Avenue to the north, and Cudahy
Avenue to the east. The property shares three of its property
boundaries with the City of Maywood. The site includes a
dilapidated warehouse structure built in the 1930s that
occupies nearly 50 percent of the site. The remaining site
includes an asphalt area overgrown with weeds. Site B is
surrounded by Pacific Coast Chemical (in Vernon) to the north,
a parking area (in Maywood) to the west, residential uses (in
Maywood) to the south, a union assembly hall (in Maywood)
to the east, and Maywood Elementary School (in Maywood) to
the southeast.
Potential Emergency Shelter Sites
Site C
Site C is a 1.6-acre site located on the southeast corner of
Alameda Street and 25th Street, immediately east of the
Alameda Corridor. The site is primarily vacant and includes
the remains of a building foundation. The site is bounded by
produce distributors to the south, a pallet storage business to
the southeast, a warehouse building to the east, and the
Alameda Corridor to the west and north.
Environmental Safety
Environmental conditions in Vernon are generally
incompatible with residential uses. However, the sites chosen
for potential residential development and emergency shelters
are located along the City’s periphery. The land uses
surrounding the sites listed in Table H-9 include vacant lots,
residential uses, a chemical distributor, an upholstery supply
warehouse, an assembly hall, and an elementary school.
All of the sites are exposed to truck traffic due to their locations
near Alameda Street, Atlantic Boulevard, and District
Boulevard. Site B is located near the intersection of 52nd Street
and District Boulevard, which are both Collectors. Site C is
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located at the intersection at Alameda Street, an Arterial, and
25th Street, a Collector. Site C is located along the Alameda
Corridor, which includes a below-ground, triple-tracked rail
line.
The Noise Contour Map (Figure H-3) shows that 2007 noise
levels exceed 70 CNEL all along the Alameda Corridor and I-
710 freeway, indicating residential uses are normally
incompatible and should be discouraged. This would primarily
affect the Site C, a potential location for emergency shelters.
Site A and B are exposed to noise levels below 70 CNEL.
Noxious odors are primarily related to numerous industries in
Vernon involved in the slaughtering and rendering of animals,
geographically concentrated within the General Plan
Slaughtering and Rendering Overlay Districts east of Soto
Street. All of the potential housing sites (Sites A, B, and C) are
located more than one-half mile from these districts, and will
not likely be subjected to the odor impacts, depending on
prevailing wind conditions.
City records indicate that all three potential housing and
emergency shelter sites are exposed to levels of hazardous
materials from underground tanks, soil contamination, and
chemicals used for operations in the adjacent area. With
approximately 570 businesses currently using or storing
hazardous materials, over 80 underground storage tanks, and
four hazardous waste treatment facilities, the presence of
hazardous materials and hazardous waste is evident
throughout the City. A total of 37 businesses utilize regulated
substances containing highly toxic materials (CALARP). If an
accidental release were to occur at any of these 37 facilities,
evacuation would be required for a large geographic area.
Table H-8 and Table H-9 describe the locational characteristics
of each site and the nearby sources of toxic materials.
Item 1 Page 129 of 317
LEGEND
Housing Sites
General Plan and Zoning Housing Overlay District
Site for Housing Consideration
General Plan and Zoning Emergency Shelter Overlay District
City Boundaries
Vernon City Boundary
Vernon Sphere of Influence
Fi gu r e H - 5
H o usi n g S i te s
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Table H-8
Characteristics of Vacant and Underutilized Sites in Commercial/Industrial Zones
Site
No.
Assessor
Parcel #
Location
Site
Size
(Acres)
GP
Designation
and Zone
Current
Site Improvements
Potential Sites for Housing
A 6314-002-900 4675 E. 52nd
Drive
2.06 Industrial Vacant land
B 6313-022-030 4459 E. 52nd
Drive
0.52 Industrial Dilapidated warehouse
building (built in the 1930s)
Potential Sites for Emergency Shelters
C 6302-009-039 25th Street 1.61 Industrial Vacant land
Source: City of Vernon, Community Services Department.
Table H-9
Characteristics of Vacant and Underutilized Sites
in Commercial/Industrial Zones
Site
No.
Surrounding Land
Uses
Truck
Traffic
Noise
Odor
Railroad
Hazards
Nearby Sources of
Toxic Materials
Released into Air
(within 1/2 mile)
Potential Sites for Housing
A Residential, small
assembly hall,
Maywood Elementary
School, parking lot,
chemical distributor
Moderate Low Low Low Trichloroethane, Certain
Glycol Ethers, Copper
Compounds, Lead
Compounds, Methyl
Ethyl Ketone, Methyl
Isobutyle Ketone, N-
Butyl Alcohol, Toluene,
Xylene (Mixed Isomers)
B Residential, vacant lot,
railroad tracks,
upholstery supply
warehouse
Moderate Low Low Moderate Ethylene Glycol,
Ethylene Oxide,
Propylene Oxide
Potential Sites for Emergency Shelters
C
Alameda Corridor,
pallet storage yard,
produce distributer,
material goods
distribution warehouse
Moderate Moderate Moderate High Lead Compounds
Source: City of Vernon, Community Services Department and Environmental Protection Agency, Toxic Release
Inventory, 2012.
http://www.epa.gov/enviro/facts/tri/search.html
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Residential Service Adequacy
Existing infrastructure in the City—including water, sewer, and
all dry utilities—is sufficient to accommodate existing housing in
the City, and could accommodate development on the sites
discussed in this inventory. However, new residential
development in Vernon would also require that the new residents
be provided basic residential services. The services provided at
the local level include education, recreation, and grocery
shopping. The estimated distances to these facilities from each site
are presented in Table H-10. The California Tax Credit Allocation
Committee (TCAC) has established criteria for appropriate
distances between residential uses and services, and provides the
basis for evaluating residential service adequacy in Vernon.
TCAC’s distance criteria for public elementary, middle and high
schools is a maximum of one-half mile from residential
development. The nearest elementary school to potential
residential Sites A and B sites is Maywood Elementary in
Maywood; the nearest middle school is Nimitz Middle School in
Huntington Park; and the nearest high school is Maywood
Academy High School in Maywood. As indicated in Table H-9,
both Sites A and B meet the one-half mile locational criteria for
elementary schools.
The TCAC has established a maximum one-mile distance criteria
within inner city areas for the distance between residential
development and a full-scale supermarket where grocery staples,
fresh meat, and produce are sold. The closest full service grocery
store to the potential residential sites in Vernon is a Food 4 Less,
located on Slauson Avenue in Maywood. Review of Table H -9
indicates that both Sites A and B meets are located within one -
mile of a Food 4 Less in Maywood.
The TCAC’s locational criteria for public parks is a maximum of
one-half mile from residential development. The nearest park to
Sites A and B is Maywood Park at the intersection of 58th Street
and Heliotrope Avenue in the City of Maywood. Adjacent to the
park is the Maywood Activity Center, which includes a
community center, gym, and indoor basketball court. Site A meets
the one-half mile locational criteria for parks facility (Maywood
Park). Site B is located approximately one mile away from
Maywood Park.
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Table H-10
Residential Service Characteristics of Unimproved and
Underutilized Sites in Commercial/Industrial Zone
Site
No.
Nearest
Elementary
School
Nearest
Jr. High
School
Nearest
High
School
Nearest
Grocery
Store
Nearest
Park/Rec.
Center
A ½ mile 1 ½ miles 1 mile □ mile ½ mile
B 500 feet 1 ½ miles 1 mile □ mile 1 mile
Source: City of Vernon, Community Services Department.
Both Sites A and B are located across the street from residential
uses in the City of Maywood. Both sites are within walking
distance to Maywood Elementary School and less than two miles
from a junior high school, high school, grocery store, and park
and community center. Due to the close proximity to Maywood’s
residential neighborhoods, it makes if easier for children and
adults to walk to residential services and avoid the truck traffic
and railroad crossings typically found in the center of Vernon.
Summary of Housing Opportunities
Although future residential development is inappropriate in
Vernon due to its pervasive industrial character, the shift in policy
to allow for an increase in the City’s population to enhance
government accountability has led the City to identify two sites
for potential housing development and one site for emergency
shelters. The potential sites are suited for residential use since they
are generally close to schools and groceries stores located in
adjacent communities. The number of residential units that would
be could be built on these two sites will be able to accommodate
the City’s RHNA of two future housing units.
The following describes the City’s quantified objectives for the
2014-2021 planning period by income group. Since most of the
City-owned residential dwelling units have undergone some
rehabilitation since 2007, the City anticipates rehabilitating only
seven City-owned residential units. As the remaining seven that
were not renovated become vacant, the City will consider
rehabilitating these units. (New HVAC systems were installed in
these units in recent years.) The five privately owned residential
units are considered in good condition and not in need of major
repair; therefore, for this planning period, no rehabilitation of
dwelling units are planned. In quantifying dwelling unit
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production goals in Vernon, the City wants to conserve and
preserve all existing 31 housing units in the City. The City would
like to produce up to 49 dwelling units, where at least two are for
low and very low income categories.
Table H-11
Quantified Objectives for 2014-2021
Category
Very Low
Income
Low
Income
Moderate
Income
Above
Moderate
Income
New
Construction
2 47 0 0
Rehabilitated 0 0 7 0
Conserved 0 0 31 0
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5.0 HOUSING PLAN
The Housing Plan for the Vernon Housing Element sets forth
goals, policies, and implementing programs to address the
housing needs particular to the City of Vernon. Prior to presenting
the goals, policies, and programs, an evaluation of the programs
in the previous Housing Element (2000) is presented as a
foundation for developing the Plan for the 2008-2014 Housing
Element.
5.1 Evaluation of Previous Accomplishments
State law (California Government Code Section 65588(a)) requires
each jurisdiction to review its housing element as frequently as
appropriate and evaluate:
The appropriateness of the housing goals, objectives, and
policies in contributing to the attainment of the state housing
goal;
The effectiveness of the housing element in attainment of the
community’s housing goals and objectives; and
The progress in implementation of the housing element.
Table H-12 shows the progress the City made in implementing the
2008-2014 Housing Programs. An analysis of the effectiveness and
continued appropriateness of these programs is provided, and the
goals, policies, and programs from the 2008-2014 Housing
Element have been updated to reflect this evaluation.
The major focus of housing policy in Vernon is to preserve the
existing housing stock in the City and to ensure that existing
housing in the City is well maintained. A secondary goal is to
identify a site or sites suitable for new housing pursuant to the
City’s good governance initiative, and a site that can
accommodate emergency shelters pursuant to the requirements of
SB2.
The Housing Element addresses the health and safety of residents
living on or adjacent to industrial sites. The City actively
discourages the occupation or construction of dwelling units on or
near industrial sites since activities on industrial sites includes
operations potentially hazardous to residents. In addition, all
units are required to have adequate insulation, air conditioning,
approved air and water filtration systems, and sound insulation to
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reduce potentially adverse air quality and noise-related impacts
from adjacent industrial uses.7
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7 Vernon does not require an adequate sites implementation/rezone
program per Government Code Section 65584.09; the City’s RHNA of
zero required no sites during the previous planning period.
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Vernon General Plan
Housing Element
Table H-11
Housing Element Accomplishments for 2008-2014 Planning Period
Policy/Program Accomplishments
Goal H-1: Ensure that all housing units are maintained in decent, safe, and sanitary condition.
Policy 1.1
Continue to enforce all relevant
building and zoning codes to
ensure that all residential units
are adequately maintained.
Progress: The City's Department of Community Services is responsible
for code enforcement activities. Due to the limited number of units in
the City, staff can accurately monitor all units and has determined that
all are in good repair.
Program 1 Maintenance of City-Owned
Residences
Effectiveness: The City has been effective in maintaining housing
conditions in the City, and responds to complaints as needed. By 2008,
the City completed fully renovating 19 City-owned dwelling units and
added heating, ventilation, and air conditioning (HVAC) systems and
upgraded the insulation in seven other units.
Program 2 Code Enforcement Continued Appropriateness: Code enforcement is an important
component that ensures that the limited number of units in the City
remains in good repair.
Progress: The City actively pursues maintenance on City-owned units,
providing renovations on vacated units and repairs as needed on
occupied units.
Policy 1.2
Require any remodeled
residential units to be equipped
with air conditioning and
sound insulation to protect
residents from exposure to
adverse environmental
conditions.
Effectiveness: The City successfully completed the renovation of 19
units in 2008. Renovations included adding HVAC systems, and
providing insulation for sound protection and energy conservation
purposes.
Continued Appropriateness: The City owns a majority of residences in
Vernon. The City is fully involved with the maintenance and upkeep of
the properties, and will continue to provide these services on other
units, as they are needed. All remodeled units will be required to
provide HVAC systems and sound insulation protection, such as dual
paned windows.
Policy 1.3
Mitigate any residential
displacement impacts occurring
as a result of residential
demolition.
Progress: No residential units were demolished during the last
planning period.
Effectiveness: The City is committed to maintaining the existing
housing units in the City.
Continued Appropriateness: The City's primary housing goal is to
preserve the existing housing units. The City is committed to
mitigating residential displacement impacts, should they occur.
Housing Element - 49
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Table H-11
Housing Element Accomplishments for 2008-2014 Planning Period
Policy/Program Accomplishments
Goal H-2: Maintain all existing dwelling units within the City.
Policy 2.1
Provide for the retention of
existing residential units in the
City that are economically and
physically sound.
Progress: All units in the City were retained during the last planning
period.
Effectiveness: The 31 residential units in the City have all been
determined to be in good condition.
Continued Appropriateness: The major focus of housing policy prior
to 2012 in Vernon was to preserve the existing housing stock and
maintain safe and viable housing units.
Policy 2.2
The City will accommodate the
needs of disabled residents
through establishment of a
reasonable accommodation
ordinance or procedures for
existing units.
Progress: As of 2012, there are no assisted housing units in the City.
The City did not allow new housing prior to 2012.
Effectiveness: While there are no federally or state-assisted units in
Vernon, the City owns 26 of the 31 housing units in Vernon. These
units are rented at levels that are affordable to very low-income
tenants. City policy focuses on retention and maintenance of the 31
existing housing units, with no plans for removal of any units, City-
owned or otherwise.
Continued Appropriateness: While there is no assisted housing in the
City that requires monitoring, the City continued this program in the
2008 Housing Element, discussing assisted housing to address
Government Code Section 65583(a)(8).
Program 3
Preservation of Assisted Housing
Goal H-3: Continue to promote the availability of a range in existing unit types and sizes, and equal housing
opportunity in the City’s housing market on the basis of age, race, sex, marital status, ethnic background, source
of income, and other factors.
Policy 3.1
Prohibit discrimination in the
availability of existing housing.
Progress: The City has not been advised of any discriminatory practices
that have occurred in regards to the availability of housing. The City
will take a proactive approach in enforcing antidiscrimination laws.
Effectiveness: The City has received no complaints regarding any
discriminatory actions and will continue to enforce all fair housing law.
Continued Appropriateness: Prior to 2012, the City's Zoning
Ordinance did not allow the development of new housing in the City.
As such, housing discrimination related to the siting of housing was
not an issue. This program was updated in 2008 to address a range of
fair housing concerns related to the existing housing stock, including
access for persons with disabilities or special needs, providing greater
access to equal housing opportunity.
Program 4 Housing Opportunities for
Residents with Special Needs
Program 5
Equal Housing Opportunity
Housing Element - 50
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5.2 Goals and Policies
GOAL H-1:
Ensure that all housing units are maintained in decent, safe, and
sanitary condition.
POLICY H-1.1: Continue to enforce all relevant
building and zoning codes to ensure that all residential
units are adequately maintained.
POLICY H-1.2: Require any new or residential units
undergoing a major alteration to be equipped with air
filtration systems (such as HVAC systems) and sounds
insulation (such as dual-paned windows) to protect
residents from exposure to adverse environmental
conditions.
POLICY H-1.3: Mitigate any residential displacement
impacts occurring as a result of residential demolition.
GOAL H-2:
Maintain all existing dwelling units within the City.
POLICY H-2.1: Provide for the retention of existing
residential units in the City that are economically and
physically sound.
POLICY H-2.2: Continue to accommodate the needs of
disabled residents through the adopted reasonable
accommodation procedure.
GOAL H-3:
Create opportunities for the development of new housing in
areas of the City that have the least potential for adverse impacts
associated with established industrial uses and truck routes.
Locate such new housing nearby community services.
POLICY H-3.1: Implement the Housing Overlay Zone
via the Zoning Ordinance and Zoning map to allow for
a limited amount of new housing construction.
POLICY H-3.2: Strategically locate sites for new
housing so as to minimize noise, vibration, smoke,
noxious gases, glare, heat, dust, odors, air pollution,
and other adverse impacts associated with industrial
uses, slaughtering and rendering uses, businesses that
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release toxic materials, and trucking and railroad
facilities and routes.
POLICY H-3.3: Encourage development of residential
uses in strategic proximity to schools, recreational
facilities, commercial areas, parks and other public
spaces, and transit routes.
GOAL H-4:
Continue to promote the availability of a range in existing unit
types and sizes, and equal housing opportunity in the City’s
housing market on the basis of age, race, sex, marital status,
ethnic background, source of income, homelessness, physical
disabilities, and other factors.
POLICY H-4.1: Prohibit discrimination in the
availability of existing and new housing.
POLICY H-4.2: Address the housing needs of special
populations and extremely low-income households
through emergency shelters, transitional housing,
supportive housing, and single-room occupancy units.
5.3 Programs
As discussed in this Element, the Vernon City Council has
adopted several good governance reform measures, including a
commitment to at least double the housing stock within the City.
Residential development is will be permitted at strategic locations
in Vernon. SCAG adopted a future housing need of two units in
Vernon as part of the 2014-2021 Regional Housing Needs
Assessment, recognizing that although incompatibility of locating
housing in such a heavy industrial environment may not be
appropriate, there may be certain areas in Vernon where housing
may be suitable. As such, programs to increase the City’s housing
stock are included below. As indicated in the goals and policies,
the primary goals of the Housing Element is to ensure the
maintenance of the City’s existing housing stock and to allow for
limited new housing opportunities. The following programs will
implement these goals.
Program 1: Maintenance of City-Owned Residences
The City owns 26 of the total 31 housing units in Vernon, all of
which are rented. The City is responsible for the maintenance and
upkeep of these units. As indicated in Section 2.0, Housing Needs
Assessment, of this Housing Element, all of the City-owned units
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were determined to be in good repair. In addition, in recent years
the City initiated an extensive project on all City-owned units to
ensure the continued longevity of existing units. In 2007, the City
renovated 12 units, and an additional 14 units were renovated
between 2008 and 2011. Since 2007, all 26 units have undergone
renovations. The City will continue to provide maintenance to
these units, thus ensuring upkeep for the majority of Vernon’s
housing stock.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing as needed.
Program 2: Code Enforcement
Of the five non-City owned units located in Vernon, none was
determined by the City to be in need of substantial rehabilitation.
Due to the limited number of privately owned units in the City, a
code enforcement program would have limited application.
However, it is nonetheless imperative that residential units be
adequately maintained for health, safety, and aesthetic concerns.
Community Services staff is active in the community and will
enforce the City’s code to eliminate and prevent unsafe conditions
in residential units. Community Services staff responds quickly to
code enforcement complaints in Vernon. Community Services
staff is active in the community and will actively monitor all
residential units in the City to ensure the health and safety of City
residents. Staff will respond to reports of code violations within
the week that they are reported, and enforce applicable laws to
ensure the safety and preservation of all housing units within the
City.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing
Program 3: Preservation of Assisted Housing
State law (Chapter 1451, Statutes of 1989) requires the City to
identify, analyze and propose programs within the Housing
Element to address the potential conversion of all federal, State
and locally assisted housing developments eligible to change to
non-low-income use during the next ten-year period (2008-2018).
Government Code Section 65583(8) defines assisted housing
developments as the following: “multi-family rental housing that
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receives governmental assistance under federal programs listed in
subdivision (a) of Section 65863.10, state and local multi-family
revenue bond programs, local redevelopment programs, the
federal Community Development Block Grant Program, or local
in-lieu fees. Assisted housing developments sh all also include
multi-family rental units that were developed pursuant to a local
inclusionary housing program or used to qualify for a density
bonus pursuant to Section 65915-65917.”
Vernon has no assisted housing in its jurisdiction, as confirmed by
City and State HCD staff, and through review of “Inventory of
Federally Subsidized Low-Income Rental Units at Risk of
Conversion” (California Housing Partnership Corporation), and
the “Use of Housing Revenue Bond Proceeds - 1994” (California
Debt Advisory Commission). As a result, there is no housing at
risk of losing its subsidized status that must be considered in the
Housing Element.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing
Program 4: Housing Opportunities for Residents with Special
Needs
The Fair Housing Act, as amended in 1988, requires that cities and
counties provide reasonable accommodation to rules, policies,
practices, and procedures where such accommodation may be
necessary to afford individuals with disabilities equal housing
opportunities. The City has adopted procedures in their Zoning
Ordinance for housing for persons with disabilities and will
provide information to residents through the City’s website.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing
Program 5: Priority Water and Sewer Services
In accordance with Government Code Section 65589.7, after the
Vernon Housing Element is adopted by City Council, a copy will
be immediately delivered to all public agencies or private entities
that provide water or sewer services to properties within Vernon.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: 2013
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Program 6: Provision of Adequate Sites
The Land Use Element Housing Overlay policy allows up to 60
residential dwelling units citywide, which is more than adequate
to meet RHNA objectives for all income levels (two units).
According to the sites inventory capacity analysis, the 2.1-acre
housing site (Site A) located at 4675 52nd Drive is estimated to
accommodate up to 49 units. The 0.5-acre housing site (Site B)
located at 4675 52nd Drive can accommodate up to 12 units.
Adequate zoning is in place for Site A, via the Housing Overlay.
Site B may be considered as a potential housing site in the future.
Together, these two sites can accommodate the total dwelling
units identified under the Housing Overlay policy, not to exceed
60 units.
As described on pages 37-38, the Housing Overlay allows
residential uses with approval of a Development Agreement. This
permitting process is applied to all residential applications and is
considered necessary given Vernon’s unique industrial character.
Through a Development Agreement that City can assure that
measures will be in place to create the best possible housing
solutions. The Development Agreement must at a minimum
ensure that adequate emergency access is provided, that the
development includes suitable open space amenities, and parking
be provided to meet the anticipated needs of residents.
On the two sites where the Housing Overlay applies, Zoning
Ordinance regulations will allow for densities of up to 30 units per
acre. The overlay exclusively allows for residential uses (no
mixed use). Given the size of the largest site, at least 16 units can
be constructed, per Section 65583.2(h) and (i) of the Government
Code. The Housing Overlay is being adopted in conjunction with
adoption of the Housing Element.
The site on 52nd Street is to be developed with units all affordable
to lower-income households, with the developer seeking Low
Income Housing Tax Credit funding. In the event this
development project does not move forward, the City will
continue to seek a developer who can provide similar housing.
While no density bonus has been deemed necessary to incentivize
development of affordable housing, the City recognizes that
developers can request a density bonus pursuant to State law.
Because land use policy will not allow for additional housing
development beyond the two sites identified in this element and
given that densities are sufficient to encourage affordable housing
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projects, the City does not see the need to adopt specific
regulations for density bonuses. Thus, the City Zoning Ordinance
will be amended simply to reference State law.
With regard to housing persons in need of emergency shelter, in
conjunction with adoption of the Housing Element the City has
adopted Zoning Ordinance to establish an Emergency Housing
overlay zone. This zone, applied to a large property in the
northwest portion of Vernon, allows emergency shelters by right
(see Figure H-5). The property is over five acres in size and can
accommodate one or more shelters. Like all other properties in
Vernon, the site is surrounded by industrial uses. However, this
particular site is easily accessible from transit routes along Santa
Fe Avenue and Alameda Street. The site is currently vacant and
owned by the Alameda Corridor Transportation Agency.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Development of housing to accommodate the
RHNA by 2015; amend Zoning Ordinance by May 2013 to
include reference to State law regarding density bonus
provisions; immediate availability of Emergency Housing
Overlay site for any application for such use.
Program 7: Equal Housing Opportunity
The Vernon City Clerk’s Department is responsible for referring
equal housing opportunity questions. Any questions or concerns
raised by residents will be accepted by the City Clerk and brought
before City Council for resolution. In order to disseminate
information on fair housing resources more broadly, the City will
place a link on the City’s website that refers to the Housing Rights
Center Frequently Asked Questions webpage on housing
discrimination.
Also, persons in need of transitional and supportive housing can
readily be accommodated within any housing development
proposed in the Housing Overlay zone. In conjunction with
adoption of this Housing Element, the City has amended the
Zoning Ordinance to define transitional and supportive housing
as a standard residential uses of property permitted within the
Housing Overlay zone. Any proposal for such housing is subject
to the same permitting requirements (approval of a Development
Agreement to define the site plan and development parameters)
as any other type of housing.
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Responsible Agency: Department of Community Services;
City Clerk
Project Funding: Departmental Budget
Timeframe: June 2013
5.3 Redevelopment Agency Dissolution
On December 29, 2011 the California Supreme Court issued a
ruling upholding AB 1X 26, legislation that called for the
elimination of hundreds of local redevelopment agencies in the
state, including the Redevelopment Agency for the City of
Vernon.
The City of Vernon elected to become the Successor Agency of the
former Vernon Redevelopment Agency and established an
Oversight Board. As the Successor Agency, the Oversight Board
oversees certain fiscal management of former Agency fund. This
includes carrying out existing projects that are in various stages of
development.
The City was not required to set aside 20 percent of the tax
increate collected in the Industrial Redevelopment Project Area to
be used by the Agency to increase the City’s supply of affordable
housing, because it determined that were was no housing need in
the City. Therefore, there are no existing housing set-aside funds
for the Industrial Redevelopment Project Area.
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VERNON GENERAL PLAN
SAFETY ELEMENT
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SAFETY ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose
The Safety Element identifies the natural and man -made
hazards which affect public safety in the City, and establishes
policies the City will pursue to minimize associated risks to
life and property. Because these hazards can have significant
economic consequences, identifying, understanding, and
guarding against these hazards greatly benefits those who
own property, work, and live in Vernon.
1.2 Focus
Several different types of events could create critical situations
affecting public safety in Vernon. Generally, public safety
risks can be divided into two categories: environmental events
and events arising from human actions. In Vernon,
environmental events include earthquakes and flooding.
Human-caused hazards such as chemical spills, hazardous
materials release, and train, truck or plane accidents have
greater potential to cause upset in Vernon given its industrial
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Vernon Fire Station #3
nature. Increasingly in all cities in the nation, the threat of
terrorist activity represents a new public safety concern
requiring special treatment. This Element addresses each of
these potential safety risks and discusses how the City will
respond to each. Also addressed are evacuation routes
necessary to move people away from hazardous conditions.
2.0 IDENTIFYING AND GUARDING AGAINST
HAZARDS
Four natural hazards of particular importance that could affect
Vernon are identified in the Natural Hazard Mitigation Plan.
Earthquakes represent a significant threat, with the associated
strong ground shaking and possibility of liquefaction in some
areas. Flooding is a concern as well, with Los Angeles River as
the major source. Unusual rainfall amounts may also cause
flooding if storm drain facilities are inadequate to
accommodate the resulting high volume of runoff. Inundation
from dam failure is a remote possibility but must nevertheless
be addressed. The fourth natural hazard is a significant
windstorm event. Southern California is occasionally raked
by moderate to severe wind events called “Santa Ana winds”
that blow hot, dry air into the Los Angeles Basin from the
desert. These winds tend to be most severe downwind of
mountain passes, but can affect the urban flatlands as well.
Wind speeds of up to 65 miles per hour are not uncommon,
and local gusts may substantially exceed these speeds.
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Since Vernon and its surrounding areas are completely
urbanized, with little natural vegetation, there is almost no
risk of damage from wildfires. Urban fire protection is
discussed in Section 2.2 of this Element.
Human-caused hazards include the risk of explosion or leaks
from stored chemical and petroleum products, or from
derailment or collision of railcars or trucks carrying hazardous
chemical or materials. Chemical spills are also a concern
because of the industrial nature of the uses in Vernon. Fire
hazards are prevalent due to the nature of the industrial uses
and intensely developed character of properties. A fire during
a windstorm, which combines both a natural and a human -
caused hazard, can represent a serious threat to public safety.
Some events are particularly difficult to anticipate and prepare
a programmed response for. Since the 9/11 attack on New
York’s World Trade Center, the threat of terrorist activity has
been of major concern to the nation and the world. As with
both natural and human-caused hazards, a terrorist event
could occur outside Vernon yet directly impact the City.
Programs to deal with such an event require a cooperative
approach with regional agencies.
Activities such as a labor strike or other demonstration usually
present a low risk to public safety, but public safety personnel
must plan for responses to these situations to maintain public
order.
Railcars carrying
materials through
Vernon
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The City’s Standardized Emergency Management System
(SEMS) Multi-Hazard Functional Plan (MHFP) discusses and
contains programs and plans for emergency responses to the
safety concerns described above. This document includes pre-
emergency preparedness plans and programs for mutual aid
between organizations for virtually any emergency situation.
2.1 Natural Hazards
Seismic Event
Southern California is one of the most seismically active
regions of the United States, given its location at the edge of
the Pacific Plate. Although no major faults have been
identified by Alquist-Priolo statewide mapping efforts as
crossing through Vernon, the many fault systems that traverse
Los Angeles County and the broader region, along with
unmapped blind thrusts, have the potential to cause damage
in the City in the event of an earthquake. Figure S-1 identifies
regional fault systems, including major faults within 20 miles
of the City. Severe ground shaking can cause damage to
buildings with corresponding threats of injury or loss of life.
Figure S-1: Regional Faults
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A secondary effect of ground shaking is soil liquefaction,
which can result in building instability or failure. This is not
considered a serious threat in Vernon, but some areas of the
City could be affected (see Figure S-2). Liquefaction can occur
when loose, unconsolidated, water-laden soils lose their
structure during strong ground shaking. These hazards can be
mitigated at the development stage through the removal and
re-compaction of suspect soils. Vernon’s standard practice of
requiring engineering studies for new development projects
reduces the risk of liquefaction hazards in those susceptible
areas identified on Figure S-2.
Figure S-2: Liquefaction Zone
In addition to damage to buildings, earthquakes often result in
damage to public and private infrastructure. Ruptured gas or
oil lines may result in explosions or leaks, and facilities storing
chemicals or flammable materials may also be damaged
causing leaks or explosion. Water lines, sewer lines, and
reservoirs can also be damaged. Electrical facilities,
particularly transformer and power lines, are susceptible to
damage resulting in a possible injury or loss of life as well as a
power loss.
To reduce the scope of damage in the event of an earthquake,
Vernon will continue to require new construction to meet
mandated seismic safety codes. Retrofit of older structures
will continue pursuant to Municipal Code requirements, and
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the City will continue ongoing efforts to upgrade
infrastructure pursuant to the Capital Improvement Plan. In
addition, the programs the City has in place to guard against
hazardous materials spills and releases also help to protect
these materials from being released during ground-shaking
hazards. Through both preventative measures and strong,
organized emergency response, Vernon will continue to take
steps to minimize risks associated with earthquakes.
Flooding
Although the Los Angeles River flows through Vernon for a
distance longer than three miles and would frequently
overflow its banks under historic natural conditions, the river
was contained within a concrete-lined flood control channel
early in the twentieth century, substantially reducing the
potential for overflowing of the river banks or overtopping of
the dams that could cause flooding of adjacent areas. In the
rainy season of 2004-2005, the Los Angeles area received the
second highest rainfall ever recorded, approximately three
times the normal amount, yet the river channel proved
adequate to accommodate this flow.
In the past, localized flooding has
occurred during heavy rainstorms.
However, storm drain improvements
have substantially reduced this
problem.
Los Angeles River
Flood hazards related to storm
events generally are described in
terms of a 100-year or 500-year flood.
A 100-year flood is defined as a
major flood event that has a one
percent or greater chance of
occurring during any one year.
Flood hazard planning practices address such storms, as well
as 500-year events. These floods are considered severe;
however, these floods can be reasonably predicted and
therefore reasonably mitigated. With the flood control system
of the Los Angeles River in place, the Federal Emergency
Management Agency does not identify any 100-year
floodplain areas in the City of Vernon. FEMA maps identify a
small portion of southeast Vernon within the 500-year flood
zone (Figure S-3). The existing flood control system appears to
be adequate to serve the City’s needs.
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Figure S-3: FEMA Flood Hazard Zones
Dam Inundation
Dam inundation occurs when structural damage to a dam
results in a flood. Dam failure can occur due to an earthquake,
erosion, design flaw, or water overflow during storms. Dam
inundation maps represent the best estimate of where water
would flow in if a dam with a full reservoir suddenly failed
completely. Figure S-4 shows areas that would be affected in
the event of dam failure.
Nearly all of the land in Vernon lies within the potential
inundation areas for both Hansen Dam and Sepulveda Dam,
which are located in separate areas of the San Fernando
Valley, more than 20 miles northwest of the City. In the
unlikely event that a catastrophic earthquake causes the
collapse of either of these dams, water and debris would flow
to and then generally along the Los Angeles River in a fairly
narrow stream before spreading out over a swath of the
coastal plain several miles wide, including Vernon.
The official map from the U.S. Army Corps of Engineers
predicts that the flow from Sepulveda Dam, 24 miles away
from Vernon, would take more than eight hours to reach the
City. Flow from Hansen Dam, also 24 miles away, is predicted
to take more than 19 hours to reach Vernon. The flow from
either dam would probably peak at a depth of 2 feet in the
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vicinity of Vernon. The expected long delay between dam
breach and the arrival of the flow should give ample time for
emergency services to respond, as outlined in the City’s SEMS
Multi-Hazard Functional Plan (MHFP).
Figure S-4: Dam Inundation Areas
Windstorms
Windstorms present a potential hazard through their ability to
damage buildings and public facilities such as street traffic
control lights and public signs. In addition to the damage to
buildings, the most significant threat to public safety is from
flying debris. While this problem is not usually as severe as
that experienced in hurricanes or tornados, maintaining public
awareness of the hazard is important.
Regionally, the hot, dry Santa Ana winds can create severe
brushfire dangers, but this is not a particularly severe problem
in Vernon, as there is little vegetation.
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2.2 Human-caused Hazards
Risk of Explosion and Hazardous Materials Spills
Many varied materials of an explosive or hazardous nature are
stored and used by many businesses in Vernon. Because of
the industrial nature of the City, the geographic scope is
citywide. In addition, the presence of major rail lines and
transfer yards, together with the Long Beach Freeway (I-710)
and Alameda Corridor, which carry high volumes of truck
and train traffic to and from the ports, pose real threats in the
event of a spill.
To address local storage issues, the City Environmental Health
Department maintains a complete inventory of the locations
where hazardous materials are stored and used. A detailed
response program defines the actions to be taken by the Fire
Department and Environmental Health Department in the
event of a problem involving a spill or explosion. This
program focuses on the evacuation of persons, as well as
containment and cleanup.
With regard to terrorism concerns, possible targets in Vernon
include the major rail yards, power generation facilities, and
any business with significant volumes of hazardous materials.
Federal agencies are responsible for safe-guarding
transportation facilities, and Vernon will cooperate with these
agencies in these efforts. With regard to protection of local
businesses, routine patrol activities of the Police Department
and heightened training and vigilance are undertaken in order
to address these concerns. The City will provide Police
personnel with appropriate training to minimize such threats.
Hazardous Materials
Emergency Response operate
the Spartan Super Vac
Hazardous Materials Unit
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Fire Department
The Vernon Fire Department is rated as Class I by Insurance
Services Office, Inc., one of only ten cities in California and 35
nationwide to earn this distinction. The Department provides
a variety of emergency services, including fire protection,
emergency medical services, urban search and rescue, and
hazardous materials control.
Staff at each of Vernon’s four fire stations is fully trained for
fighting fires. Each station is equipped with three to six
response vehicles, but also has its own specialization. Fire
Station 1 at 3375 Fruitland Avenue serves both as Fire
Department headquarters and training center. The personnel
at Fire Station 2, rebuilt in 2007 at 4301 Santa Fe Avenue,
adjacent to City Hall, are all trained as hazardous materials
specialists. Paramedics trained in advanced life support at
Fire Station 3, at 2800 Soto Street, respond to all emergency
situations, and this station is also home to a squad trained in
all manners of urban search and rescue techniques. Despite
being in a completely urbanized area, Fire Station 4 sends
specialized personnel to respond to wildfires through the
statewide mutual aid system.
3.0 GOALS AND POLICIES
Vernon has fewer than 200 permanent residents, but the
employment population approaches 45,000 during a typical 24-
hour period. Police, fire, and paramedic facilities and
personnel must be adequate to provide services to this larger
community of workers. Public safety personnel must be
prepared to handle potential emergency situations of all kinds:
hazardous materials spills, explosions, earthquakes, and train
accidents. Additionally, as an industrial city, Vernon must be
prepared for the possibility of labor issues such as strikes
disrupting the City and requiring responses from public safety
personnel.
GOAL S-1
Minimize the risk to public health, safety, and welfare
associated with the presence of natural and human -caused
hazards.
POLICY S-1.1: Periodically update and maintain
the Multi-hazard Functional Plan in an effort to
identify potential contingencies and emergency
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conditions and define the necessary response by
public safety and other personnel.
POLICY S-1.2: Cooperate with other jurisdictions
in the southeast area of Los Angeles County to
maintain an up-to-date emergency response system
for the region.
POLICY S-1.3: Prepare and disseminate
information to residents and businesses on
preparing for and responding to a major
earthquake or potential terrorist threat.
POLICY S-1.4: Maintain the public water
distribution and supply system facilities to provide
adequate capacity to meet both everyday and
emergency fire-flow needs.
POLICY S-1.5: Coordinate with the Los Angeles
Unified School District for protection and or
evacuation of school children in the event of an
emergency condition, which could affect the
schools in or near Vernon.
GOAL S-2
Provide a high degree of protection for all residents and
workers from hazardous materials and the hazards
associated with transport of such materials.
POLICY S-2.1: Continue to support and encourage
State efforts to identify existing or previously
existing hazardous waste generators or disposal
sites in the City of Vernon.
POLICY S-2.2: Continue to require every business
to maintain a list of the chemicals and other
hazardous materials used or stored on site in
accordance with appropriate material safety data
sheets and otherwise in accordance with law, and
to provide that list to the Fire Department and
Environmental Health Department. Require that
the Fire Department and Environmental Health
Department to maintain a list of such materials and
the location where they are stored or used to
permit emergency personnel to respond
appropriately, if required.
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POLICY S-2.3: Permit new residential uses only
within the Housing Overlay District. Strategically
identify sites for new housing in areas determined
to be most compatible for housing with limited
hazard impacts.
GOAL S-3
Maintain high standards for the provision of City emergency
services.
POLICY S-3.1: Establish and implement plans for
continuity of government for Vernon in the event
of a catastrophe.
POLICY S-3.2: Require businesses handling,
transporting, or producing materials considered
acutely hazardous to prepare contingency plans for
accidents involving these chemicals.
POLICY S-3.3: Support the development and
continued updating of public safety education
programs.
POLICY S-3.4: Undertake steps to inform all
residents and businesses of the importance of
visible and clearly legible signs and street numbers
in shortening the response time of emergency
personnel.
POLICY S-3.5: Periodically review the City's
emergency service equipment to determine if it is
adequate to meet the needs of changing land uses
and development types.
POLICY S-3.6: Require new development projects
that necessitate the purchase of public safety
equipment to underwrite or share in purchase
costs.
POLICY S-3.7: Develop a new Emergency
Operations Center (EOC) with adequate space and
facilities to respond to any emergency situation
which may arise.
POLICY S-3.8: Continue to support the Vernon
Fire Department in its effort to maintain its high
rating.
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GOAL S-4
Provide a high degree of protection for all workers and
residents in the event of any disaster.
POLICY S-4.1: Review the risks related to a
possible train derailment or collision, and develop
appropriate response programs.
POLICY S-4.2: Review the design of new
development projects to consider public safety and
issues such as emergency access, defensible space,
and overall safety.
POLICY S-4.3: Design and maintain an effective
plan for the prompt evacuation of the City in the
event of a dam inundation or other major disaster
requiring the removal of workers or residents from
Vernon.
POLICY S-4.4: Identify facilities for use as
emergency/disaster shelters for those unable to
leave or required to stay within the City in the
event of a major disaster or emergency event.
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VERNON GENERAL PLAN
RESOURCES ELEMENT
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RESOURCES ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose
As a fully developed city, Vernon has few remaining natural
resources in the conventional sense of undeveloped land,
native vegetation, and wildlife habitat. The two natural
resources that are present and important are groundwater and
the air. Both have been affected by urban development, but
both sustain development in the City and respresent critical
regional resources. Vernon’s groundwater serves as a portion
of the City’s water supply. Clean air, of course, provides a
healthier environment and may help minimize some aspects
of global warming.
The open spaces that exist in Vernon are limited to privately
owned landscaping around buildings, utility easements, rail
yards, and the Los Angeles River.
Given the industrial nature of Vernon, expanses of open space
are not needed for recreational purposes. However, open
space does provide visual relief from hard urban surfaces.
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This Element establishes City policies intended to best manage
the limited available natural resources in Vernon and to
encourage continued participation in broader efforts to protect
the environment from harmful human activities.
1.2 Focus
This Resources Element combines two elements required by
the California Government Code–the Conservation Element
and the Open Space Element–and focuses on the protection
and preservation of resources within the City. In addition to
groundwater and air resources, additional resource issues
addressed are local open space, historic/cultural resources,
and the national issue of energy use.
2.0 IDENTIFYING AND PROTECTING LOCAL
RESOURCES
2.1 Water Quality and Supply
Potable water resources in Vernon are limited to the
groundwater basins that underlie the City (and surrounding
lands) and recycled water. Local groundwater is contained
within the Los Angeles River and Gaspar aquifers, which
supply a significant portion of the water used by businesses in
Vernon. Because these basins extend beneath surrounding
jurisdictions, activities both in Vernon and other cities affect
the quantity and quality of groundwater. Potential
contamination and depletion of the underground basins have
been historic concerns, and conditions are continuously
monitored to guard against possible interruption of supply.
Water quality standards established by federal and State
agencies and requirements for water quality monitoring
protect industrial users from contamination and ensure sage
drinking water supplies. In particular, National Pollution
Discharge Elimination Systems (NPDES) requirements
enforced by the State Regional Water Quality Control Board
require the control and clean up of surface runoff prior to its
discharge into storm drain systems and ultimately, into
groundwater basins or surface waters. State agencies continue
to press for percolation as a means of reclaiming stormwater
runoff, both as a mechanism to replenish aquifers and to allow
for continued natural cleaning processes. Given Vernon’s
built-out condition and the severe lack of open space, clean-up
and recharge via percolation proves difficult.
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As described in the Circulation and Infrastructure Element,
three water agencies supply water within Vernon (see Figure
CI-3). Most of the geographical are of Vernon is supplied by
the City’s Water Department. The California Water Service
Company (Cal Water), East Los Angeles District, Commerce
System serves some of the northeast portion of Vernon, and a
small portion of southeast Vernon is serviced by Maywood
Mutual Water Company Number 3.
Many of the food processing and other industries common in
Vernon are water-intensive uses. Analysis of water resources
for the City of Vernon Water Department, including supply
sources, is contained in the 2010 Urban Water Management Plan
(which is periodically updated). In 2005, water use in
Vernon’s service area was approximately 12,000 acre-feet per
year (AFY).1 By 2010, water use had decreased to
approximately 9,000 AFY. Of that, approximately 84 percent
of the water supply was obtained from groundwater sources.
Less than eight percent was purchased from the Central Basin
Municipal Water District (CBMWD), and slightly more than
eight percent came from recycled water supplies.
As reported in the City’s 2010 Urban Water Management Plan ,
water demand in 2025 is projected to increase to
approximately 13,800 AFY (which assumed construction of a
new power plant). As stated in the plan, Vernon’s
infrastructure is designed to meet a high level of demand from
the commercial and industrial sectors; associated water
demand may shift over time depending on current businesses
and industrial practices. By planning for this high level of
demand, sufficient flexibility is provided over the long term to
maintain the City’s business plan.
Water conservation programs are in place, and internal water
recycling by specific businesses helps reduce overall demand.
Because Vernon is built out, new businesses will simply
replace those that exist today, and water consumption over
time normally would not be expected to increase significantly.
By 2035, water supply is anticipated to increase substantially
(by approximately 145 percent) due largely to the increase in
supply from recycled water sources. The number of acre-feet
produced from the City Water Department’s wells is not
1 An acre-foot of water equals 325,851 gallons, or about the amount
of water a family of four consumes in a year.
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expected to substantially increase, and the amount purchased
from CBMWD is expected to approximately double. By 2035,
Vernon’s water supply profile is projected to be 37 percent
from groundwater, 10 percent from CBMWD, and 53 percent
from recycled sources. The majority of any new demand will
be served throught the use of recycled water, indicating the
City’s commitment to conservation of its water resources,
good water management practices, and sustainability of
resources.
Parts of northeastern Vernon are within California Water
Service Company’s (Cal Water’s) District. Since the area is
completely urbanized, annual growth is very slow; since 1980
the amount of water used in the service area has never
increased by more than 0.5 percent from year to year.
Only 30 of Maywood Mutual Water Company #3’s 2,000
service connections are in the City of Vernon; the rest are in
the Cities of Maywood and Bell. In 2006, Vernon’s
connections totaled 34.5 acre-feet of water usage. Early in 2007
a new Matheson Tri-Gas plant opened in this area, which had
been projected to add 150 annual acre-feet of usage, but has
instead shown to only use water commensurate with a 30 acre-
feet per year increase in water usage.
Maywood Mutual #3 currently derives all of its water supplies
from its own groundwater wells. Its three wells are capable of
producing approximately 4,500 acre-feet per year, and have
historically produced between 1,400 and 1,750 acre-feet per
year. Agreements are in place with the Metropolitan Water
District that would allow Maywood Mutual #3 to purchase
2,500 acre-feet of water per year if necessary, for a total
possible supply of 7,000 acre-feet per year. This would be
more than four times the current usage within Maywood
Mutual #3’s service area. Maywood Mutual #3 reports that
groundwater production is adequate for current and any
foreseen future demand.
2.2 Air Quality
The quality of the air in Southern California is determined by
many regional factors: prevailing winds, persistent inversion
conditions, the commute habits of 10 million-plus people
within the air basin, and the presence of major ports and
industry. Vernon lies within the South Coast Air Basin, a
geographic area that extends from the Pacific Ocean to the San
Gabriel Mountains, and from the Ventura County boundary
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east to the San Bernardino and San Jacinto Mountains. The air
basin is a non-attainment area for federal and State air quality
standards for ozone, particulate matter less than 10 microns in
diameter (PM10), particulate matter less than 2.5 microns in
diameter (PM2.5), and lead. The basin is a non-attainment area
for State standards with regard to nitrogen dioxide (NO2). The
South Coast Air Quality Management District (SCAQMD)
regulates air quality improvement programs within the basin
and works to improve regional air quality to achieve federal
and State standards.
At the local level, emissions from stationary sources (industry,
power plants, etc.) and from vehicles discharge chemicals and
particulate matter into the air, and these emissions are further
transformed in the atmosphere by photochemical action into
ozone and other health-threatening pollutants. As heavy
industry is prevalent in Vernon, most local businesses are
heavily regulated by SCAQMD. Emissions from trucks, cars,
and trains are regulated by State and federal agencies,
meaning the Vernon City Council and City staff have little
ability to affect those factors that most significantly contribute
to regional air quality conditions.
However, the City recognizes its responsibility to participate
in regional efforts to continue to improve air quality. City
programs in this regard include City purchase and use of
alternative fuel vehicles and fuel-efficient vehicles. In 2006,
about 3.5 percent of the vehicles owned by the City used
alternative fuels. As the City replaces its fleet of vehicles,
consideration and priority will be given to the purchase of
more vehicles using hybrid or electric engines or other
emerging technologies that replace fossil fuels.
Because motor vehicles represent a significant source of
pollutant emissions, one key approach to reducing emissions
is to reduce vehicle miles traveled. In 2006, businesses in
Vernon employed 44,225 workers locally. Many employers
have large workforces, offering opportunities for carpooling
and other ride-sharing arrangements. Also, many Metro bus
lines serve the City, and Blue Line light rail has stops that
readily serve Vernon businesses (provided one is willing to
walk or take bus connections from the train stations). The City
is in a position to encourage transit use and ride sharing by
serving as an information hub and clearinghouse for local
businesses. Reducing the volume of cars on local streets can
help reduce regional emissions and allow Vernon to
contribute to regional air quality improvements.
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2.3 Global Warming
In 2006, the California Legislature adopted AB 32, the Global
Warming Solutions Act of 2006, to address concerns regarding
the potential impact of climate change on the State’s economy
and the environment. The legislation requires the California
Air Resources Board to determine the level of greenhouse
gases produced in 1990 and outline strategies to ensure that
the level of emissions in 2020 do not exceed the 1990 level. The
overall goal is to establish a comprehensive program of
regulatory and market mechanisms to achieve real,
quantifiable, cost-effective reductions of greenhouse gas
emissions. Specifically, AB 32 (as codified in the California
Health and Safety Code) requires the California Air Resources
Board to:
Establish a statewide greenhouse gas emissions cap for
2020, based on 1990 emissions
Adopt mandatory reporting rules for significant
sources of greenhouse gases
Adopt a plan indicating how emission reductions will
be achieved from significant greenhouse gas sources
via regulations, market mechanisms, and other actions
Adopt regulations to achieve the maximum
technologically feasible and cost-effective reductions in
greenhouse gas, including provisions for using both
market mechanisms and alternative compliance
mechanisms
SB 375, passed into law in 2008, has the goal of fostering
development patterns—and more compact patterns in
particular—that reduce the need to drive, thereby reducing air
pollution from car exhaust, conserving water, and protecting
habitat, among other benefits. This law is designed to align
regional land use, housing, and transportation plans with
greenhouse gas reduction targets.
In Vernon, emissions are regulated by the Southern California
Air Quality District, as well as State and federal agencies. The
agencies have imposed regulations to reduce emissions from
both stationary and vehicular sources. These actions have led
to a substantial improvement in air quality in the Southern
California air basin and presumably have had a concurrent
effect on greenhouse gas emissions. Further reductions are
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anticipated as new requirements are imposed by current
legislation and regulations.
The City of Vernon is a built out city, and the General Plan
does not provide for any substantive increase in either square
footage in industrial development or substantive increases in
employment (see Table LU-1 in the Land Use Element).
Future residential development is limited pursuant to the
Land Use Element. This limited residential development will
provide a new housing opportunity for local workers to live
near places of employment in Vernon, furthering SB 375 goals.
Given the limited changes anticipated as part of this General
Plan, the issue of increased emissions resulting from growth is
not a significant concern.
2.4 Energy Supplies
Industrial businesses in Vernon require reliable energy
supplies for industrial processes and refrigeration. In 1932,
the citizens of Vernon supported a bond measure that
authorized the City to construct a power plant. This enabled
the City to build its own electric power generating plant—to
meet the needs of this “exclusively industrial city”. Since then,
the City has been able to provide reliable and comparatively
low-cost electric power to its customers. In 2005, the City
completed construction of the Malburg Generating Station, a
new natural-gas-powered power plant that provides electricity
to many businesses in Vernon.
The City recognizes that energy conservation benefits
consumers in the form of lower energy costs. Conservation
also reduces the need for construction of costly new energy
production facilities. Finally, conservation helps efforts to
improve regional air quality by reducing pollutant emissions
from older power generation plants in Southern California.
Vernon. The City is committed to working with local
businesses to help them be energy efficient and help keep rates
low.
2.5 Open Space
The major open space resources in Vernon consist of the Los
Angeles River Channel and utility easements. No riparian
habitat exists, as the Los Angeles River channel is concrete
lined along this portion of the river. Given the City’s industrial
character, Vernon does not contain and does not have a need
for public parks. Private open spaces on industrial properties
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are limited as well, as most buildings are built to the sidewalk
line, leaving limited area for on-site landscaping. Over time,
requirements for site-specific runoff control may result in
property owners devoting portions of setback or parking areas
to green space.
Additional green space may also be added through the middle
of Vernon if plans progress for the “re-greening” of the Los
Angeles River. The Los Angeles River Master Plan, adopted
by the Los Angeles County Board of Supervisors in 1996, calls
for a greenway along the bank, a trail and murals along the
west levee, an interpretive exhibit near the Bandini Avenue
crossing, and a passive park area near Atlantic Avenue. As of
2007, no funding source or preliminary plan for creation of
additional open space within the City of Vernon currently
exists.
2.6 Cultural Resources
In 1847, the Mexican militia fought U.S. troops under the
command of U.S. Army General Stephen Watts Kearny and
U.S. Navy Captain Robert F. Stockton along the San Gabriel
River. The battle of La Mesa, in present-day Vernon, occurred
on January 9, 1847 and ended with the Mexicans overwhelmed
by a strong American advance. On January 10, Mexican
leaders surrendered peacefully to the Americans, who
promptly occupied the city of Los Angeles.
Between 1847 and the early years of the twentieth century, the
lands that now comprise Vernon were dedicated largely to
agriculture, with John B. Leonis representing one of the key
ranchers/landholders in the area. Vernon incorporated in
1905 as an “exclusively industrial” city and was named after a
dirt road, Vernon Avenue, crossing its center. In the following
years, many diverse industries established major facilities in
the City, taking advantage of the rail access and, with the
construction in 1932 of a City -owned power plant, low-cost
electricity.
The industrial buildings that house these diverse industries
well serve their industrial functions, but also display
architecture representative of distinct periods and styles. The
busy building period of the 1920s and ‘30s produced several
Streamline Moderne structures, and wonderful brick buildings
can be found throughout the City. A notable landmark is the
Farmer John mural surrounding the company’s meat
processing facility on Vernon Avenue.
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Vernon will assist in the effort to preserve the memory of early
Los Angeles, and tell the story of its growth and development,
through taking and retaining photographs of buildings and
structures that may have architectural or historic interest.
3.0 GOALS AND POLICIES
GOAL R-1
Conserve and protect the region's water and energy
resources.
POLICY R-1.1: Encourage water conservation and
the use of recycled water in new developments and
by all industries.
POLICY R-1.2: Support the use of energy-saving
designs and equipment in all new development
and reconstruction projects.
POLICY R-1.3: Seek and pursue the most
practicable and cost-effective means of
implementing National Pollutant Discharge
Elimination Systems requirements.
GOAL R-2
Contribute to the continued gradual improvement of air
quality in the South Coast Air Basin.
POLICY R-2.1: Coordinate and cooperate with the
South Coast Air Quality Management District and
Southern California Association of Governments in
efforts to implement the regional Air Quality
Management Plan.
POLICY R-2.2: Encourage and facilitate the use of
public transportation to reduce emissions
associated with automobile use.
POLICY R-2.3: Continue to expand the number of
City-owned alternative fuels vehicles, hybrid
vehicles, and other energy-efficient vehicles as they
may be available.
POLICY R-2.4: Maximize the amount of clean
electrical power produced while minimizing
emissions from power production plants.
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POLICY R-2.5: Consult with the Gateway Cities
Council of Governments, regional planning
agencies, and surrounding municipalities to
coordinate land use, circulation, and infrastructure
improvement efforts.
GOAL R-3
Preserve established open spaces, and look for opportunities
to create new open space areas that can benefit the health
and welfare of workers and residents in Vernon.
POLICY R-3.1: Continue to maintain landscaped
areas at City facilities as appropriate.
POLICY R-3.2: Cooperate with regional efforts to
upgrade the appearance and open space value of
the Los Angeles River Channel.
POLICY R-3.3: Encourage private property owners
and industries to establish and maintain private
landscaped areas for the benefit of employees.
POLICY R-3.4: Continue the City's street tree
planting and tree maintenance programs.
GOAL R-4
Recognize and preserve Vernon’s contributions to the
industrial and architectural history of Los Angeles.
POLICY R-4.1: Expand available cultural resource
information by establishing a City-maintained
database of historic sites and facilities.
POLICY R-4.2: Support the efforts of interested
agencies or private organizations to undertake
surveys or other research efforts to document
buildings and places in Vernon of historic and/or
architectural significance.
POLICY R-4.3: Ensure compliance with CEQA
provisions regarding cultural resources at the time
buildings or places of identified or potential
historic or architectural merit are proposed for
demolition.
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POLICY R-4.4: Establish local programs and
practices that recognize places of local or other
historic significance.
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VERNON GENERAL PLAN
NOISE ELEMENT
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NOISE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose
The purpose of the Noise Element is to identify significant
sources of noise in Vernon and to identify ways to protect
people living and working in Vernon from extensive exposure
to excessive or unhealthy noise levels. Per the California
Administrative Code, all general plans must include a Noise
Element. The Noise Element sets the framework for working
toward and maintaining environmental noise control
appropriate to individual communities. The Element
establishes goals, policies, and programs that identify possible
approaches to protecting the business community and the few
people living in Vernon from excessive noise.
1.2 Focus
In recognition of the adverse health effects associated with
excessive noise, the California Government Code, Section
65302(f), identifies the types of community noise to be
addressed in the General Plan. The Noise Element is to
identify noise sources from:
Freeways and street systems;
Freight on-line railroad operations;
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Local industrial plants, including, but not limited to,
railroad classification yards; and
Other stationary ground noise sources identified by
local agencies as contributing to the community noise
environment.
Vernon is unique in that its status as an all-industrial
community establishes different sensitivities regarding noise
than those present in typical suburban or even mixed-use
urban areas. Local businesses are not significantly impacted by
higher noise levels that would not be appropriate in a
residential neighborhood or near schools, parks, or hospitals.
2.0 ABOUT NOISE
Noise is often defined as unwanted, excessive, or irksome
sound. Sound – and noise – consists of waves of energy that
we receive and interpret. To describe the character of a
particular noise, acousticians must have information about:
The amplitude and amplitude variation of the
acoustical wave,
The frequency (pitch) content of the noise, and
The duration of the noise.
2.1 Noise Metrics
Definitions of the most commonly used terms encountered in
community noise assessments and noise control are provided
in the General Plan Glossary. Of these terms, the A-weighted
sound pressure level, or dB(A), is the scale of measurement
that is most useful in community noise measurement. This
sound level is measured in decibels to provide a scale with the
range and characteristics most consistent with that of peoples'
sensitivity to sounds, as described below.
Since decibels are logarithmic units, sound pressure levels
cannot be added or subtracted by ordinary arithmetic means.
For example, if one automobile produces a sound pressure
level of 70 dB when it passes an observer, two cars passing
simultaneously would not produce 140 dB. In fact, they would
combine to produce 73 dB. This same principle can be applied
to other traffic quantities as well. In other words, doubling the
traffic volume on a street or the speed of the traffic will
increase the traffic noise level by 3 dB. Conversely, halving the
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traffic volume or speed will reduce the traffic noise level by 3
dB.
Sound pressure level alone is not a reliable indicator of
loudness. The frequency or pitch of a sound also has a
substantial effect on how humans will respond. While the
intensity of the sound is a purely physical quantity, the
loudness or human response depends on the characteristics of
the human ear.
Human hearing is limited not only to the range of audible
frequencies, but also in the way it perceives the sound
pressure level in that range. In general, the healthy human ear
is most sensitive to sounds between 1,000 hertz (Hz) and 5,000
Hz, and perceives both higher and lower frequency sounds of
the same magnitude with less intensity. To approximate the
frequency response of the human ear, a series of sound
pressure level adjustments is usually applied to the sound
measured by a sound level meter. The adjustments, or
weighting network, are frequency dependent.
The A-scale approximates the frequency response of the
average young ear when listening to most ordinary everyday
sounds. When people make relative judgments of the loudness
or annoyance of a sound, their judgments correlate well with
the A-scale sound levels of those sounds. A range of noise
levels associated with common indoor and outdoor activities
is shown in Figure N-1.
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Figure N-1: Examples of Noise Levels
The A-weighted sound level of traffic and other long-term
noise-producing activities within and around a community
varies considerably with time. Measurements of this varying
noise level are accomplished by recording values of the A-
weighted level during representative periods within a
specified portion of the day.
It is recognized that a given level of noise may be more or less
tolerable depending on the duration of exposure experienced
by an individual. There are numerous measures of noise
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exposure that consider not only the A-
level variation of noise but also the
duration of the disturbance. The State
Department of Aeronautics and the
California Commission on Housing
and Community Development have
adopted the community noise
equivalent level (CNEL). This measure
weights the average noise levels for the
evening hours (7:00 P.M. to 10:00 P.M.),
increasing them by 5 dB, and weights
the late evening and morning hour
noise levels (10:00 P.M. to 7:00 A.M.) by
10 dB. The daytime noise levels are
combined with these weighted levels
and are averaged to obtain a CNEL
value. Figure N-2 indicates the outdoor
CNEL at typical locations throughout
the Southern California area.
Figure N-2: Examples of Noise at
Southern California Locations
2.2 Noise and Health Effects
Sound levels which exceed 85 dB(A),
when experienced for long durations
during each working day, may result
in severe temporary or even
permanent hearing loss. State and
federal safety and health regulations
currently protect workers at levels of
exposure that exceed 90 dB(A) for each eight-hour workday.
Speech intelligibility is impaired when sound levels exceed 60
dB(A). The level of interference increases with sound level and
the distance between speaker and listener. Sound levels that
exceed 40 to 45 dB(A) are generally considered to be excessive
for sleeping areas within a residence.
2.3 Community Noise Standards
Vernon has established community noise standards to help
guide land use decisions and protect sensitive uses from
excessive noise levels, as shown in Figure N-3. Because the
City consists almost exclusively of industrial uses and policy
set forth in the Housing Element limits the construction of any
new housing to only a few specifically identified sites in
recognition of the hazards – including high noise levels –
associated with widespread industrial activity, these
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standards discourage any new noise-sensitive use that would
be incompatible with the City’s industrial focus. Similarly,
zoning regulations prohibit community facilities such as
schools, day care centers, and hospitals.
Figure N-3: Community Noise Standards
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3.0 NOISE ENVIRONMENT IN 2007
In 2007, the City conducted a comprehensive noise survey of
the community to document the noise environment.
Measurements were taken at eleven locations, including two
border locations in adjacent communities. Three
measurements consisted of 24-hour recordings of the sound
environment, and the balance were limited duration
measurements at representative locations throughout Vernon
and, as noted above, on the border of neighboring
communities. In conjunction with an update to the Land Use
and Housing Elements in 2013, focused noise measurements
were taken near locations considered for permanent and
emergency housing.
The most significant noise-producing activity within Vernon
involves the transportation systems: the arterial roadways and
train movements along regional rail lines. In addition, many
major manufacturing businesses create high noise levels.
The only noise-sensitive land uses within the City are
scattered residential units and the Vernon City
Elementary School. Residences largely are clustered in
four areas: on Vernon Avenue at Furlong Place, on
Vernon Avenue between Downey Road and Alcoa
Avenue, on Fruitland Avenue west of Downey Road,
and on 52nd Place east of Atlantic Boulevard. The
Emergency Shelter Overlay, which applies to a parcel
in the northwest corner of the City, could
accommodate emergency housing. Vernon City
Elementary School is located at the southwest corner of
Vernon Avenue and Santa Fe Avenue.
The adjacent communities of Huntington Park and
Maywood have residential neighborhoods and schools
along and near their boundaries with Vernon. Vernon
has long practiced good neighbor policies with respect
to these uses, cooperating with adjacent cities to
minimize noise impacts on sensitive uses.
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3.1 2007 CNEL Contours
The noise measurements were modeled to create a community-
wide “picture” of noise conditions. The CNEL contours for
major arterial roadways and the I-710 freeway within the City
were developed utilizing the Federal Highway
Administration’s Traffic Noise Model and traffic data obtained
from Caltrans and citywide traffic count data (2004-2007). The
railroad contours were developed based on Wyle
Laboratories’ computational procedures and on a computer
model developed by the Federal Transit Administration.
Operational data for the railroads was obtained from Amtrak
and Metrolink schedules, the Southern California Regional
Rail Authority, the Alameda Corridor Transit Authority, the
Union Pacific Company, and the Federal Railroad
Administration Office of Safety Analysis.
These noise measurements and modeling results collectively
can be represented by noise contour lines. Similar to the way
topographic maps show contours indicated elevation change,
the noise contour maps indicate decreasing noise levels as you
move away from the noise source. Figure N-4 illustrates the
noise contours for year 2007.
3.2 Transportation Noise Sources
Noise along Arterial Roadways
Figure N-4 shows that noise levels associated with truck and
automobile traffic along Vernon’s arterial roadways are 70
CNEL along the roadway frontages. With regard to the
gradual diminishment of noise as the receiver moves away
from the street, the modeling does not take into account the
mitigating effect of buildings that front the street.
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Noise Element
65
70
65
65
65
70
60 60
60 65
65
60
70 65 70
65
60
70
Last Update: Hogle Ireland, July 30, 2007.
Source: City of Vernon and Los Angeles County, 2006.
Feet
0 500 1,000 1,500 2,000
LEGEND
City Boundary
Freeway
Railroad
EXISTING (2007) NOISE CONTOURS
80 CNEL
75 CNEL
70 CNEL
65 CNEL
60 CNEL
Fi gu r e N - 4
2 007 N o i se Con t ou r s E 58th St 65 Clarendon Av 0 Formatted: French (France)
Formatted: French (France)
Formatted: French (France)
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N
o
i
s
e
E
l
e
m
e
n
t
-
9
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Freeway Noise
The CNEL generated in Vernon by traffic on the I-710 freeway
is as high as 80 dB. However, the land uses affected by the
traffic noise are largely industrial in nature and are not noise
sensitive.
Train Noise
The City is impacted by noise from train movements on six
primary rail lines, numerous spur lines, and activities at the
Burlington, Northern & Santa Fe (BNSF) rail yard, as well as at
the Union Pacific (UPRR) rail yard in the City of Commerce.
The CNEL associated with train movements in and through
Vernon is as high as 80 dB. However, the land uses affected by
the traffic noise are largely industrial in nature and are not
noise sensitive. The primary source of annoyance to residents
in the vicinity of the UPRR line adjacent to Downey Road is
train horn soundings at crossings.
3.3 Industrial Noise Sources
In general, industrial noise within the City is not considered
excessive because Vernon is a predominantly industrial city
with few noise-sensitive properties. However, at the few
scattered residences within the City, as well as at the Vernon
City Elementary School, noise levels can exceed generally
acceptable standards for these noise-sensitive uses. The impact
is primarily related to noise generated by loading dock
operations, trucks entering and leaving the area, and
mechanical equipment located both inside and outside
building.
Adjacent to the City of Vernon are residential neighborhoods
in the cities of Huntington Park and Maywood. Noise
measurements taken in 2006 indicated that while average
noise levels ranged up to 66.7 dB(A) and noise spikes
registered 87.6 dB(A) during daytime hours, the measured
CNELs of 61.5 dB in Huntington Park and 64 dB in Maywood
were less than the exterior CNEL standard of 70 dB for
residential properties in Vernon.
Vernon General Plan
Noise Element
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4.0 FUTURE
NOISE
ENVIRONMENT
Figure N-5 indicates
projected noise
contours for year
2030, assuming
growth in regional
traffic volumes
through Vernon and
anticipated activity
along rail lines, the
Alameda Corridor,
and the regional rail
lines.
Land use policy
provides for
continued industrial
use throughout the
community, with
provision for
commercial uses
within the
Commercial Overlay
to meet the needs of
the daytime
employee population
and allow for a
broader mix of uses
on aging industrial
sites. As indicated
above, land use
policy limits the
introduction of any
new noise-sensitive
uses to specifically
identified sites along
the edges of the City.
Thus, the City does
not anticipate any
new noise conflicts
will arise in Vernon
over the life of this
General Plan.
With regard to
existing conditions
where established
residences and
Vernon City Elementary School sometimes experience high
noise levels, the City works with surrounding businesses to
achieve noise standards established in the Zoning Ordinance.
5.0 GOALS AND POLICIES
As an industrial city, the aim of the Noise Element is to
address compatibility among neighboring businesses and
industries, and to work with adjacent communities to resolve
any conflicts that may be associated with individual
businesses along Vernon’s municipal boundary.
GOAL N-1
Reduce impacts from transportation noise sources to the
extent they may affect industrial businesses.
POLICY N-1.1: Encourage the effective enforcement of
local, state, and federal noise levels by all appropriate
City divisions.
POLICY N-1.2: Review noise impacts when rail
corridors are consolidated, and review ways to reduce
impacts on adjacent businesses.
POLICY N-1.3: Minimize adverse noise effects on new
residential developments through carefully planned
site design and construction approaches that limit
noise intrusion, wherever practical.
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Last Update: Hogle Ireland, July 30, 2007.
Source: City of Vernon and Los Angeles County, 2006.
Feet
0 500 1,000 1,500 2,000
LEGEND
City Boundary
Freeway
Railroad
FUTURE (2030) NOISE CONTOURS
80 CNEL
75 CNEL
70 CNEL
65 CNEL
60 CNEL
Fi gu r e N - 5
P r ojec t e d 2 0 3 0 N o i se C o n t o u r s
Formatted: French (France)
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GOAL N-2
Incorporate noise and vibration considerations into land use
planning decisions.
POLICY N-2.1: Consider the noise levels likely to be
produced by any new businesses or substantially
expanded business activities locating near existing
noise-sensitive uses such as schools, community
facilities, and residences, as well as adjacent to
established businesses involving vibration-sensitive
activities.
POLICY N-2.2: Encourage acoustical design in all new
construction.
POLICY N-2.3: Prohibit the establishment of new
noise-sensitive land uses in Vernon, including but not
limited to schools, day-care facilities, and community
facilities. Permit new residential uses only within the
Housing Overlay District, and require new
developments to incorporate appropriate noise
attenuation to achieve City noise standards.
GOAL N-3
Develop measures to control non-transportation noise and
similar impacts.
POLICY N-3.1: Continue to enforce the noise and
vibration performance standards in the City Code to
mitigate conflicts among neighboring uses.
POLICY N-3.2: Establish and maintain coordination
among City agencies involved in noise abatement.
POLICY N-3.3: City departments will comply with all
state and federal OSHA noise standards, and all new
City equipment purchases shall comply with state and
federal noise standards.
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VERNON GENERAL PLAN
APPENDIX A:
IMPLEMENTATION
PLAN
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Vernon General Plan
Implementation Plan
Implementation Plan A- 1
Appendix A:
Implementation Plan
This Implementation Plan guides City elected officials and staff in the overall effort to carry out
adopted General Plan goals and policies. The purpose of the implementation programs is to
enable the overall direction set forth in the General Plan to be translated from general terms to
specific actions.
Each implementation program is a procedure, program, or technique that requires City action,
either alone or in collaboration with non-governmental or quasi-governmental organizations or
state and federal agencies. Some of the implementation programs are processes or procedures
the City currently administers on a day-to-day basis (such as development project review),
while others identify new programs or projects. Completion of the identified programs will be
subject to funding constraints.
The implementation programs are organized into the following six subsections corresponding
to the General Plan elements:
Land Use Element
Circulation and Infrastructure Element
Housing Element
Safety Element
Natural Resources Element
Noise Element
Each implementation program relates directly to one or more General Plan policies, drawn from
the various General Plan elements. For each program, the related General Plan policies are
listed, along with the responsible City departments or other governmental agencies, the
recommended time frame, and likely funding source or sources.
The implementation programs are intended for use as the basis for preparing the Annual
Report to the City Council on the status of the City’s progress in implementing the General
Plan, as described in Section 65400 of the Government Code. Because many of the individual
actions and programs act as mitigation for environmental impacts resulting from planned
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development pursuant to the General Plan, the annual report can also provide a means of
monitoring application of the mitigation measures as required by Public Resources Code
Section 21081.6. The programs should be updated annually concurrent with the budget process
and whenever the City’s General Plan is amended or updated to ensure continued consistency
and usefulness.
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LAND USE ELEMENT
This section includes actions that will assist City officials, staff, and the public to implement the
goals and policies of the Land Use Element.
Action LU-1: Annual Review of General Plan. Annually review implementation of the
General Plan to identify the effect of land development and use on City revenues
and costs of providing public facilities and services.
Agency/Department: Community Services and Water Department
Funding Source: General Fund
Time Frame: Annually
Related Policies: All
Action LU-2: CEQA Compliance and Site Development Review. Comply with the California
Environmental Quality Act (CEQA) in the review of proposed development
projects. Use the review process to require projects to address environmental
concerns, fund needed public facilities, recognize groundwater resources and
water quality, minimize traffic impacts, be compatible with surrounding
development, and comply with all use and development standards of the City.
Agency/Department: Community Services and Water Department
Funding Source: Development Fees
Time Frame: Ongoing
Related Policies: All
Action LU-3: Capital Improvement Program. Continue to implement and update the Capital
Improvement Program (CIP) to address phasing and construction of roadway
and infrastructure improvements throughout the City. Use the five-year CIP
process to prioritize, finance, and complete projects identified in the CIP.
Update the CIP every two years to respond to changes in local priorities and
available funding sources.
Agency/Department: All departments associated with the CIP
Funding Source: Identified funding sources in the CIP
Time Frame: Annually
Related Policies: LU-2.6, CI-1.1, CI-1.5, CI-1.10, CI-1.11, R-2.3
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Action LU-4: Operating Budget. Continue to adopt and update the City’s Operating Budget
to maintain desired levels of City services and infrastructure.
Agency/Department: Finance Department
Funding Source: General Fund
Time Frame: Annually
Related Policies: LU-3.2, LU-3.3, LU-3.4, CI-2.4, CI-6.3, S-3.8, R-2.1
Action LU-5: Promote Manufacturing. Through zoning regulations and economic
development strategies and programs, promote manufacturing uses in the City.
Agency/Department: Community Services and Water Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: LU-1.1, LU-1.2, LU-1.4
Action LU-6: Lot Consolidation. Coordinate with property owners in consolidating and
merging properties for redevelopment of older and underutilized properties.
Agency/Department: Community Services and Water Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: LU-2.2, LU-2.4, LU-2.7
Action LU-7: Code Enforcement. Continue to enforce property maintenance standards, noise
regulations, and other property related regulatory standards in the Zoning Code,
City Code, and other City ordinances, in efforts to keep properties throughout
the City well maintained, and to prevent blight by neglect.
Agency/Department: Community Services and Water Department
Funding Source: General Funds
Time Frame: Ongoing
Related Policies: LU-2.3, LU-3.1, H-1.1, S-3.4
Action LU-8: Zoning Ordinance. Review and amend the Zoning Ordinance to ensure that the
purpose and intent of zoning classifications, overlays, and standards clearly
implement the description of relevant General Plan land use designations.
Agency/Department: Community Services and Water Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: LU-1.1, LU-1.2, LU-1.3, LU-1.4, LU-1.5
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CIRCULATION AND INFRASTRUCTURE
ELEMENT
This section includes actions that will assist City officials, staff, and the public to implement the
goals and policies of the Circulation and Infrastructure Element.
Action CI-1: Automated Traffic Surveillance and Control System (ATSAC). Conduct a
study to determine if ATSAC would be a beneficial and cost-effective system for
the City to operate and maintain.
Agency/Department: Community Services Department, Public Works Division
Funding Source: General Fund, State Gas Tax; grants
Time Frame: Complete by 2008
Related Policies: CI-1.11
Action CI-2: Traffic Control, Safety, and Maintenance. Complete intersection capacity
improvements, provide for the widening of Soto Street, and improve striping
and signage as set forth in the Circulation and Infrastructure Element and
General Plan Program EIR.
Agency/Department: Community Services Department, Public Works Division
Funding Source: State Gas Tax; grants; General Fund
Time Frame: Ongoing
Related Policies: CI-1.5, CI-1.6, CI-1.7, CI-1.12
Action CI-3: Soto Street Widening. At the time properties along Soto Street are redeveloped
or as otherwise dictated by City plans for the widening of Soto Street, require the
dedication of right-of-way to achieve the road standard for Soto Street
established in the Circulation and Infrastructure Element. Complete the road
widening project at the time adequate right-of-way has been acquired and/or
dedicated.
Agency/Department: Community Services Department, Planning and Public Works
Divisions
Funding Source: State Gas Tax; grants; General Fund
Time Frame: Ongoing for dedication; complete widening by 2015
Related Policies: CI-1.5, CI-1.6, CI-1.7, CI-1.12
Action CI-4: Coordinate with Adjacent Jurisdictions. Continue to coordinate intersection
maintenance and improvements with adjacent jurisdictions so that intersections
along Soto Street, Pacific Boulevard, Slaus on Avenue, Alameda Street, Atlantic
Boulevard, Bandini Boulevard, and Downey Road operate at an acceptable Level
of Service.
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Agency/Department: Community Services Department, Public Works Division
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: CI-1.8, CI-1.10
Action CI-5: Coordinate with Rail Companies. Coordinate with railroad companies in
removing obsolete rail spurs. Work to minimize traffic impacts to City streets
from trucks using Hobart Yard facilities and other multi-modal transportation
yards.
Agency/Department: Community Services Department, Planning and Public Works
Divisions
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: CI-1.2, CI-1.3, CI-1.11
Action CI-6: Interstate 710 Freeway Improvements. Work with Caltrans on all plans,
activities, and projects regarding Interstate 710 that may directly impact
Vernon’s roadway facilities and traffic patterns. Coordinate with the Gateway
Cities Council of Governments and Southern California Association of
Governments with studies and programs regarding the improvements to the I -
710 freeway.
Agency/Department: Community Services Department, Planning and Public Works
Divisions
Funding Source: General Funds; Redevelopment Fund
Time Frame: Ongoing
Related Policies: CI-1.10
Action CI-7: Minimize Parking Impacts. Work with businesses to develop creative strategies
and solutions to address parking shortages. Require new development projects
to meet the minimum parking standards in the Zoning Ordinance for both trucks
and automobiles, including truck trailer storage, employee parking, and visitor
parking.
Agency/Department: Community Services Department, Planning Division
Funding Source: Development Fees
Time Frame: Ongoing
Related Policies: CI-2.1, CI-2.2, CI-2.3, CI-2.4
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Action CI-8: Metropolitan Transportation Authority. Work with the Metropolitan
Transportation Authority (Metro) to achieve the following:
Implement the Metro’s Congestion Management Plan (CMP) within the City.
Continue to provide local and regional connections through Metro local and
rapid bus lines.
Improve access to local Metro stations.
Agency/Department: Community Services Department, Public Works Division
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: CI-1.8, CI-1.9, CI-1.12
Action CI-9: Water Services and Supplies. As needed, require studies to determine water
infrastructure requirements for future development projects, and determine
which recommendations should be incorporated into the design of projects. As
permitted by law, require the dedication of necessary rights-of-way and
construction of water infrastructure improvements for all new development
projects.
Agency/Department: Community Services Department, Water Department
Funding Source: Water Rates
Time Frame: Ongoing
Related Policies: CI-3.1, CI-3.2, CI-3.3, CI-3.4
Action CI-10: Urban Water Management Plan. Continue to implement and update Vernon’s
Urban Water Management Plan in an effort to provide long -term planning and
visioning for managing its water resources and providing a reliable supply of
water.
Agency/Department: Community Services Department, Water Department
Funding Source: Water Rates
Time Frame: Ongoing
Related Policies: CI-3.1, CI-3.3, S-1.4
Action CI-11: Water Quality. Continue to maintain the quality of Vernon's drinking water by
inspecting water well installations and monitoring general water quality.
Continue to take routine water samples at various locations in the City and
submit them to a water quality laboratory for analysis. Promote working with
water agencies that supply water to Vernon to ensure adequate water quality.
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Formatted: French (France)
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Agency/Department: Community Services Department, Water Department
Funding Source: Water Rates
Time Frame: Ongoing
Related Policies: CI-3.3
Action CI-12: Cross Connection Control Program. Continue to implement the Cross
Connection Control Program, which provides additional protection for the
drinking water system. The function of the program is to prevent the water
supply from being contaminated by the backflow of industrial fluids through the
inspection of water piping systems, and the permitting and installation of
specific plumbing devices at locations where there is a potential for backflow
resulting in contamination. Backflow prevention devices are required to be
tested annually by certified testers.
Agency/Department: Community Services Department, Water Department and
Environmental Health Department
Funding Source: Water Rates and Health Permit Fees
Time Frame: Ongoing
Related Policies: CI-3.1
Action CI-13: Energy. Continue to provide high quality electric and gas services to Vernon
businesses at competitive rates.
Agency/Department: Light and Power Department; Gas Department
Funding Source: Electric and Gas Rates
Time Frame: Ongoing
Related Policies: CI-6.1, CI-6.2, CI-6.3, CI-6.4, CI-6.5, R-1.2
Action CI-14: National Pollutant Discharge and Elimination System (NPDES) Compliance.
Prior to making land use decisions, the City will utilize available methods to
estimate increases in pollutant loads and flows resulting from projected future
development. In addition, applicants for new development and redevelopment
projects shall be required to demonstrate accomplishment of the following
NPDES objectives:
Use of Best Management Practices (BMPs) to mitigate projected increases in
pollutant loads and flows.
Minimized pollutant loading during and after construction.
Limited disturbance of natural water bodies and natural drainage systems.
Pollution prevention methods, source controls and treatment using small
collection strategies located at, or as close as possible to, the source.
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Formatted: French (France)
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Agency/Department: Environmental Health Department; Community Services and Water
Department
Funding Source: Development Fees
Time Frame: Ongoing
Related Policies: CI-5.4, R-1.3
Action CI-15: Wastewater Treatment Services and Sewer Maintenance and Upgrades. As
needed, require studies to determine sewer infrastructure requirements for
future development projects, and determine which recommendations should be
incorporated into the design of projects. As permitted by law, require the
dedication of necessary right -of-way and construction of sewer infrastructure
improvements for all new development projects. Continue to provide funding to
repair, maintain, and upgrade the City’s wastewater collection system.
Agency/Department: Community Services and Water Department, Public Works Division
Funding Source: Development Fees, General Fund
Time Frame: Ongoing
Related Policies: CI-4.1, CI-4.2, CI-4.3
Action CI-16: Storm Drain Maintenance and Quality. As needed, prepare studies to
determine the adequacy of the storm drain infrastructure for development
proposals and/or to prevent localized flooding. Require developers to
incorporate necessary improvements into the design of the project. Continue to
monitor storm drains and water quality in an ongoing effort to prevent pollution
of the storm drain system which leads directly to the Los Angeles River.
Continue to monitor storm water control activities through hazardous materials
inspections and continue to provide educational materials for businesses
regarding storm water pollution.
Agency/Department: Community Services and Water Department, Public Works Division;
Environmental Health Department
Funding Source: Health Permit Fees; development fees; General Fund
Time Frame: Ongoing
Related Policies: CI-5.1, CI-5.2, CI-5.3, CI-5.4
Action CI-17: Community Information. Continue to use communications services, such as the
City’s website, to inform interested parties of information regarding
announcements and upcoming events, as well as information about City
departments, business permitting requirements, etc.
Agency/Department: Information Technology Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: CI-7.1
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Formatted: French (France)
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Action CI-18: High Technology Services. Continue to offer fiber-optic cabling and other state- of-
the-art communication services to Vernon businesses. Encourage data centers to
locate in Vernon. Consider ways to provide wireless communications services to
all areas of the City.
Agency/Department: Information Technology Department
Funding Source: General Fund and Fiber Optic Rates
Time Frame: Ongoing
Related Policies: CI-7.1
Action CI-19: New Sidewalks and Ramps. Provide funding for new sidewalks and ramps
throughout the City. Place priority on replacing sidewalks that have been
identified as deficient and a hazard to the public safety.
Agency/Department: Community Services and Water Department, Public Works Division
Funding Source: City Parcel Tax; General Fund
Time Frame: Ongoing
Related Policies: CI-1.1
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HOUSING ELEMENT
Housing Element Implementation Programs are included in the Housing Element chapter.
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SAFETY ELEMENT
This section includes actions that will assist City officials, staff, and the public to implement the
goals and policies of the Safety Element.
Action S-1: Los Angeles County Flood Control District. Encourage the Los Angeles County
Flood Control District to regularly maintain flood control channels and
structures within its jurisdiction to protect properties from flood hazard, and to
complete necessary repairs in a timely manner.
Agency/Department: Community Services and Water Department, Public Works Division
Funding Source: Los Angeles County
Time Frame: Ongoing
Related Policies: S-4.3
Action S-2: Geologic Hazard Assessments. Pursuant to state law, geologic and/or
geotechnical studies are required for proposed new development projects
located in areas identified as susceptible to liquefaction. Compliance with the
recommendations set forth in site specific geologic and/or geotechnical studies
will be made a condition of the site development permit for all new development
projects.
Agency/Department: Community Services and Water Department, Building Division
Funding Source: Development Fees
Time Frame: Ongoing
Related Policies: S-1.1
Action S-3: Standardized Emergency Management System (SEMS) Multi-Hazard
Functional Plan. Continue to implement the City’s SEMS Multi-Hazard
Functional Plan according to requirements and provisions of the State’s
Standardized Emergency Management system. Establish community evacuation
routes and when necessary, provide emergency/disaster shelter facilities.
Agency/Department: Police and Fire Departments
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: S-1.1, S-1.5, S-3.1, S-3.7, S-4.1, S-4.3, S-4.4
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Action S-4: Water Department’s Emergency Response and Recovery Plan. Implement the
Emergency Response and Recovery Plan in the event of natural disasters,
technological incidents, and national securities emergencies to safeguard the
City’s water supply and service area.
Agency/Department: Community Services and Water Department
Funding Source: Water Rates
Time Frame: Ongoing
Related Policies: S-1.4
Action S-5: Adequate Public Safety and Emergency Response. Evaluate the need for
additional fire and police facilities and resources. Require adequate street
widths and clearance for emergency access.
Agency/Department: Vernon Police and Fire Departments; Community Services and Water
Department
Funding Source: General Funds; state and federal grants
Time Frame: Ongoing
Related Policies: S-1.2, S-1.3, S-1.5, S-3.3
Action S-6: City of Vernon Fire Department. Provide emergency response services to
Vernon businesses covering fire protection, medical emergencies, urban search
and rescue, and hazardous materials control. If the City budget permits,
continue to maintain the Class I rating for the Fire Department by the Insurance
Services Office and provide Vernon’s fire personnel with the most advanced fire
and rescue training and with state-of the-art equipment and apparatus.
Agency/Department: Fire Department
Funding Source: General Fund; State and federal grants
Time Frame: Ongoing
Related Policies: S-3.3, S-3.4, S-3.5, S-3.6, S-3.8, S-4.2
Action S-7: Hazardous Materials Monitoring Program (Ordinance 961). Continue to
implement the Hazardous Materials Monitoring Program that monitors
establishments where hazardous materials are produced, stored, handled,
disposed of, treated, emitted, discharged, or recycled. The Program also directs
and coordinates emergency response in the event of releases of hazardous
materials.
Agency/Department: Environmental Health and Fire Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: S-2.1, S-2.2, S-3.2
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Action S-8: Hazardous Waste. Continue to implement activities so that hazardous wastes
generated by Vernon businesses are handled and disposed according to fede ral,
state, and local regulations. Assist businesses and consultants in the preparation
and oversight of site assessments and mitigation activities. To minimize present
and future threats to human health and the environment, the program actively
promotes waste reduction options for hazardous waste generators.
Agency/Department: Environmental Health Department
Funding Source: Permit Fees
Time Frame: Ongoing
Related Policies: S-2.1, S-2.2, S-3.2
Action S-9: Underground Storage of Hazardous Substances (Ordinance 944). Continue to
implement the Underground Storage of Hazardous Substances program to
regulate the permitting, inspection, installation, and removal of underground
tanks. Operating permits are issued following the proper installation and testing
of tank systems with appropriate leak detection equipment.
Agency/Department: Environmental Health Department
Funding Source: Permit Fees
Time Frame: Ongoing
Related Policies: S-2.1, S-2.2, S-3.2
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RESOURCES ELEMENT
This section includes actions that will assist City officials, staff, and the public to implement the
goals and policies of the Resources Element.
Action R-1: Support Water Conservation. Conduct public education to raise business and
property owner awareness about the need for water conservation. Use the City’s
website to promote and encourage the use of water conservation activities and
water-conserving fixtures for industrial businesses.
Agency/Department: Community Services and Water Department; Public Works
Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: CI-3.4, R-1.1
Action R-2: Promote Energy Conservation. Continue to promote energy conservation by the
public and private sector. Continue to implement Title 24 standards in building
codes and work with energy providers to encourage energy conservation
activities and promote energy conservation programs. Use the City website and
City events to educate the public about the availability of energy conservation
programs.
Agency/Department: Community Services and Water Department, Building Division; Light
and Power Department; Gas Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: R-1.2
Action R-3: Enforce Title 24 Building Codes. Update building code as needed to adhere to
the most recent California’s State Title 24 Building Codes, including the Energy
and the California Green Building Standards Code, to ensure more energy-
efficient development.
Agency/Department: Community Services and Water Department, Building Division
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: R-1.2
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Action R-4: Coordinate with Other Agencies. Continue to participate and coordinate with
the South Coast Air Quality Management District (SCAQMD) and neighboring
jurisdictions to identify and encourage projects that improve mobility and
reduce congestion on major roadways. Implement and interpret the General
Plan in a manner consistent with SCAQMD’s Air Quality Management Plan.
Agency/Department: Community Services and Water Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: R-2.1. R-2.2. R-2.3, R-2.4
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NOISE ELEMENT
This section includes actions that will assist City officials, staff, and the public to implement the
goals and policies of the Noise Element.
Action N-1: Noise Regulations.
Continue to enforce City noise regulations contained in the Zoning Ordinance to
protect residents and school children from excessive noise levels associated with
stationary noise sources. Periodically evaluate regulations for adequacy and
revise, as needed, to address community needs and changes in legislation and
technology.
Agency/Department: Community Services and Water Department; Environmental Health
Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: N-1.1, N-1.2, N-1.3, N-2.1, N-2.2, N-3.1, N-3.2, N-3.3
Action N-2: Siting of New Businesses near Noise-sensitive Land Uses.
Review development proposals at properties to determine whether the proposed
use has the potential to exceed City one-hour noise standards. As appropriate,
require acoustical analyses for all proposed activities that have the potential to
exceed the standards, and require mitigation measures if noise analyses show an
increase in noise levels beyond the City standards.
Agency/Department: Community Services and Water Department; Environmental Health
Department
Funding Source: General Fund
Time Frame: Ongoing
Related Policies: N-1.1, N-1.2, N-1.3, N-2.1, N-2.2, N-3.1, N-3.2, N-3.3
Action N-3: Noise Insulation Standards.
Implement provisions of the California Noise Insulation Standards (Title 24) that
specify that indoor noise levels for multi-family residential living spaces shall
not exceed 45 dB CNEL.
Agency/Department: Community Services and Water Department
Funding Source: Development Fees
Time Frame: Ongoing
Related Policies: N-1.1, N-1.2, N-1.3, N-2.1, N-2.2, N-3.1, N-3.2
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VERNON GENERAL PLAN
APPENDIX B:
GLOSSARY
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GLOSSARY
This Glossary draws from the California General Plan Glossary (from the State of
California General Plan Guidelines) as the basis for definitions of abbreviations and
terms used in the Vernon General Plan. Additional definitions have been added that are
specific to Vernon.
Access: A way of approaching or entering a property, including ingress (the right to
enter) and egress (the right to leave).
Affordable Housing: Under state and federal statutes, housing that costs no more than
30 percent of gross household income. Housing costs include rent or mortgage
payments, utilities, taxes, insurance, homeowner association fees, and other related
costs.
Air Basin: A geographical area in California defined as a distinct air basin for the
purpose of managing the air resources of the state on a regional basis. An air basin
generally has similar meteorological and geographic conditions throughout.
Air Quality Standards: The prescribed (by the Environmental Protection Agency and
the California Air Resources Board) level of pollutants in the outside air that cannot be
exceeded legally during a specified time in a specified geographical area.
Ancillary Use: An activity or use on a property that is directly related to a main use on
the same property, and is subordinate and directly related to, and dependent upon, a
principal use, building or structure.
Aquifer: An underground, water-bearing layer of earth, porous rock, sand, or gravel
through which water can seep or held in natural storage. Aquifers generally hold water
to be used as a water supply.
Arterial: A major street carrying the traffic of local and collector streets to and from
freeways and other major streets, with controlled intersections and generally providing
direct access to nonresidential properties.
At-grade intersection: A junction at which two or more transport axes cross at the same
level.
A-Weighted Decibel (dBA): A numerical method of rating human judgment of
loudness. The A-weighted scale reduces the effects of low and high frequencies in order
to simulate human hearing.
Biodiesel: A diesel-equivalent processed fuel derived from biological sources (such as
vegetable oils) which can be used in unmodified diesel-engine vehicles.
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California Environmental Quality Act (CEQA): A state law enacted in 1971 that
requires governmental agencies at all levels to consider the impact proposed projects
may have on the environment.
Caltrans: California Department of Transportation
Census: The official decennial enumeration of the population conducted by the federal
government.
City: City, with a capital "C," generally refers to the government or administration of the
City of Vernon. City, with a lower case "c" may mean any city.
Conservation: The management of natural resources to prevent waste, destruction, or
neglect.
CNEL: Community Noise Equivalent Level. In order to account for increased human
sensitivity at night, this measure weights the average noise level at night by add ing five
dB to the measurement during the 7:00 P.M. to 10:00 P.M. time period and an additional
ten dB on noise measured during the 10: P.M. to 7:00 A.M. time period. Vernon uses this
measure in its noise standard.
Collector: A relatively low-speed and low-volume street for moving traffic between
arterial and local streets, and generally providing direct access to properties.
Councils of Governments: Regional bodies that exist throughout the United States,
typically defined to serve an area of several counties, and address issues such as regional
and municipal planning, economic and community development, cartography and GIS,
hazard mitigation and emergency planning, aging services, water use, pollution control,
transit administration, and transportation planning. Vernon is part of the Gateway Cities
Council of Governments (COG).
Compatibility: The characteristics of different uses or activities that permit them to be
located near each other in harmony and without conflict. The designation of permitted
and conditionally permitted uses in zoning districts is intended to achieve compatibility
within the district.
Consistent: Free from variation or contradiction.
Dam inundation: Structural damage to a dam resulting in a flood. Dam failure can
occur due to an earthquake, erosion, design flaw, or water overflow during storms.
Decibel (dB): A unit measuring the magnitude of a sound, equal to the logarithm of the
ratio of the intensity of the sound to the intensity of an arbitrarily chosen standard
sound, specifically a sound just barely audible to an unimpaired human ear. For
environmental noise from aircraft and other transportation sources, an A-weighted
sound level (abbreviated dBA) is normally used. The A-weighting scale adjusts the
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values of different sound frequencies to approximate the auditory sensitivity of the
human ear.
Dedication: The turning over by an owner or developer of private land for public use,
and the acceptance of land for such use by the governmental agency having jurisdiction
over the public function for which it will be used.
Derailment: An accident on a railway whereby a train leaves the rails.
Designation: A generalized category of land use type, with associated standards of use
and development.
Development: Development has the meaning of Section 65927 (California Government
Code) and is also any human-caused change to improved or unimproved real estate that
requires a permit or approval from any agency of the city or county, including but not
limited to, buildings or other structures, mining, dredging, filling, grading, paving,
excavation or drilling operations and storage of materials. “Development” means, on
land, in or under water, the placement or erection of any solid material or structure;
discharge or disposal of any dredged material or of any gaseous, liquid, solid, or
thermal waste; grading, removing, dredging, mining or extraction of any materials;
change in the density or intensity of use of land, including, but not limited to,
subdivision pursuant to the Subdivision Map Act (commencing with Section 66410 of
the Government Code), and any other division of land except where the land division is
brought about in connection with the purchase of such land by a public agency for
public recreational use; change in the intensity of use of water, or of access thereto;
construction, reconstruction, demolition, or alteration of the size of any structure,
including any facility of any private, public, or municipal utility; and the removal or
harvesting of major vegetation other than for agricultural purposes, kelp harvesting, and
timber operations which are in accordance with a timber harvesting plan submitted
pursuant to the provisions of the Z’berg-Nejedly Forest Practice Act of 1973
(commencing with Section 4511 of the Public Resources Code). As used in this section,
“structure” includes, but is not limited to, any building, road, pipe, flume conduit,
siphon, aqueduct, telephone line, and electrical power transmission and distribution
line. “Development” does not mean a “change of organization”, as defined in
Government Code Section 56021 or a “reorganization”, as defined in Government Code
Section 56073.
Element: A division of the General Plan referring to a topic area for which goals,
policies, and programs are defined (e.g., land use, housing, circulation).
EPA (Environmental Protection Agency): The United States agency charged with
setting policy and guidelines and carrying out legal mandates for the protection of
national interests in environmental resources.
Fault: A fracture in the earth's crust forming a boundary between rock masses that have
shifted.
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Floor-Area Ratio (FAR): The floor area of the building or buildings on a site or lot
divided by the area of the site or lot.
General Plan: A legal document which takes the form of a map and accompanying text
adopted by the local legislative body. The plan is a compendium of policies regarding
the long-term development of a jurisdiction. The state requires the preparation of se ven
elements or divisions as part of the plan: land use, housing, circulation, conservation,
open space, noise, and safety.
Ground Shaking: Ground movement resulting from the transmission of seismic waves
during an earthquake.
Groundwater: The supply of fresh water under the ground surface in an aquifer or soil
that forms a natural reservoir.
Hazardous Materials: An injurious substance, including pesticides, herbicides, toxic
metals and chemicals, liquefied natural gas, explosives, volatile chemicals, an d nuclear
fuels.
Historic: A historic building or site is one that is noteworthy for its significance in local,
state, or national history or culture, its architecture or design, or its works of art,
memorabilia, or artifacts.
Household: According to the Census, a household is all persons living in a dwelling
unit, whether or not they are related. Both a single person living in an apartment and a
family living in a house are considered households.
Implementation: An action, procedure, program, or technique that carries out General
Plan policy.
Intensity: the total building square footage, percent of lot coverage, or floor -area ratio
established on a property. For the purposes of this General Plan, the intensity of non -
residential development is described through the use of floor-area ratio.
Intersection: Where two or more roads cross at grade.
Intersection Capacity Utilization (ICU): A tool for measuring a roadway intersection's
capacity. The method is applied using peak hour volumes and considers the geometric
configuration of intersections when measuring capacity.
Land Use: A description of how land is occupied or used.
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Level of Service (LOS): The efficiency and quality of traffic operations. Six categories of
LOS – the letter designations A to F – are used to identify traffic conditions, with LOS A
representing excellent conditions and LOS F representing extreme congestion.
Liquefaction: A process by which water saturated granular soils transform from a solid
to a liquid state due to groundshaking. This phenomenon usually results from shaking
from energy waves released in an earthquake.
Local Street: A street providing direct access to properties and designed to discourage
through traffic.
Lot: A legally recognized parcel of land abutting on one or more public or city-approved
private streets.
Lot coverage: The percentage of the total lot area covered by structures.
Lot line: A line bounding a lot as described in a property survey.
Mitigate: To ameliorate, alleviate, or avoid to the extent reasonably feasible.
Noise: Any sound which exceeds the appropriate actual or presumed ambient noise
level which annoys or tends to disturb humans, or which causes or tends to cause an
adverse psychological or physiological effect on humans.
Noise Contours: Continuous lines of equal noise level usually drawn around a noise
source, such as an airport or highway. The lines are generally drawn in five -decibel
increments so that they resemble elevation contours in topographic maps.
Nonconforming Use: An established use of a building or land which was legally
initiated but which does not conform to the present code because of subsequent changes
in land use regulations.
Open Space (general descriptive term): Land without buildings. This is a general,
descriptive term which places no restrictions on the use of the land. The definition of
open space includes constructed open space (e.g. parks and plazas) and natural open
space (essentially unimproved, with native habitat).
Overcrowding: The federal government defines an overcrowded household as one with
more than one person per room, excluding bathrooms, kitchens, hallways, and porches.
Severely overcrowded households are households with greater than 1.5 persons per
room.
Overlay: A land use designation or a zoning designation that modifies the basic
underlying designation in some specific manner.
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Overpayment: State and federal standards specify overpayment occurs if a household
pays 30 percent or more of its gross income on housing.
Parcel: The basic unit of land entitlement. A designated area of land established by
plat, subdivision, or otherwise legally defined and permitted to be used or built upon.
Planning Area: The planning area is the land areas addressed by the General Plan. For a
city, the planning area boundary typically coincides with the sphere of influence and
encompasses land both within the City limits and potentially annexable land.
PM (Particulate matter): Solid or liquid particles of soot, dust, smoke, fumes, and
aerosols.
PM10: Particulate matter less than 10 microns. A major air pollutant consisting of tiny
solid or liquid particles of soot, dust, smoke, fumes and aerosols. The size of the
particles (10 microns or smaller, about 0.0004 inches or less) allows them to easily enter
the air sacs in the lungs where they may be deposited, resulting in adverse health effects.
PM10 also causes visibility reduction and is a criteria air pollutant.
Private: Of or concerning a particular person or group; not owned by a government
body.
Public: Of the people as a whole, or for the use and benefit of all.
Rail yard: A complex series of railroad tracks for storing, sorting, or loading/unloading,
railroad cars and/or locomotives. Yards may have multiple industries adjacent to them
where railroad cars are loaded or unloaded and then stored before they move on to their
new destination.
Reclaimed water: Former wastewater (sewage) that has been treated and purified for
reuse, rather than discharged into a body of water. Also known as recycled water.
Recycled water: See “reclaimed water.”
Redevelopment: Redevelopment, under the California Community Redevelopment
Law, is a process with the authority, scope, and financing mechanisms necessary to
provide stimulus to reverse current negative business trends, remedy blight, provide job
development incentives, and create a new image for a community. It provides for the
planning, development, redesign, clearance, reconstruction, or rehabilitation, or any
combination of these, and the provision of public and private improvements as may be
appropriate or necessary in the interest of the general welfare. In a more general sense,
redevelopment is a process in which existing development and use of land is replaced
with newer development and/or use.
Regional: Pertaining to activities or economies at a scale greater than that of a single
jurisdiction and affecting a broad homogeneous area.
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Regional Housing Needs Assessment (RHNA): The Regional Housing Needs
Assessment (RHNA) is based on State of California projections of population growth
and housing unit demand and assigns a share of the region's future housing need to
each jurisdiction within the SCAG (Southern California Association of Governments)
region. These housing need numbers serve as the basis for the update of the Housing
Element in each California city and county.
Regulation: A rule or order prescribed for managing government.
Remediation: Removal of pollution or contaminants from environmental media such as
soil, groundwater, sediment, or surface water for the general protection of human health
and the environment.
Rendering: Rendering is a process that converts waste animal tissue into stable, value -
added materials. Rendering can refer generally to any processing of animal byproducts
into more useful materials, or more narrowly to the rendering of whole animal fatty
tissue into purified fats like lard or suet.
Right-of-way: A strip of land occupied or intended to be occupied by certain
transportation and public use facilities, such as roads, railroads, and utility lines.
Sanitary Sewer: A system of subterranean conduits that carries refuse liquids or waste
matter to a plant where the sewage is treated, as contrasted with storm drainage systems
(that carry surface water) and septic tanks or leach fields (that hold refuse liquids and
waste matter on site).
Seismic: Caused by or subject to earthquakes or earth vibrations.
Setback: The distance from a defined point of line governing the placement of buildings,
structures, parking, or uses on a lot.
Sewer: Any pipe or conduit used to collect and carry away wastewater from the
generating source to a treatment plant or discharge outfall.
Site: A parcel of land used or intended for one use or a group of uses and having
frontage on a public or an approved private street.
Slaughtering: The killing of animals to produce food products.
Southern California Association of Governments (SCAG): The Southern California
Association of Governments is a regional planning agency that encompasses six
counties: Imperial, Riverside, San Bernardino, Orange, Los Angeles, and Ventura.
SCAG is responsible for preparation of the Regional Housing Needs Assessment
(RHNA).
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Special Needs Groups: Those segments of the population which have a more difficult
time finding decent affordable housing due to special circumstances. Under state
planning law, these special needs groups consist of seniors, disabled, large households,
female-headed households with children, farmworkers, homeless, and students.
Special Assessment District: A unique geographic area in which the market value of
real estate is enhanced due to the influence of a public improvement and in which a tax
is apportioned to recover the costs of the public improvement.
Sphere of Influence: The probable physical boundaries and service area of a local
agency, as determined by the Local Agency Formation Commission of the county.
Spur rail line: A short side track that connects with the main track of a railroad system.
Standards: (1) A rule or measure establishing a level of quality or quantity that must be
complied with or satisfied. The California Government Code (Section 65302) requires
that General Plans describe "standards". Examples of standards might include the
number of acres of parkland per 1,000 population that the community will attempt to
acquire and improve. (2) Requirements in a zoning ordinance that govern building and
development as distinguished from use restrictions; for example, site design regulations
such as lot area, height limit, frontage, landscaping, and floor area ratio.
Stormwater runoff: Stormwater is a term used to describe water that originates during
precipitation events or runoff water from overwatering that enters the stormwater
system. Stormwater that does not soak into the ground becomes surface runoff, which
either flows into surface waterways or is channeled into storm sewers.
Subdivision: The division of a tract of land into defined lots, either improved or
unimproved, which can be separately conveyed by sale or lease, and which can be
altered or developed. "Subdivision" includes a condominium project as defined in
Section 1350 of the California Civil Code and a community apartment project as defined
in Section 11004 of the Business and Professions Code.
Tax increment: Additional tax revenues that result from increases in property values
within a redevelopment area. State law permits the tax increment to be earmarked for
redevelopment purposes but requires at least 20 percent to be used to increase and
improve the community’s supply of affordable housing.
Toxic: Poisonous.
Traffic Model: A mathematical representation of traffic movement within an area or
region based on observed relationships between the kind and intensity of development
in specific areas.
Units At-Risk of Conversion: Housing units that are currently restricted to low -income
housing use and will become unrestricted and possibly be lost as low-income housing.
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Use: The purpose for which land or a building is designed, arranged, or intended, or for
which the land or building may be occupied or maintained.
Vacant: Lands or buildings that are not actively used for any purpose.
Volume-to-Capacity Ratio (V/C): A ratio between volume and theoretical roadway
capacity, V/C is used to measure the performance of roadway facilities. Volume is
established either by a traffic count (in the case of current volumes) or by a forecast for a
future point in time. Capacity refers to the vehicle carrying ability of a roadway at free
flow speed.
Zoning: The division of a city or county by legislative regulations into areas, or zones,
which specify allowable uses for real property and size restri ctions for buildings within
these areas; a program that implements policies of the General Plan. Requirements vary
between zones, but they must be uniform within the same zone. The Zoning Code
consists of a map and text. Vernon refers to its zoning code as the Zoning Ordinance.
Zoning Map: The officially adopted zoning map of the city specifying the location of
zoning districts within all geographic areas of the city.
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VERNON GENERAL PLAN
APPENDIX C
HOUSING ELEMENT
APPENDIX
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Vernon General Plan
Housing Element
Residential Units within the City of Vernon Jurisdiction
1. 3376 E. 50th Street
2. 3378 E. 50th Street
3. 3380 E. 50th Street
4. 3382 E. 50th Street
5. 3384 E. 50th Street
6. 3386 E. 50th Street
7. 3388 E. 50th Street
8. 3390 E. 50th Street
9. 3345 Fruitland Avenue
10. 3349 Fruitland Avenue
11. 3353 Fruitland Avenue
12. 3357 Fruitland Avenue
13. 3361 Fruitland Avenue
14. 3365 Fruitland Avenue
15. 4321 Furlong Place
16. 4322 Furlong Place
19. 4325 Furlong Place
17. 4323 Furlong Place
18. 4324 Furlong Place
20. 4326 Furlong Place
21. 4327 Furlong Place
22. 4328 Furlong Place
23. 4329 Furlong Place
24. 4330 Furlong Place
25. 2328 E. Vernon Avenue
26. 2332 E. Vernon Avenue
27. 2334 E. Vernon Avenue
28. 3550 E. Vernon Avenue
29. 3560 E. Vernon Avenue
30. 2801 Leonis Boulevard
31. 2833 Leonis Boulevard
Housing Element Appendix –C- 1
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17.04.020 Purpose and intent.
The purpose of this title is to consolidate and coordinate all existing zoning regulations
and provisions into one comprehensive zoning plan that designates, regulates, and
restricts the use, location, and size of buildings, ancillary structures, and land for
industrial uses and other permitted purposes and that establishes performance and
development standards in order to protect the public health, safety, and welfare. To
achieve these purposes, this title establishes one zones within the City (Industrial) and
various overlay zones of such number, shape, and area as have been deemed best
suited to carry out these regulations and provide for the administration and enforcement
of said regulations. It is declared that in the enactment of this title, the City Council has
given due and special consideration to the industrial nature of the City, and to the City’s
continuing focus on providing a suitable location for industry and the infrastructure and
services required to serve industrial activities. The City’s intent is to continue to support
the ongoing industrial character of the City, while recognizing the changing industrial
environment throughout the United States and globally, and to respond appropriately.
The City Council has further seriously considered the impact of the City’s pervasive
historically industrial environment and resulting land use incompatibilities with certain
other uses as a result of, among other issues, the storage, use, transportation, and
processing of hazardous materials; background contamination; noxious odors; noise
pollution; and truck and railroad traffic throughout the City. (Prior code § 26.1.2)
17.16.020 Definitions.
“Adult or sexually oriented businesses” shall have the same meaning as defined in
Chapter 5.04, “Business License and Regulations,” Chapter 5.40, “Adult or Sexually
Oriented Businesses” (See Section 5.40.020 of this Code), and shall be deemed to be a
First Amendment protected use.
“Amendment” means a change in the wording, context, or substance of this title or a
change in the zone or overlay zone boundaries or zone or overlay zone classifications
upon the Zoning Map.
“Ancillary structure” means any structure that is built or constructed to be used in
connection with the use of the property on which it is located, including items such as a
fence, wall, steps, sign, or other structure built or composed of parts joined together in
some definite manner, excluding a building, and shall also include any equipment
anchored to the ground.
“Ancillary retail use” means a retail use customarily incidental or subordinate to a
person’s permitted use, as further described in Section 17.24.040(B) that does not
occupy more than 10% of the gross floor area occupied by the person’s permitted use.
Any retail activity exceeding this limit shall be considered a primary use of property and
subject to the land use regulations applicable to such use. Ancillary retail use shall not
include mail-order or internet sales in connection with a permitted use.
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“Ancillary use” means a use customarily incidental or subordinate to a person’s
permitted use, as further described in Section 17.24.020(H), such as office space or
showroom space that does not occupy more than 20% of the gross floor area occupied
by the person’s permitted use. ancillary use shall include mail-order or internet sales in
connection with a permitted use.
“Art galleries” means a physical location where art is shown to the public and may be
made available for purchase.
“Artisan Industrial” means industrial uses under 5,000 square feet per space which do
not produce noise, vibration, fire hazard or noxious emissions that would disturb or
endanger neighboring units or properties. Examples include artist and artisan studios,
custom manufacturing, photofinishing or photography studios, commercial kitchens, and
print shops.
Auto Wrecker. See “Junk or salvage business.”
“Awning” means an architectural projection that provides weather protection, identity, or
decoration, and which projects from and is wholly supported by the exterior wall of a
building to which it is attached, requiring no additional structure(s) for support. An
awning is typically composed of canvas or other similar material.
“Bars ” means establishments that primarily serve alcoholic beverages (not including
restaurants that primarily serve food, and that also serve alcoholic beverages),
including, without limitation, bars, breweries, taverns, lounges, and nightclubs.
NightlifeBar shall not include an adult or sexually oriented business, even if it serves
alcoholic beverages.
“Big box retail” means a retail use with individual tenant space(s) over forty thousand
(40,000) square feet housed in a newly constructed standalone commercial building.
These types of uses engage in selling goods or merchandise to the general public as
well as to other retailers, contractors, or businesses, and rendering services incidental
to the sale of the goods.
Billboard. See “Outdoor advertising structure.”
“Building” means any structure having a permanent roof supported by columns or walls
and attached to the ground.
“Canopy” means any fixed roof-like structure or architectural projection of rigid
construction that is structurally independent or supported by attachment to a building on
one end and by not less than one stanchion on the outer end.
“Cell tower” means a structure intended to support equipment used to transmit and/or
receive telecommunications signals, including monopoles, guyed, and lattice
construction steel structures.
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“CEQA” means the California Environmental Quality Act, California Public Resources
Code Sections 21000—21177.
“Change of use” means any new use or change of activity, including any
commencement of a new business activity, purpose, or use that requires a permit from
the Department of Public Works pursuant to this title, except that a use permitted by a
Temporary Use Permit or a Special Events Permit shall not be considered a Change of
Use.
“City” means the City of Vernon.
“City Council” means the City Council of the City of Vernon.
“Code” means the Municipal Code of the City of Vernon.
“Cold storage warehouse” means a building or part of a building used primarily to store
non-durable, perishable goods under refrigeration at temperatures of 35º Fahrenheit or
lower, excluding areas used for the processing, preparing, or packaging of such goods
for storage.
“Commercial use” means businesses that provide goods or services, including, but not
limited to, banks, publishing and printing shops, equipment rental and leasing, offices,
automotive repair, and urgent care facilities.
“Community facilities” means buildings and facilities intended to be used by the general
public (or segments of the general public), including, without limitation, government
offices, public schools, private schools (including special purpose schools, such as
nursery schools or special interest schools, but not including trade schools), libraries,
museums, senior citizen centers, day care centers, hospitals and emergency rooms,
multi-use facilities, such as YMCAs and community centers, cemeteries, and other
similar facilities, but not including a religious use, fitness and recreational facilities, or a
convention venue, as defined below.
“Conditional Use Permit” means a discretionary permit granted by the City Council for
certain uses of property not permitted of right because such uses require special review
and may be subject to special conditions. The requirements for a Conditional Use
Permit are set forth in Chapter 17.72.
“Contractor’s yard” means a permanent site that houses a contractor’s equipment or
materials which are stored outdoors.
“Convention venues” means establishments providing space for public or private
gatherings and meetings, including, but not limited to, banquet rooms, auditoriums, and
conference/convention facilities. This definition does not include adult or sexually
oriented businesses, religious uses, fitness and recreational facilities, or bars.
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“Data center” means a building with a controlled environment used for housing a large
amount of electronic equipment, typically computers and communications equipment,
for the purpose of creating a hosted computer environment.
“Density” means the total number of permanent residential dwelling units per acre of
land, exclusive of all existing public right-of-way surfaces or similar property.
“Development Agreement” means a contract duly executed and legally binding between
the City of Vernon and a developer(s) pursuant to Government Code Section 65864 et
seq.
“Development standards” means the development and performance standards
described in Section 17.24.070, “Development and performance standards,” and/or
development and performance standards identified for individual overlay zones in this
title.
“Digital display” means the face of a sign or outdoor advertising structure that is
comprised of a digital or electronic face with intermittent changeable messages.
“Director” means the City of Vernon Director of Public Works, or designee.
“Distributed generation” means decentralized power generating facilities interconnected
to the City’s distribution system and used exclusively to meet the customer’s load
requirements at the site to offset power consumption normally provided by the City and
may include, but not be limited to solar photovoltaic (PV) facilities, diesel and natural
gas fueled facilities, wind generators, biomass-fueled facilities, fuel cells, water-powered
energy systems, combined heat and power facilities, energy storage devices, micro-
turbines and waste burning power facilities.
“Drive-through” or “drive-up facilities” means an establishment that sells products or
provides services to occupants in vehicles, including drive-in or drive-up windows and
drive-through services examples include fast food restaurants, banks, and pharmacies.
Dwelling Unit. See “Residence.”
“Emergency shelter,” pursuant to California Health and Safety Code Section 50801(e),
means a facility that provides immediate and short-term housing to homeless persons
or families on a first-come, first-serve basis where the individual(s) must vacate the
facility each morning and have no guaranteed bed for the next night. No individual or
household may be denied emergency shelter because of inability to pay.
“Encouraged” means a use permitted of right in the Mixed-Use zones and which, when
combined with other encouraged uses, triggers incentives per Chapter 17.53.
“First Amendment protected uses” means those uses with legal precedent to be
protected by the First Amendment to the United States Constitution, specifically those
uses constitutionally protected due to “freedom of association” in the form of intimate
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association (“intimate human relations”) or expressive association (“engaging in those
activities protected by the First Amendment—speech, assembly, petition for the redress
of grievances, and the exercise of religion”). First Amendment protected uses shall
include, but not be limited to, adult or sexually oriented businesses and tattoo parlors.
“Fitness and recreational facilities” means buildings and facilities used for fitness and
recreational purposes, including, but not limited to, cross-fit and rock-climbing gyms,
dance and martial arts studios, skate parks, roller derby, and spectator-related events
related thereto.
“Floor area” means the total horizontal area of all floors contained within the exterior
walls of all buildings, measured by the exterior dimensions of the building, on a lot. It
shall include elevated storage areas and platforms, walkways, and similar interior
structures or facilities used to provide access to such storage areas, but not where the
same are used to provide access solely to machinery or equipment and are not
normally occupied, except to maintain the equipment. Outdoor dining areas and
balconies shall be considered floor area for determining the required parking and
loading requirements. It shall not include awnings, or garages that are required parking
for a permitted residential use.
“Floor area ratio” means the ratio of the floor area of all buildings on a lot to the
buildable area of that lot.
“Force majeure” means an event that is not within the control of the owner of the
property, including, without limitation, earthquake, flood, fire, and acts of war or
terrorism.
“Freight terminal” means any lot, building, or portion thereof where goods or freight,
excluding perishable goods, are transferred or redistributed from one vehicle to another;
provided, however, that such use in connection with the operation of a warehouse use
or cold storage warehouse shall not be deemed to be a freight terminal. A freight
terminal shall not include any use involved in the storage of products for more than 72
hours. (For products stored longer than 72 hours, see “Warehouse use.”)
“Fueling station” means any establishments engaged in the retail sale of gasoline,
diesel, and alternative fuel, lubricants, parts, and accessories, that may include
accessory minor maintenance and repair of automobiles and light trucks, vans, or
similar size vehicles (i.e., vehicles that have gross vehicle weights less than 10,000
pounds). Minor repair does include body and fender work.
“Garage” means a structure or portion of a structure completely enclosed by walls or
doors on all sides that is designed or used to shelter one or more parking spaces.
“Goods Sales” means physical retail spaces where goods are sold. This includes
warehouse stores and boutiques.
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“Hazardous waste facility” means any facility or location which has a primary function to
store or process, treat, transfer, dispose of, or recycle all substances defined as
hazardous waste, acutely hazardous waste, extremely hazardous waste, or
biohazardous waste as defined by the State of California in Health and Safety
Code Sections 25110.02, 25115, 25117, and 117635 or in any amendments to or
recodifications of such statutes. The definition shall not include the storage, use,
generation, recycling, or disposal of hazardous materials as a secondary effect, product,
or input of a permitted use on the same lot as the permitted use.
“Hotel” means any building containing two or more individual rooms or suites of rooms
intended or designed to be used, or which are used, rented, or hired out to be occupied
for sleeping or housing purposes by guests. Hotels include motels, boarding houses,
rest homes, sanitariums, dormitories, hostels, and any other structure or building other
than a residence or emergency shelter used for the housing or sleeping of humans. Co-
living and executive apartment facilities are also included in this definition. Co-living is
dormitory style living with extensive common amenities targeting mostly single
professionals. An executive apartment is a short-term, furnished apartment that caters
to people who come to work in a community for a defined period of time or who move
from another city.
“Incidental use” means a use that is in connection with a person’s permitted use, as
further described in Section 17.24.040(I), such as office space, design area or
showroom space, that occupies more than 20% but less than 50% of the gross floor
area occupied by the person’s permitted use. Incidental use shall not include a retail
use, but may include mail-order or internet sales in connection with a permitted use.
“Industrial gas manufacturing” means the separation of the constituents of air into liquid
or gaseous form for storage, transport, or cylinder filling, and the distribution and sale of
those products, as well as other related welding gases.
“Industry” or “industrial use” means the manufacture or production of any saleable
article, substance, or commodity, so long as the process adds substantial value to the
article, substance, or commodity, and shall not include tasks primarily consisting of
collecting, sorting, shipping, distributing, or inspecting goods from or in a warehouse or
terminal. Industrial use includes uses ancillary to the manufacturing or production
process, such as storage, use, generation, and disposal of hazardous materials (as
defined in Federal and State laws and regulations) incidental to a manufacturing or
production process; recycling incidental to a manufacturing or production process; and
use of space for ancillary use.
“Junk or salvage business” means an auto wrecker or any business dealing in, selling,
distributing, or buying for resale scrap materials (that is, used or waste materials) that
require processing or recycling to be useful, including, without limitation, metal, cloth,
paper, glass, wood, cardboard, plastics, or comparable matter, including used
consumer products, but shall not include a yard ancillary to an industrial use. Junk or
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salvage business shall not include a business that processes or recycles the scrap
materials on-site as a recycling facility.
“Landscaping” means an area devoted to the growing of plants, including trees, shrubs,
grasses, or groundcovers for the visual or aesthetic enjoyment of people. Landscaping
may include synthetic turf, fountains or sculpture in a minor portion of the area.
“Legal nonconforming building or standards” means a building or ancillary structure or
portion thereof which was lawfully erected or altered and maintained but which, because
of the application of this title, no longer conforms to the regulations set forth in this Code
applicable to the zone or overlay zone in which such building or ancillary structure is
located, including failure to comply with the development standards or site planning
standards applicable to such zone or overlay zone.
“Legal nonconforming use” means a use which was lawfully established and maintained
but which, because of the application of this title, no longer conforms to the regulations
set forth in this title applicable to the zone or overlay zone in which such use is located.
“Light Industrial” means industrial uses that do not create smoke, gas, odor, dust, noise,
vibration of earth, soot, lighting, or other similar output to a degree that is offensive
when measured at the property line of the subject property. The facilities have an
emphasis on activities other than manufacturing and typically have minimal office
space. Typical light industrial activities include printing, material teting and assembly of
data processing equipment. These land uses are generally less than 50,000 square feet
in gross floor area. Other examples include photographic processing shops, textiles,
apparel and furniture upholstery, leather and leather products, appliance repair shops,
and mechanical assembly cleaning.
“Live/Work” means units that combine a residential space and an adequate artistic,
office or productive (work) space within the same unit.
“Loading space” means an off-street space that is maintained for the parking of a
vehicle while loading or unloading merchandise or materials from the vehicle into a
building located on the same lot as the space.
“Lot” means a quantity or parcel of land in the possession of, or owned by, or recorded
as the property of the same claimant or person, and that is:
1. A parcel of real property when shown as a delineated parcel of land with a number
or other designation on a tract or plat map recorded in the office of the County
Recorder;
2. A parcel of land, the dimensions and boundaries of which are defined by a record
of survey recorded pursuant to the provisions of the Subdivision Map Act of the State in
the office of the County Recorder; or
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3. A legal lot or parcel as defined in the California Subdivision Map Act.
Where parcels of land in the same ownership are separately legally described and are
developed as permitted by this Code, such individual parcels shall be considered as
separate lots, but if a covenant that ties two or more lots has been recorded, all of the
tied lots shall be treated as one lot.
“Major alteration or repair” means a renovation, alteration, or repair for which the hard
costs charged, incurred, or paid for such renovation, alteration, or repair, over a three
year period, commencing when the permit, if required, is issued, or if no permit is
required, when the physical portion of the renovation, alteration, or repair is
commenced, equals or exceeds 50% of the current fair market value of all of the
buildings located on the same lot. For purposes of this title, the cost of the renovation,
alteration, or repair shall exclude any costs incurred for environmental investigation,
testing, and remediation. For purposes of this title, current fair market value shall be
determined based only on the value of the building, and shall not include the value of
the unimproved land, any personal property or equipment, or any parking lot or
landscaping. Fair market value shall not include the cost or value of the contemplated
renovation, alteration, or repair, and shall be determined without reference to damage
caused by an event of force majeure, if any. If the owner and the City do not agree on
the current fair market value, the parties shall rely on a current appraisal by an
independent third party MAI appraiser having at least five years’ commercial real estate
appraisal experience in the Los Angeles, California metropolitan area, obtained by the
owner, at the owner’s expense.
“Manure fertilizer business” means a business dealing in, buying, selling, handling,
processing, or storing of manure; provided, however, that manure fertilizer business
shall not mean or include: (1) the storage and drying, grinding, and grading of manure
upon the property where the same is produced as a result of or in connection with the
operation of any business permitted in the S Overlay Zone; (2) manufacture of chemical
fertilizers; or (3) fertilizer generated from sludge.
“Marijuana dispensary, store, co-op, or cultivation operation” means and includes any
location, structure, facility, residence, or similar to the same used, in full or in part, as a
place at or in which marijuana is sold, traded, exchanged, bartered for in any way, made
available, located, stored, placed, planted, cultivated, or processed, including any of the
foregoing if used in connection with the delivery of marijuana.
“Market” means a physical storefront with a focus on selling food and drink for off-site
preparation, including a farmers’ market.
“Master Plan of Streets” means the Master Plan of Streets of the City of Vernon.
“Media Production Studios” means studio space for media production activities
including: storyboarding, photography, audio recording, video recording, post-production
editing, sound design, and any other media production activity.
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“Minor alteration or repair” means a renovation, alteration, or repair for which the hard
costs charged, incurred, or paid for such renovation, alteration, or repair, over a three-
year period, commencing when the permit, if required, is issued, or if no permit is
required, when the physical portion of the renovation, alteration, or repair is
commenced, does not equal or exceed 50% of the current fair market value of all of the
buildings located on the same lot. For purposes of this title, the cost of the renovation,
alteration, or repair shall exclude any costs incurred for environmental investigation,
testing, and remediation. For purposes of this title, current fair market value shall be
determined based only on the value of the building, and shall not include the value of
the unimproved land, any personal property or equipment, or any parking lot or
landscaping. Fair market value shall not include the cost or value of the contemplated
renovation, alteration, or repair, and shall be determined without reference to damage
caused by an event of force majeure, if any. If the owner and the City do not agree on
the current fair market value, the parties shall rely on a current appraisal by an
independent third party MAI appraiser having at least five years’ commercial real estate
appraisal experience in the Los Angeles, California metropolitan area, obtained by the
owner, at the owner’s expense.
“Minor Conditional Use Permit” means a discretionary permit granted by the Director for
certain uses of property not permitted of right because such uses require special review
and may be subject to special conditions.
“Multi-Family Dwelling” means a building or a portion of a building used and/or designed
as residences for two or more households living independently of each other.
Apartments and condominium flats are multi-family dwellings while townhomes
(attached single-family dwellings within a condominium parcel) are not considered multi-
family dwellings.
“New construction” means the construction of a new building that is not attached to an
existing building.
“Nightlife” means establishments that primarily serve alcoholic beverages (not including
restaurants that primarily serve food, and that also serve alcoholic beverages),
including, without limitation, bars, breweries, taverns, lounges, and nightclubs. Nightlife
shall not include an adult or sexually oriented business, even if it serves alcoholic
beverages.
“Occupancy” means the purpose for which a building, or part thereof, is used or
intended to be used.
“Office Manufacturing” means a dual purpose space containing office spaces as well as
spaces within which to manufacture goods, where manufacturing activities are directly
related to and subservient to the office activities, such as design, engineering, testing,
etc. Examples include R&D campuses and maker spaces.
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“Offices” means uses where professional, administrative, or common business services
are provided and which are not ancillary uses or incidental uses as defined by this title,
such as, but not limited to, real estate firms, medical and professional offices, stock
brokerages, and bond and insurance firms.
“Outdoor advertising structure” means any sign, logo, picture, transparency, mechanical
device, billboard, or other representation (whether or not it includes words or logos) that
is located off-site from the property where the product or service is offered and is
intended to attract attention to any commodity, good, product, or service for any
business or non-profit purpose or entity. An outdoor advertising structure shall not
include any such sign or other structure that directs attention to the activity conducted,
sold, or offered upon the property where the sign or other structure is located.
“Outdoor storage and activities” means any use of property for purposes of temporary or
permanent storage of raw materials, storage or display of finished products or other
materials, and including installation or storage of equipment (whether operational in the
business or not operational) that is located outside of a building, except for parking of
cars and trucks.
“Parking space” means a readily accessible space or area other than a street or alley
that is permanently reserved, maintained, and accessible for the parking of one motor
vehicle.
“Permitted use” means a use that is permitted on a lot, either by right as set forth in this
title or by means of a Conditional Use Permit, Minor Conditional Use Permit, Temporary
Use Permit, or as a legal nonconforming use.
“Person” means an individual, entity, or governmental agency other than the City of
Vernon.
“Personal Services” means personal care services provided in storefronts. These
services include dry cleaners, beauty salons, fitness studios, barbers, dog groomers,
nail salons, massage businesses and similar uses. Massage businesses are separately
regulated by VMC 17.108
“Petroleum refinery” means an establishment or plant primarily engaged in producing
gasoline, kerosene, distillate fuel oils, residual fuel oils, lubricants, and other products
from crude petroleum and its fractionation products through straight distillation,
redistillation, cracking, or other processes.
“Petroleum-related use” means an establishment or plant for the blending or processing
of petroleum products but not including a petroleum refinery or petroleum storage
facility. Petroleum-related use does not include storage of fuel as an ancillary use to a
permitted use.
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“Petroleum storage facility” means an establishment, including a tank farm, for keeping
and storing gasoline, kerosene, distillate fuel oils, residual fuel oils, lubricants, and other
petroleum products, but not including storage of fuel as an ancillary use.
“Production retail” means retail uses with artisan or light industrial uses, where retail
activities involve sale of the goods produced or processed on-site. This includes
production beverage, production fashion, production furniture, and commercial food
production.
“Property” means all adjacent lots under common ownership.
“Public storage” means a structure or series of structures divided into small sections
and used by the general public for storage of goods or materials.
“Public utilities” means facilities owned or operated by an entity that is not the City of
Vernon, that is subject to governmental regulation such as the California Public Utilities
Commission, and that provides an essential commodity or service such as water,
power, transportation, or communication to the public. It shall include electrical
substations, water or wastewater treatment plants, and similar facilities of public
agencies or public utilities, but shall not include property used solely for
telecommunications antennae, cell towers, and related equipment.
“Recycling facility” means a facility that recycles used or waste materials, excluding
hazardous waste, to convert and redistribute them, or a significant portion of them, as
raw materials or to convert them and manufacture a product made wholly or partly from
recycled materials, including a biodiesel facility. For these purposes, recycling means a
process involving reconstituting materials that would otherwise become waste and
returning them to the economic mainstream in the form of raw materials for new reuses
or reconstituted products which meet the quality standards necessary to be used in the
marketplace. Recycling facility does not include recycling activities undertaken as an
ancillary use to a permitted use.
“Religious use” means use of a lot for religious assemblies, institutions, or structures.
Religious use shall not include any residence on the lot.
“Rendering plant” means an establishment where one or more of the following items is
cooked, melted down, extracted, clarified, or otherwise processed to produce oil, tallow,
grease, fertilizer (other than fertilizer from manure), animal feed, or ash: carcasses of
animals or fowl, dead animals or fowl, fish, blood, offal, bones, meat, animal or
vegetable fat, feathers, food scraps or waste, and other animal, fowl, or fish byproducts.
Rendering plant shall not include an establishment exclusively producing fats, oils, lard,
or similar products for human consumption; nor, a rendering process in connection with
and incidental to a slaughterhouse, abattoir, packing plant, or similar establishment
producing food for human consumption.
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“Residence” means and includes one or more rooms in a building managed or used as
living quarters, including, without limitation: a building or buildings used as a single-
family dwelling or a multifamily dwelling; a building or buildings used as a live-in
treatment facility, substance abuse center, half-way house, or home for senior citizens,
disabled persons, or other residential care facilities; and dwelling units reserved for use
by a resident owner, caretaker, watchman, emergency personnel, or maintenance
personnel. Emergency shelter is specifically excluded from this definition.
“Residential care facilities” means facilities providing 24-hour residential, assisted living,
social and personal care for children, the elderly, and people with limited ability for self-
care, such as board and care homes; children’s homes; orphanages; rehabilitation
centers; convalescent homes, nursing home and similar facilities.
“Residential use” means the development and use of a property exclusively with a
residence or residences, and any accessory uses or buildings customarily associated
with a residence, such as, but not limited to, private recreational facilities, private open
space, and on-site support facilities to residents of the property.
“Restaurant” means a food establishment that serves food to customers for
consumption on- or off-premises, including fast-food and full-service dining
establishments. It includes, but is not limited to, walk-up counters, coffee shops, cafes,
pizza parlors, and dine-in establishments.
“Retail use” means a business providing the point of final sale of goods directly to
customers, including, without limitation, restaurants and coffee shops, grocery stores,
and vehicle sales. Retail use shall not include mail-order or internet sales.
“Right-of-way” means the planned future ultimate width of a street as determined by the
Master Plan of Streets.
Salvage Yard. See “Junk or salvage business.”
Server Farm. See “Data center.”
“Single-Family Dwelling” means a dwelling unit that is designed for occupancy by one
household, located on a single parcel that does not contain any other dwelling unit
(except an accessory dwelling unit, where permitted). Single-family dwellings include
townhomes (attached single-family dwellings where no unit is located above or below),
even when included within a condominium.
“Site planning” and/or “site development standards” means the land use standards
described in Section 17.24.080, “Development and site planning standards,” and/or site
planning standards identified for individual overlay zones in this title.
“Slaughtering” means the industrial process of butchering animals and dressing and
preparing the products of their carcasses for food or other purposes.
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“Solid waste facility” means any facility or location that stores, processes, or transfers
solid waste as defined in California Public Resources Code Section 40191, or in any
amendments to or recodifications of such statute, and related regulations.
“Sound level” means the quantity in decibels measured by a sound level meter
satisfying the requirements of American National Standards Specification for Sound
Level Meters S1.4. The sound level meter shall be set at “A” weighting and at “SLOW”
dynamic characteristic.
“Special event” means any event intended to attract 25 or more persons for a duration
not to exceed 48 hours, such as indoor or outdoor sales event of product normally
stored or produced onsite, outdoor or indoor meeting, ground breaking ceremony,
holiday or special occasion party or similar event, or spectator event related to fitness
and recreational facilities.
“Special Event Permit” means a permit issued by the Vernon Fire Department for a
special event.
“Static display” means the face of a sign or outdoor advertising display that has a fixed,
printed face and does not have a digital display.
“Street” means: (1) any public road or street (including a highway or freeway) or
sidewalk owned or controlled by any governmental entity; or (2) any private recorded
thoroughfare that affords a means of access to an abutting lot.
“Supportive housing” means housing with no limit on length of stay that is occupied by
the target population as defined in the California Health and Safety Code Section
50675.14, and that is linked to on-site or off-site services that assist tenants to retain the
housing, improve their health status, maximize their ability to live, and when possible, to
work in the community.
“Tattoo parlors” means establishments whose principal business activity is one or more
of the following: (1) using ink or other substances that result in the permanent coloration
of the skin through the use of needles or other instruments designed to contact or
puncture the skin; or (2) creation of an opening in the body of a person for the purpose
of inserting jewelry or other decoration. Tattoo parlors are considered a First
Amendment protected use.
“Telecommunications antenna” means a physical device or system through which
electromagnetic, wireless telecommunications signals authorized by the Federal
Communications Commission are transmitted or received.
“Temporary Use Permit” means a permit granted by an authorized agent of the City for
certain uses of property not permitted of right because such uses might not meet the
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normal development or use standards of the applicable zone, but may otherwise be
acceptable because of their temporary nature.
“Title” means this Title 17; Comprehensive Zoning Ordinance of the City of Vernon.
“Trade school” means a facility or teaching unit designed to educate an adult on the
skills needed to perform a specific job, apprentice education, and similar training.
“Trailer” means any vehicle or structure having no foundation other than wheels, blocks,
skids, jacks, horses, or skirting, and which is, has been, or reasonably may be equipped
with wheels or other devices for transporting the structure from place to place whether
by motor power or other means. The term Trailer shall include camp car, house car,
mobile home, camper, recreational vehicle (RV), or other vehicle whose uses may
include cooking or sleeping.
“Trailer park” means any lot or portion thereof used or designed to accommodate two or
more trailers used for housekeeping or sleeping or living quarters, and such definition
shall include trailer courts, mobile home courts, and mobile home parks.
“Transitional housing” means temporary rental housing with length of stay that ranges
between six months to two years for homeless individuals or families who are
transitioning to permanent housing, operated under program requirements that call for
the termination of assistance and recirculation of the assisted unit to another eligible
program recipient at some predetermined future point in time.
“Transportation-related use” means any use that is the same or similar to a freight
terminal or truck terminal, or that supports the movement of goods or people, such as
taxi dispatch. A transportation-related use shall not include a public street or railroad
right-of-way.
“Trash to energy facilities” means the process of creating energy in the form of
electricity or heat from waste conversion.
“Truck terminal” means any lot, building, or portion of a lot or a building used primarily
for the parking, storage, maintenance, repair, or servicing of highway-type vehicles
carrying persons or property, including, but not limited to, trucks, buses, and cargo
containers. Truck terminal does not include parking of vehicles in connection with a
permitted use or repairing or maintaining vehicles used in connection with a permitted
use on the same lot as the permitted use.
“Urgent care facility” means a facility used to provide medical screenings or to treat
patients who have an injury or illness that requires immediate care, but is not serious
enough to warrant a visit to a hospital emergency room.
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“Variance” means an exception to the required development standards or site planning
standards applicable to a property granted by the City Council based on the criteria and
findings set forth in Chapter 17.68, “Variances.”
“Vibration” means discrete ground movement as measured by peak particle velocity in
inches per second.
“Warehouse use” means a building or portion thereof used primarily for the storage of
saleable goods or raw materials to be incorporated into saleable goods (including
storage for distribution to other locations for wholesale or retail sale), but not including a
cold storage warehouse. The storage of scrap materials shall not constitute a
warehouse use.
“Wholesale use” means a building or part of a building used primarily for the storage
and distribution of merchandise that is sold in large volumes to retailers or other
professional businesses, but not to a standard retail consumer. Wholesale use includes
the storage and distribution of merchandise for more than 72 hours. The storage and
sale of scrap materials shall not constitute a wholesale use.
“Zone and overlay zone” means a section of the City to which regulations governing the
use, area, size of buildings and ancillary structures, and other uniform regulations apply.
“Zoning Map” means the Comprehensive Zoning Map of the City of Vernon, as further
described in Section 17.20.020, “Comprehensive Zoning Map.” (Ord. 1287 § 4, 2022;
prior code §§ 26.2.1—26.2.15)
17.20.010 Zones and overlay zones of the City.
A. Establishment of Zone and Overlay Zones. As a result of its commitment to making
property available for industrial use and to carry out the purposes and provisions of this
title, the entire City of Vernon is hereby zoned for General Industry (I Zone). All property
within the City is located within the General Industry Zone (the I Zone), and must
conform to the standards of use and the development standards and site planning
standards for the I Zone. Within the I Zone, special categories of overlay zones have
been established for the purpose of allowing special uses that are not otherwise
permitted within the City. The zone and the overlay zones are designated as follows,
and either the name or the symbol may be used to refer to the General Industry Zone
(the I Zone) or any of the overlay zones. The boundaries of each of the overlay zones
are set forth in detail on the Zoning Map
Establishment of Zone and Overlay Zones. As a result of its commitment to making
property available for industrial use and to carry out the purposes and provisions of this
title, the City establishes the General Industry Zone (I Zone) and several mixed-use
zones which also allow for industrial use. Within the I Zone, special categories of
overlay zones have been established for the purpose of allowing special uses that are
not otherwise permitted within the City. The zone, overlay zones, and mixed use zones
are designated as follows, and either the name or the symbol may be used to refer to
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the General Industry Zone (the I Zone) or any of the overlay or mixed use zones. The
boundaries of each of the overlay and mixed use zones are set forth in detail on the
Zoning Map.
1. The I Zone is the General Industry Zone.
2. The Mixed Use zones are:
a. MU-CC – Mixed Use – City Center
b. MU-S – Mixed Use – Santa Fe South
c. MU-N – Mixed Use – Santa Fe North
d. MU-PH – Mixed Use – Pacific Hampton
3. 2. The Overlay Zones within the I Zone are:
a. C-1 - Commercial-1 Overlay Zone.
b. C-2 - Commercial-2 Overlay Zone.
c. E - Emergency Shelter Overlay Zone.
d. H - Housing Overlay Zone.
e. R - Rendering Overlay Zone.
f. S - Slaughtering Overlay Zone.
g. T - Truck and Freight Terminal Overlay Zone.
B. Uses Permitted of Right. It is the City’s intent to provide an acceptable location
within the County of Los Angeles for industrial uses, including those that may not be
compatible with land use elsewhere in much of the County. As a result of this intent and
the City’s pervasive historically industrial environment, industrial uses are permitted in
the I Zone and each of the overlay zones. Certain non-industrial uses are permitted in
the I Zone in accordance with Section 17.24.020, “Permitted uses.” Certain non-
industrial uses may be permitted in the C-1, C-2, E, H, R, S, and T Overlay Zones, as
set forth in the descriptions of the uses permitted in those overlay zones. Industrial uses
are also permitted of right in the mixed-use zones.
17.20.030 Uncertainty as to overlay zone boundaries.
Where uncertainty exists with respect to the boundaries of any of the overlay zones, as
shown on the Zoning Map, the determination of the City Council as to the location
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thereof shall be final and conclusive. Any decision regarding the boundaries of an
overlay zone shall follow the then existing lot lines. (Prior code § 26.3.3)
Chapter 17.25 CITY CENTER DISTRICT (MU-CC) ZONE
17.25.010 Purpose and intent.
17.25.020 Use regulation.
17.25.030 Legal nonconforming uses.
17.25.040 Site planning standards.
17.25.010 Purpose and intent.
A. Purpose. The City Center district is intended to function as the downtown of Vernon.
Building upon the government, educational, religious and residential uses which are
already present in this district, the City Center is envisioned to grow to form a hub for
retail, food, business and personal services and public spaces which will serve the
entire Vernon community, including existing and future industrial workers who demand
these services. New residential uses can also be located in this area to bring new life to
the streetscape and to support the new service uses to the greatest extent possible.
B. Standards and Nonconforming Uses. The regulation of uses and establishment of
development standards and site planning standards set forth in the MU-CC Zone are
those deemed necessary to establish a downtown environment. The right to use and
maintain legal nonconforming uses and legal nonconforming building and standards in
the MU-CC Zone and all overlay zones are governed by Section 17.64.010, “Legal
nonconforming status.”
17.25.020 Use Regulation.
A. Use Regulation. Tables 17.25.020A and 17.25.020B detail specific land uses within
the MU-CC zone which are either encouraged, permitted of right, accessory, accessory
or conditional, or prohibited.
B. Definitions. Definitions of use classifications are given in Chapter 17.16. Per VMC
Section 17.12.010, the Public Works Director may interpret and apply these use
classifications to individual cases.
C. Commercial, Industrial, Warehouse Uses. Any commercial or industrial or warehouse
use which is not included in Table 17.25.020B shall be permitted of right, conditionally
permitted, or prohibited subject to all standards of the I zone. Such uses include:
research and development labs, commercial testing labs, computer/circuit board/semi-
conductor manufacturing, research hospitals/labs (with medical waste), electric vehicle
recharge facility, data center, specialty agriculture growing facility, auto body shops, gas
dispensing facilities, metal plating shops, materials manufacturing, large manufacturing
and assembly plants, industrial machinery, energy and utility operations, warehousing,
logistics facility, and mini distribution center. Any commercial or industrial or warehouse
use not included in Table 17.25.020B shall comply with parking, loading, intensity and
approval standards of the I zone, including VMC 17.24.020, 17.24.030, 17.24.035,
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17.24.040, 17.24.050B, 17.24.050C, 17.24.080A, 17.24.080G, and Chapter 17.56.
However, wrought iron fences are not permitted along Santa Fe Avenue. Such uses
shall also be subject to standards governing minimum setbacks and ground/podium
level open space as described in Table -17.25.040A.
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Table 17.25.020A
Residential and Office Uses

Land Use Use Control General Regulations & Notes
Primarily Residential Uses
Single-Family Dwelling Permitted of Right Development and design standards of this
Chapter do not apply; development
standards are the following:
Minimum front setback: 5 ft
Maximum height: 3 stories / 35 feet
Multi-Family Dwelling Permitted of Right All multi-family residential buildings greater
than 20 units shall include 25% live/work
units. All multi-family or live/work buildings
greater than 100 units shall be conditional.
Hotel Encouraged
Residential Care Facilities Permitted of Right
Live/Work Permitted of Right Must contain at least 200 square feet per
unit of designated work space. See VMC
Chapter 17.54 for detailed regulations
Trailer Park Prohibited
Emergency Shelter Prohibited
Primary Office Uses
Office Manufacturing Permitted of Right
Media Production Studios Permitted of Right
Offices Permitted of Right
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Table 17.25.020B
Retail, Industrial, and Institutional Uses
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17.25.030 Legal nonconforming uses.
A. Nonconforming Uses. The following uses are not permitted in any zone or overlay
zone, except that any such use that exists as of the effective date of the ordinance
codified in this title may be maintained as a legal nonconforming use, subject to the
terms of Section 17.64.010, “Legal nonconforming status.”
1. Junk or salvage business.
2. Public storage (including mini-storage) facilities.
3. Manure fertilizer business.
4. Contractor’s yard.
5. Freight terminals, solid waste facilities, truck terminals, transportation-related
use, or hazardous waste facilities located outside of the T Overlay Zone.
6. Slaughtering plants located outside of the S Overlay Zone.
7. Rendering plants located oOutside of the R Overlay Zone.
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17.25.040 Site planning standards.
A. Site Planning Standards and Nonconforming Uses. The following site planning
standards set forth in Table 17.25.040A and illustrated in Figures 17.25.040B and
17.25.040C shall apply to all buildings, ancillary structures, land, uses, and businesses
in the MU-CC Zone. Legal nonconforming uses and legal nonconforming buildings or
standards are required to comply with theapplicable site planning standards at the time
of the occurrence of an event described in Table 17.64.040 Right to Continue
Nonconforming Uses and Buildings.
B. Additional Development Standards. For additional development standards see the
Incentives Chapter 17.53 and Mixed-Use Design Standards Chapter 17.54.
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Table 17.25.040A
Standards
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Figure 17.25.040B
Use Limitation, Height, and Open Space Requirements
Figure 17.25.040C
Streetwall, Frontage, and Floor Height Requirements
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Chapter 17.26 SANTA FE SOUTH DISTRICT (MU-S ZONE)
17.26.010 Purpose and intent.
17.26.020 Use regulation.
17.26.030 Legal nonconforming uses.
17.26.040 Site planning standards.
17.26.010 Purpose and intent.
A. Purpose. The purpose of the Santa Fe South District is to become an active,
comfortable, pedestrian-friendly place with a variety of residential and retail uses
existing harmoniously with light industry.
B. Standards and Nonconforming Uses. The regulation of uses and establishment of
development standards and site planning standards set forth in the MU-S Zone are
those deemed necessary to establish an active, pedestrian-friendly environment with a
variety of residential and retail uses alongside light industry. The right to use and
maintain legal nonconforming uses and legal nonconforming building and standards in
the MU-S Zone and all overlay zones are governed by Section 17.64.010, “Legal
nonconforming status.”
17.26.020 Use Regulation.
A. Use Regulation. Tables 17.26.020A and 17.26.020B detail specific land uses within
the MU-S zone which are either encouraged, permitted of right, accessory, accessory or
conditional, conditional, or prohibited.
B. Definitions. Definitions of use classifications are given in Chapter 17.16. Per VMC
Section 17.12.010, the Public Works Director may interpret and apply these use
classifications to individual cases.
C. Commercial, Industrial, Warehouse Uses. Any commercial or industrial or warehouse
use which is not included in Table 17.26.020B shall be permitted of right, conditionally
permitted, or prohibited subject to all standards of the I zone. Such uses include:
research and development labs, commercial testing labs, computer/circuit board/semi-
conductor manufacturing, research hospitals/labs (with medical waste), electric vehicle
recharge facility, data center, specialty agriculture growing facility, auto body shops, gas
dispensing facilities, metal plating shops, materials manufacturing, large manufacturing
and assembly plants, industrial machinery, energy and utility operations, warehousing,
logistics facility, and mini distribution center. Any commercial or industrial or warehouse
use not included in Table 17.26.020B shall comply with parking, loading, intensity and
approval standards of the I zone, including VMC 17.24.020, 17.24.030, 17.24.035,
17.24.040, 17.24.050B, 17.24.050C, 17.24.080A, 17.24.080G, and Chapter 17.56.
However, wrought iron fences are not permitted along Santa Fe Avenue. Such uses
shall also be subject to standards governing minimum setbacks and ground/podium
level open space as described in Table 17.25.020A.
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Table 17.26.020A
Residential and Office Uses
Land Use Use Control General Regulations & Notes
Primarily Residential Uses
Single-Family Dwelling Prohibited
Multi-Family Dwelling Permitted of Right All multi-family residential buildings greater
than 20 units shall include 30% live/work
units. All multi-family or live/work buildings
greater than 100 units shall be conditional.
Hotel Encouraged
Live/Work Permitted of Right Must contain at least 200 square feet per
unit of designated work space. See VMC
Chapter 17.54 for detailed regulations
Residential Care Facilities Permitted of Right
Trailer Park Prohibited
Emergency Shelter Prohibited
Primary Office Uses
Office Manufacturing Permitted of Right
Media Production Studios Permitted of Right
Offices Permitted of Right
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Table 17.26.020B
Retail, Industrial, and Institutional Uses
17.26.030 Legal nonconforming uses.
A. Nonconforming Uses. The following uses are not permitted in any zone or overlay
zone, except that any such use that exists as of the effective date of the ordinance
codified in this title may be maintained as a legal nonconforming use, subject to the
terms of Section 17.64.010, “Legal nonconforming status.”
1. Junk or salvage business.
2. Public storage (including mini-storage) facilities.
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3. Manure fertilizer business.
4. Contractor’s yard.
5. Freight terminals, solid waste facilities, truck terminals, transportation-related
use, or hazardous waste facilities located outside of the T Overlay Zone.
6. Slaughtering plants located outside of the S Overlay Zone.
87. Rendering plants located outside of the R Overlay Zone.
17.26.040 Site planning standards.
A. Site Planning Standards and Nonconforming Uses. The following site planning
standards given in Table 17.26.040A and illustrated in Figures 17.26.040B and
17.26.040C shall apply to all buildings, ancillary structures, land, uses, and businesses
in the MU-S Zone. Legal nonconforming uses and legal nonconforming buildings or
standards are required to comply with the site planning standards at the time of the
occurrence of an event described in Table 17.64.040 Right to Continue Nonconforming
Uses and Buildings, that requires compliance with the site planning standards.
B. Additional Development Standards. For additional development standards see the
Incentives Chapter 17.53 and Mixed-Use Design Standards Chapter 17.54.
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Table 17.26.040A Standards
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Figure 17.26.040B
Use Limitation, Height, and Open Space Requirements
Figure 17.26.040C
Streetwall, Frontage, and Floor Height Requirements
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Chapter 17.27 SANTA FE NORTH DISTRICT (MU-N ZONE)
17.27.010 Purpose and intent.
17.27.020 Use regulation.
17.27.030 Legal nonconforming uses.
17.27.040 Site planning standards.
17.27.010 Purpose and intent.
A. Purpose. The Santa Fe North District is intended to connect the City Center District
and City of Vernon more generally to mixed-use environment present in the Arts and
Warehouse Districts in the City of Los Angeles. The district is intended to prioritize
creative production, production retail and live/work uses, often in adaptive reuse of
legacy industrial buildings.
B. Standards and Nonconforming Uses. The regulation of uses and establishment of
development standards and site planning standards set forth in the MU-N Zone are
those deemed necessary to establish an environment prioritizing creative production,
production retail, and live/work uses. The right to use and maintain legal nonconforming
uses and legal nonconforming building and standards in the MU-N Zone and all overlay
zones are governed by Section 17.64.010, “Legal nonconforming status.”
17.27.020 Use Regulation.
A. Use Regulation. Tables 17.27.020A and 17.27.020B detail specific land uses within
the MU-N zone which are either encouraged, permitted of right, accessory, accessory or
conditional, conditional, or prohibited.
B. Definitions: Definitions of use classifications are given in Chapter 17.16. Per VMC
Section 17.12.010, the Public Works Director may interpret and apply these use
classifications to individual cases.
C. Commercial, Industrial, Warehouse Uses. Any commercial or industrial or warehouse
use which is not included in Table 17.27.020B shall be permitted of right, conditionally
permitted, or prohibited subject to all standards of the I zone. Such uses include:
research and development labs, commercial testing labs, computer/circuit board/semi-
conductor manufacturing, research hospitals/labs (with medical waste), electric vehicle
recharge facility, data center, specialty agriculture growing facility, auto body shops, gas
dispensing facilities, metal plating shops, materials manufacturing, large manufacturing
and assembly plants, industrial machinery, energy and utility operations, warehousing,
logistics facility, and mini distribution center. Any commercial or industrial or warehouse
use not included in Table 17.27.020B shall comply with parking, loading, intensity and
approval standards of the I zone, including VMC 17.24.020, 17.24.030, 17.24.035,
17.24.040, 17.24.050B, 17.24.050C, 17.24.080A, 17.24.080G, and Chapter 17.56.
However, wrought iron fences are not permitted along Santa Fe Avenue. Such uses
shall also be subject to standards governing minimum setbacks and ground/podium
level open space as described in Table 17.25.020A.
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Table 17.27.020A
Residential and Office Uses
Land Use Use Control General Regulations & Notes
Primarily Residential Uses
Single-Family Dwelling Prohibited
Multi-Family Dwelling Permitted of Right All multi-family residential buildings greater
than 20 units shall include 30% live/work
units. All multi-family or live/work buildings
greater than 100 units shall be conditional.
Hotel Prohibited
Live/Work Permitted of Right Must contain at least 200 square feet per
unit of designated work space. See VMC
Chapter 17.54 for detailed regulations
Residential Care Facilities Permitted of Right
Trailer Park Prohibited
Emergency Shelter Permitted of Right
Primary Office Uses
Office Manufacturing Encouraged
Media Production Studios Permitted of Right
Offices Permitted of Right
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Table 17.27.020B
Retail, Industrial, and Institutional Uses
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17.27.030 Legal nonconforming uses.
A. Nonconforming Uses. The following uses are not permitted in any zone or overlay
zone, except that any such use that exists as of the effective date of the ordinance
codified in this title may be maintained as a legal nonconforming use, subject to the
terms of Section 17.64.010, “Legal nonconforming status.”
1. Junk or salvage business.
2. Public storage (including mini-storage) facilities.
3. Manure fertilizer business.
4. Contractor’s yard.
5. Freight terminals, solid waste facilities, truck terminals, transportation-
related use, or hazardous waste facilities located outside the T Overlay Zone.
6. Slaughtering plants located outside the S Overlay Zone.
7. Rendering plants located outside the R Overlay Zone.
17.27.040 Site planning standards.
A. Site Planning Standards and Nonconforming Uses. The following site planning
standards given in Table 17.26.040A and illustrated in Figures 17.26.040B and
17.26.040C shall apply to all buildings, ancillary structures, land, uses, and businesses
in the MU-N Zone. Legal nonconforming uses and legal nonconforming buildings or
standards are required to comply with the site planning standards at the time of the
occurrence of an event described in Table 17.64.040 Right to Continue Nonconforming
Uses and Buildings, that requires compliance with the site planning standards.
B. Additional Development Standards. For additional development standards see the
Incentives Chapter 17.53 and Mixed-Use Design Standards Chapter 17.54.
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Table 17.27.040A Standards
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Figure 17.27.040B
Use Limitation, Height, and Open Space Requirements
Figure 17.27.040C
Streetwall, Frontage, and Floor Height Requirements
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Chapter 17.29 PACIFIC HAMPTON DISTRICT (MU-PH ZONE)
17.29.010 Purpose and intent.
17.29.020 Use regulation.
17.29.030 Legal nonconforming uses.
17.29.040 Site planning standards.
17.29.010 Purpose and intent.
A. Purpose. The Pacific Hampton district is centered around a cluster of smaller-scale,
midcentury single-story industrial buildings which are slowly being transformed into
production studios, creative offices, commercial kitchens and other non-residential/non-
retail uses. The standards in this maintain the low-scaled character of the district, while
allowing for new flexibility in uses and accommodation of parking.
B. Standards and Nonconforming Uses. The regulation of uses and establishment of
development standards and site planning standards set forth in the MU-PH Zone are
those deemed necessary to establish an environment prioritizing creative industrial
uses. The right to use and maintain legal nonconforming uses and legal nonconforming
building and standards in the MU-PH Zone and all overlay zones are governed by
Section 17.64.010, “Legal nonconforming status.”
17.29.020 Use Regulation.
A. Use Regulation. Tables 17.29.020A and 17.29.020B detail specific land uses within
the MU-PH zone which are either encouraged, permitted of right, accessory, accessory
or conditional, conditional, or prohibited.
B. Definitions. Definitions of use classifications are given in Chapter 17.16. Per VMC
Section 17.12.010, the Public Works Director may interpret and apply these use
classifications to individual cases.
C. Commercial, Industrial, Warehouse Uses. Any commercial or industrial or warehouse
use which is not included in Table 17.29.020B shall be permitted of right, conditionally
permitted, or prohibited subject to all standards of the I zone. Such uses include:
research and development labs, commercial testing labs, computer/circuit board/semi-
conductor manufacturing, research hospitals/labs (with medical waste), electric vehicle
recharge facility, data center, specialty agriculture growing facility, auto body shops, gas
dispensing facilities, metal plating shops, materials manufacturing, large manufacturing
and assembly plants, industrial machinery, energy and utility operations, warehousing,
logistics facility, and mini distribution center. Any commercial or industrial or warehouse
use not included in Table 17.29.020B shall comply with parking, loading, intensity and
approval standards of the I zone, including VMC 17.24.020, 17.24.030, 17.24.035,
17.24.040, 17.24.050B, 17.24.050C, 17.24.080A, 17.24.080G, and Chapter 17.56.
Item 1 Page 276 of 317
Table 17.29.020A
Residential and Office Uses
Land Use Use Control General Regulations & Notes
Primarily Residential Uses
Single-Family Dwelling Prohibited
Multi-Family Dwelling Prohibited
Hotel Prohibited
Live/Work Prohibited
Residential Care Facilities Prohibited
Trailer Park Prohibited
Emergency Shelter Permitted of Right Subject to a maximum of 40 beds
Primary Office Uses
Office Manufacturing Encouraged
Media Production Studios Encouraged
Offices Permitted of Right
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Table 17.29.020B
Retail, Industrial, and Institutional Uses
17.29.030 Legal nonconforming uses.
A. Nonconforming Uses. The following uses are not permitted in any zone or overlay
zone, except that any such use that exists as of the effective date of the ordinance
codified in this title may be maintained as a legal nonconforming use, subject to the
terms of Section 17.64.010, “Legal nonconforming status.”
1. Junk or salvage business.
2. Public storage (including mini-storage) facilities.
3. Manure fertilizer business.
4. Contractor’s yard.
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5. Freight terminals, solid waste facilities, truck terminals, transportation-
related use, or hazardous waste facilities located outside the T Overlay Zone.
6. Slaughtering plants located outside the S Overlay Zone.
7. Rendering plants located Outside the R Overlay Zone
Item 1 Page 279 of 317
17.29.040 Site planning standards.
A. Site Planning Standards and Nonconforming Uses. The following site planning
standards given in Table 17.29.040A and illustrated in Figures 17.29.040B and
17.29.040C shall apply to all buildings, ancillary structures, land, uses, and businesses
in the MU-PH Zone except those uses allowed in the I (Industrial) Zone. Legal
nonconforming uses and legal nonconforming buildings or standards are required to
comply with the site planning standards at the time of the occurrence of an event
described in Table 17.64.040 Right to Continue Nonconforming Uses and Buildings,
that requires compliance with the site planning standards.
B. Additional Development Standards. For additional development standards see the
Incentives Chapter 17.53 and Mixed-Use Design Standards Chapter 17.54.
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Table 17.29.040A
Standards
Item 1 Page 281 of 317
Figure 17.29.040B
Use Limitation, Height, Streetwall, and Open Space Requirements
Active Use is not shown in this illustration
Chapter 17.53 INCENTIVES FOR PRESERVATION, CREATIVE USES, AND
AFFORDABLE HOUSING
17.53.010 Legacy Structure Preservation – Purpose and Criteria.
17.53.020 Encouraged Uses – Purpose and Criteria.
17.53.030 Available Incentives.
17.53.040 Parking Incentives for Adaptive Reuse Projects.
17.53.050 Affordable Housing Incentives.
17.53.010 Legacy Structure Preservation – Purpose.
A. Purpose. The Westside of Vernon’s legacy commercial and industrial buildings are
important assets which not only represent important adaptive reuse opportunities in
themselves, but give character and identity to the area as a whole. As such, the
retention of these legacy buildings as new development occurs is highly encouraged.
The incentives in this Chapter are intended to offer property owners who elect to
preserve legacy buildings with additional development capacity and flexibility in order to
mitigate any economic impacts occasioned by the preservation of a building.
B. Criteria. Structures which meet the following three criteria shall qualify as legacy
structures:
1. constructed between 1880 and 1950
2. located within the mixed-use zoning districts, and
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3. at least 10,000 square feet in gross floor area.
C. Incentives. A property owner who elects to retain character-defining features of a
legacy structure shall be eligible to obtain development standard incentives as
described in Table 17.53.040A and the entirety of this Chapter.
An application for any of these incentives shall demonstrate that the applicant will
preserve or enhance character-defining features of the building. The determination of
incentives made available through the preservation of character-defining features shall
be made through the Design Review process, as described in Chapter 17.86. The entire
building need not be preserved.
C. Non-Historic Significance. It should be noted that the “legacy structure” classification
described here is not the same as a determination of historic significance as defined by
State law. At the time of adoption, the California Environmental Quality Act (CEQA)
requires a historic resources study prior to demolition of any structure that is over 45
years old.
17.53.020 Encouraged Uses – Purpose and Criteria.
A. Purpose. The City of Vernon seeks to incentivize projects which combine multiple
“Encouraged” uses to foment innovation through the creative collision of different users
and diversify the long-term fiscal position of the City.
B. Encouraged Use Criteria. Any project within the mixed-use districts which meets the
following criteria is eligible to receive incentives:
1. For projects under 50,000 square feet gross floor area, at least 5% of the
gross floor area in two or more Encouraged uses
1.2. For projects over 50,000 square feet gross floor area, at least 5% of the
gross floor area in three or more Encouraged uses.
The list of encouraged uses is given by district in sections 17.25.020, 17.26.020,
17.27.020 and 17.29.030.
17.53.030 Available Legacy Structure Preservation and Encouraged Use Incentives.
A. Preservation and Encouraged Use Incentives. The Preservation and Encouraged
Use Incentives table (Table 17.120.030A) lists potential relaxations/incentives
to development standards given in Chapters 17.25, 17.26, 17.27, and 17.29 apply
to a project which meets the criteria of section 17.53.010B and 17.53.020A. Figures
17.120.030B, 17.120.030C and 17.120.030D illustrate an example application of
height and active use frontage incentives, as well as affordable housing incentives
per section 17.53.050.
B. Determination. Through the Design Review process given in Chapter 17.86, the
Public Works Director will determine which incentives are appropriate to be
Item 1 Page 283 of 317
granted in relationship to the extent of preservation of legacy structures and/or
inclusion of Encouraged uses.
Table 17.53.030A
Preservation and Encouraged Use Incentives
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Figure 17.53.030B
Height and Active Use Requirement Example: Base Standards
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Figure 17.53.030C
Height and Active Use Requirement Example: Standards including Legacy
Structure Preservation Incentives
Figure 17.53.030D
Height and Active Use Requirement Example: Standards including Legacy
Structure Preservation Incentives and Affordable Housing Density Bonus
Item 1 Page 286 of 317
17.53.040 Parking Incentives for Adaptive Reuse Projects.
A. Available Incentives. The following incentives are available to legacy structure
preservation projects only through the Design Review process:
1. On-street parking stalls along Santa Fe Avenue or Pacific Boulevard
(streets where it does not exist today) that are located less than a five-minute
walk (1/4 mile) from the main entrance to the development may be counted
toward nonresidential parking requirements.
2. Tandem parking is permitted, subject to approval of management conditions
by the Public Works Director.
B. Preserving Entire Footprint of Legacy Building. Projects which wish to preserve the
entire footprint of a legacy building and cannot accommodate parking needs even with
the incentives provided above may request an exception (VMC 17.12.030) or variance
(VMC 17.68).
C. Additional Flexibility Provisions. Preservation projects may also apply flexibility
provisions, such as shared parking, off-site parking, and use of vertical stackers. See
Chapter 17.57 for detailed standards.
17.53.050 Affordable Housing Incentives.
A. Affordable Housing. Density bonuses, waivers and concessions are available to
developers who provide on-site affordable housing or donate land for the purposes of
housing per VMC Chapter 17.92. Within mixed-use district areas which do not explicitly
calculate the permitted density, applicants may calculate the “density bonus” granted by
VMC Chapter 17.92 in one of two ways:
1. Any project which is at least 50% residential by gross floor area may increase the
height limit as of right, in Table 17.120.060A:
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Table 17.53.060A
Height Density Bonus
2. The applicant may submit a density study to establish the base density upon
which the bonus shall be applied. A density study is a set of schematic plans that
include a building massing, building section and floor plans that complies with all
relevant zoning and building code standards. Residential unit size and mix and
non-residential uses on-site shall be the same as in the proposed project.
Item 1 Page 288 of 317
Chapter 17.54 MIXED-USE DISTRICT DESIGN STANDARDS AND GUIDELINES
17.54.010 Purpose.
17.54.020 Building Orientation and Relationship to Context.
17.54.030 Site Planning.
17.54.040 Setbacks and Projections.
17.54.050 Buffering and Orientation.
17.54.060 Exterior Lighting.
17.54.070 Outdoor Service, Storage and Loading.
17.54.080 Building and Performance Requirements.
17.54.090 Disclosure and Legal Requirements.
17.54.100 Live/Work Standards and Guidelines.
17.54.110 Ground Floor Frontages.
17.54.120 Industrial Character Guidelines
17.54.010 Purpose.
A. The City has a vested interest in ensuring that all development is compatible with
the industrial nature of the City and the pedestrian-friendly, hybrid industrial
nature of its mixed-use districts. In addition to the mandatory standards of this
Title, the City implements Design Review (Chapter 17.86) to ensure that
development achieves these aims. The standards and guidelines of this Chapter
are a resource for Design Review. As described in Section 17.86.020B,.Design
Review will evaluate strict compliance with mandatory standards in this Chapter.
Design Review will also evaluate substantial compliance with guidelines in this
Chapter which are expressed with non-mandatory language, determining which
guidelines are applicable to a particular project.
B. Applicability. These design standards and guidelines shall apply to all projects
within Mixed Use zones which are subject to Design Review as described in
17.86
17.54.020 Building Orientation and Relationship to Context.
A. Orientation and Context. All buildings within mixed-use districts should be oriented
and designed to promote pedestrian activity, comfort and safety. At the same time,
buildings which include residential or live/work uses should be designed to minimize
conflicts between these uses and on-site or neighboring uses which cause noise, odors,
vibrations or contaminants. Implementation of this principle, and adherence to the
standards below, is important to protect not only residents, but also neighboring
businesses in Vernon, so that they can continue activities unimpeded over the long
term.
17.54.030 Site Planning.
A. Location and Uses. Commercial uses, lobbies and other public-facing uses should be
located on the primary street, with a direct entry from the sidewalk. For corner
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properties, these uses should prioritize access and orientation to Santa Fe Avenue, or
in the MU-PH district, Hampton Street and Pacific Boulevard. Residential uses should
principally be located above or behind the primary street ground floor frontage.
Industrial uses may be located in a variety of locations, but it is encouraged that
customer-facing areas of industrial uses, such as offices and showrooms, be located on
the primary street.
B. Vehicular Access. Vehicular access (loading and parking) should be provided from
rear alleys or side streets. If individual site conditions necessitate vehicular access from
Santa Fe Avenue, or in the MU-PH district, Hampton Street or Pacific Boulevard,
vehicular access points should be limited to one per property and be located in
accordance with VMC 17.56.060L.
C. Scale and Rhythm. If the project is located in an area with a recognizable
development pattern, it should respect the scale and rhythm of the area, as illustrated in
Figure 17.54.030A. Projects which are larger than the current development pattern can
include features such as step-down adjacent to lower-scaled uses and establishing
building modules which are of a similar scale to the existing development.
D. Residential Uses and Truck Loading. Residential uses (included multi-family dwelling
uses, Hotel uses, Live/Work uses, and Residential Care Facilities uses) shall be located
a minimum of 200 feet from any exposed loading dock demonstrated to have a
minimum of 10 daily heavy truck trips. If the implementation of this requirement
precludes the applicant’s ability to develop residential on the site, residential uses may
be constructed within 200 feet of the exposed loading dock provided that guidelines in
Section 17.54.050 (Buffering and Orientation) are applied to the fullest extent possible.
E. Truck Access. New non-industrial development on a property which is adjacent to an
existing industrial property shall not restrict their ability to access their truck docks and
parking facilities and to ship goods into and out of their property in a like manner to that
in use prior to the new development on the neighboring property.
F. Ground Floor Residential Uses. Ground-floor residential uses shall be limited to
live/work uses that permit walk-in trade. The amount of ground-floor frontage permitted
to be such uses is limited by the Primary Street Ground Floor Active Use regulations.
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Figure 17.54.030A
New development reflecting existing rhythm of building and open
space/access from the street.
17.54.040 Setbacks and Projections.
A. Upper Floor Uses. Upper-floor uses, including residential and office uses, should
incorporate setbacks and/or appropriate window orientation to ensure access to light
and privacy. At minimum, upper floors of buildings shall comply with the fire separation
requirements of California Building Code Table R.302.1.1 (unsprinklered buildings) or
R.302.1 (sprinklered buildings).
B. Balconies. Balconies shall not project into the public right-of-way.
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17.54.050 Buffering and Orientation.
Figure 17.54.050
Buffering and Orientation guidelines adjacent to heavy industrial
uses.
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A. Residential Uses and Heavy Industrial Uses. Residential uses shall be separated
from any adjacent heavy industrial uses (all industrial uses not included in section
17.25.020, 17.26.020, 17.27.020, and 17.29.020) located outside a mixed-use zoning
district with acoustic and visual buffers. Unless the applicant can demonstrate that a
different strategy will be similarly effective, the buffer shall consist of a minimum six-foot
high wall constructed of solid masonry and partially or fully covered with hedges, ivy,
bamboo or other similar softening material, and a minimum five-foot wide screen
landscaping strip consisting of evergreen trees or an evergreen trellis structure of at
least six feet in height.
B. Residential Orientation Away from Industrial Uses. Habitable residential spaces and
windows should be oriented away from adjacent industrial uses to the greatest extent
possible.
C. Open Space Orientation Away from Industrial Uses. Open spaces should be oriented
away from adjacent industrial uses. Should they be constructed in an area which is
open to adjacent industrial properties, screening should be used to lessen the impacts
of industrial activities on the residential properties.
17.54.060 Exterior Lighting:
A. Security and Visibility. Every project should have adequate lighting to provide for
security and visibility, particularly along walkways and driveways, entrances to parking
areas, and open space areas.
B. Impact on Neighboring Properties. Site, parking lot and building security lighting
should not impact surrounding or neighboring properties. The type and location of such
lighting shall preclude direct glare onto adjoining property, streets, or skyward, and
should not adversely impact residential units within a development.
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17.54.070 Outdoor Service, Storage and Loading:
A. Screening and Concealing. Outdoor storage areas, loading docks, mechanical
equipment and trash enclosures shall not be visible from Santa Fe Avenue, Pacific
Boulevard, Vernon Avenue or Hampton Street and shall be concealed or screened with
a combination of building features, decorative walls and landscaping consistent with the
architectural style of the building. Operational equipment for on-site businesses shall
also be screened.
B. Loading Docks. Any loading dock designed for use of trucks/trailers with four or more
axles shall be screened from Santa Fe Avenue, Pacific Boulevard, Vernon Avenue or
Hampton Street by a building. Docks should be located toward the rear of such
properties.
C. These standards apply in addition to the standards in VMC 17.24.070.A.3.
17.54.080 Building and Performance Requirements:
A. Acoustic Separation. All interior spaces shall be sufficiently acoustically separated
from other on- and off-site uses, as required by the CBC and other regulations.
B. Air Filtering. All regularly occupied areas of mechanically ventilated buildings shall be
equipped with air filtration media for outside and return air that provides a Minimum
Efficiency Reporting Value (MERV) of 13.
17.54.090 Disclosure and Legal Requirements:
A. Statement of Acknowledgement. Applicants for any development containing
residential or office uses must sign a statement acknowledging that individuals choosing
to live and/or work in an active, mixed-use community are willing to accept a greater mix
and closer proximity of surrounding land uses, and the rights of neighboring businesses
to continue their legal business activities without undue interference must be preserved.
B. Statement of Disclosure. A statement of disclosure shall be provided in all leases and
condominium documents in which the lessee or buyer acknowledges the following:
(1) Tthat the facility is located in an industrial area which in which annoyances or
inconveniences associated with proximity to industrial uses such as odors, truck traffic,
vibrations, noise and other neighborhood impacts are likely to be present to a greater
degree and at different hours of the day than in other residential or commercial areas of
the city, (2). Individual sensitivities to those annoyances may vary from person to
person and lessee or buyer should consider which industrial annoyances are associated
with the property and whether they are acceptable to him or her, and (3) The mix of
business and industrial activities may vary as the area evolves and there is no
guarantee that the land uses currently existing in immediate proximity to this
development will remain unchanged into the future. Lessee or buyer acknowledges that
land uses may change or expand as permitted by the City’s Zoning Ordinance and
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businesses are free to change the nature of their operations at any time in a manner
consistent with applicable governing regulations.
17.54.100 Live/Work Standards and Guidelines.
A. Purpose. As described in Tables 17.25.020A, 17.26.020A, 17.27.020A and
17.29.020A, larger residential projects are required to have a live/work component.
Other projects will be fully live/work. The reasons to provide live/work units include:
1. Provide spaces which are apt for small-scale industrial and creative production,
at a lower price than paying for separate living and working units, in order to
stimulate entrepreneurship and the vitality of the Vernon productive economy.
2. Provide appropriate transitions between industrial uses and high-volume streets,
and residential units.
3. Orient the overall character and identity of new residential projects toward
productive uses, and establish appropriate expectations on the part of future
residents that they will reside in an industrial mixed-use environment.
4. Accommodate the growing demand for work from home.
B. Permitted Uses. Permitted uses within a live/work unit shall depend on the type of
live/work unit as described below. No property owner or homeowners’ association may
restrict permissible uses beyond these categories, except for artist live/work space, and
restrictions which can be demonstrated to be necessary for the health and safety of the
residents.
1. Within Undivided Unit. Within the same undivided environment as a living
space, artisan industrial, office, and personal services are permitted uses.
Medical offices and personal service uses are assumed to accommodate
walk-in trade and shall be located along the first floor, primary street frontage
or have a clearly marked entrance with a visible sign from the primary street
through a publicly accessible open space.
2. Permitted Use with Separable Space. The following uses are permitted within
a separable space from the living area, or within a different unit than the living
space in the same building or on the same property: any office use, any
commercial use, any light industrial use.
D. Hazardous Occupancies. Hazardous occupancies shall be restricted by the
requirements of the California Building Code.
E. Loading Docks. A minimum of one loading dock shall be provided for projects of over
10,000 square feet. Loading docks shall comply with the standards of Chapter 17.57.
F. Unit Design Standards. Each live/work unit shall comply with the following design
standards:
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1. Size of Live/Work Unit. Every live/work unit shall have a defined area of no less than
200 square feet which is built and designed for productive work.
2. Productive Work Area. Productive work areas shall have a height of at least 10 feet
floor to ceiling, shall be open and unimpeded by walls, and should be constructed of
resilient materials that can support for productive uses. For example, appropriate
flooring materials include concrete and hardwoods, and inappropriate flooring materials
include linoleum.
3. Maximum Size of Live/Work Unit. The maximum size of a live/work unit shall be
3,000 square feet.
4. Work Areas in Adjacent Units. Work areas in adjacent units should be located next to
each other. If a living space must be located near a work area of an adjacent unit,
additional sound separation should be provided.
5. Residential Project Located along Streets without Trucking Restrictions. If a
residential project is located along streets which do not have restrictions on trucking at
the time of entitlement, the upper-floor street frontage should be occupied with work
areas of live/work units.
G. Ground Floor Live/Work Spaces. Ground-floor live/work spaces should be designed
in a special manner, which emphasizes the “work” component of live/work, and engages
the public in the pedestrian realm. Due to active use frontage requirements, ground-
floor live/work units will exist adjacent to commercial or light industrial uses and should
be designed for small businesses with employees and walk-in clientele.
1. Separate Living and Working Spaces. In new construction buildings, ground-floor
live/work units shall have separate spaces and entrances for the living and working
spaces. Living spaces may be located on upper floors of the building.
2. Minimum Work Area. A minimum of 350 square feet of work area shall be provided,
and it shall be located on the ground floor. This work area shall have a height of at least
14 feet floor to ceiling and comply with all other requirements of 17.54.100F.
3. Business License. An active business license with the City of Vernon shall be
required to occupy a ground-floor live/work unit.
4. Detached Living and Working Spaces. Living and working spaces may be detached
from each other.
17.54.110 Ground Floor Frontage Standards.
A. Ground Floor Frontage Standards. Building frontages, particularly ground floors,
should be designed to accentuate the walkability of Santa Fe Avenue as Vernon’s
historic main street. The regulations given here are intended to ensure that ground-floor
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spaces are economically and physically viable, and contribute to the pedestrian
environment with active uses.
B. Minimum Streetwall. Ground-floors along primary streets shall incorporate a
minimum streetwall at the building frontage, active use percentage, and minimum
transparency as given in Tables 17.25.040A, 17.26.040A, 17.27.040A, and 17.29.040A.
Portions of building elevations may be set back to allow for outdoor use, such as patio
dining, public art or entry forecourts, and can still count toward the requirement for
minimum streetwall at the building frontage. Parking, however, should never be placed
in the front of the building.
C. Main Entrance Location. Main entrances shall be emphasized and oriented to the
sidewalk or sidewalk-accessible open space.
D. Setback along Santa Fe Avenue. Setbacks may vary within the permitted range of
minimum to maximum setback, as illustrated in Figure 17.54.140. Any setback area
provided along Santa Fe Avenue shall be hardscaped and allow for public access
unless used for outdoor dining. Any landscaping must be located in a planter.
E. New Construction. For all new construction, ground-floor spaces shall have a floor-to-
floor height of 18 feet minimum in order to ensure viability for retail or light industrial
uses.
F. Primary Street Frontage. Ground-floor live/work units shall have a minimum length of
25 feet along the primary street frontage.
G. Awnings. Awnings are permitted to project up to six feet into the public right-of-way,
provided that they are permitted by any other regulatory requirements such as utility
pole clearances.
H. Sidewalk Dining. Sidewalk dining is permitted within the MU-CC and MU-S zones
with an Encroachment Permit. A minimum unobstructed sidewalk travel path of 6 feet,
or 12 feet in front of City Hall, must be left at all times.
I. Outdoor Dining. Outdoor dining is allowed on private property, including rooftops and
private patios without limitation. If outdoor dining is located on private property at the
building frontage, the maximum front setback may be exceeded in order to
accommodate the outdoor dining area.
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Figure 17.54.140
Frontages can vary while still retaining unified setback.
17.54.120 Industrial Character Guidelines.
A. Purpose and General Approach. Industrial Character Guidelines are intended to help
retain the architectural character of existing buildings as defined by their initial use and
historic context at their period of greatest significance. This can be achieved through
implementing a combination of strategies such as: maintaining original character
defining features, structural elements, including reinforced concrete and open truss
roofs, materials such as brick, concrete, and steel, windows and doors, etc. These
strategies can be paired with the thoughtful addition and integration of new elements
necessary to accommodate proposed uses and assure the activation and continuous
utilization of the building. Developments are encouraged to adapt existing buildings by
retaining certain key features and elements in a way that celebrates the history of the
structures, while incorporating new elements into a single, coherent design that
ultimately allows for a greater range of usability. Elements to be maintained will need to
be submitted, reviewed, and confirmed through the Design Review process.
B. Materiality and Architectural Style. New, ground-up construction should also
incorporate the language of industrial structures, including use of exposed brick,
concrete and steel, flat roofs and use of scale appropriate to the legacy industrial
structures in the immediate area. Use of traditional residential or main street commercial
architectural styles, such as Spanish or English Colonial, are discouraged in favor of
more modern, contemporary styles.
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C. Murals. Murals are an important part of Vernon’s and Los Angeles’ industrial fabric.
New murals are encouraged within the mixed-use districts and are subject to approval
through the Design Review process.
17.54.160 On-Site Open Space and Sustainability Guidelines.
A. Purpose. Vernon is a non-traditional setting for certain uses, particularly residential.
Open space in the Westside context is important to provide places for interaction,
enjoyment of natural features (the air, soil, plants, etc.), and recreation for the
population most likely to move into this type of mixed-use environment.
B. Open Space Regulations. All development is subject to the open space regulations
given in Chapters 17.25, 17.26, 17.27, and 17.29, except as modified by the incentives
of Chapter 17.54.
C. Common Open Space. Common open spaces should be designed and provide
amenities to promote interaction between residents. They should be located along the
most common paths of travel between primary entries and private units or spaces.
Common open spaces may be open to the public.
D. Large Projects. Larger projects should incorporate public open spaces such as
plazas, courtyards and paseos which provide access to or augment public-serving on-
site uses, especially on-site uses which may be located in the rear of properties.
E. Residential Projects. Residential projects should incorporate recreational amenities
appropriate to the side of the project and the intended population: for example, pools
and large recreation rooms for larger projects, and barbeque areas for smaller projects.
F. Low-Impact Development Requirements. Projects shall satisfy all applicable low-
impact development requirements. Accommodation of low-impact development
requirements in a joint fashion among neighboring property owners is encouraged. An
in-lieu fee may be charged to fund district-scale stormwater measures, such as
stormwater BMPs along Santa Fe Avenue or in greenways.
G. Sustainability. Green roofs are highly encouraged in tandem with open spaces at the
ground or podium level. Sustainable values of green roofs include stormwater collection,
building insulation and urban heat island reduction. Stormwater drainage can be
captured and harvested for re-use in landscaped areas through low-flow drainage
systems.
Chapter 17.57 VEHICLE PARKING STANDARDS FOR MIXED-USE ZONES
● 17.57.010 Title.
● 17.57.020 Purpose.
● 17.57.030 Very Small Retail Uses.
● 17.57.040 Shared Parking.
● 17.57.050 Off-Site Parking.
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● 17.57.060 Structured Parking, Parking Lifts, and Tandem Parking.
● 17.57.070 Special Vehicles.
17.57.010 Purpose and Applicability.
A. Purpose and Relationship to Citywide Standards. The requirements and
additional provisions of this chapter shall modify the requirements of
Chapter 17.56 for development within mixed-use zones. The purpose of
these additional provisions is to maximize the efficiency of parking and
reduce barriers to development while accommodating true, habitual needs
for temporary vehicle storage.
B. Heavy Industrial Uses Excepted. These standards shall not apply to use
industrial use categories not included in sections 17.25.020, 17.26.020,
17.27.020, and 17.29.020. Conformance to all standards of Chapter 17.56
is required for these uses.
17.57.020 Spaces Required for Uses.
A. Minimum Parking Requirements. Tables 17.57.020A and 17.57.020B give the
required number of spaces for each use type described in this Chapter. The following
standards shall apply to increase flexibility and sustainability in meeting parking needs.
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Table 17.57.020A
Spaces Required for Residential and Office Uses
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Table 17.57.020B
Spaces Required for Retail, Industrial, and Institutional Uses
17.57.040 Shared Parking.
A. Shared Parking. New development with a mix of uses in a building, on a lot, or an
adaptive reuse of an existing structure may account for shared parking between uses
on site or at proximate facilities (within the maximum distance specified in 17.57.050A)
with unutilized supply. When the Director of Public Works determines that the peak
parking demand for a project may be met by a number of parking spaces less than
required, he or she may grant a reduction of the total number of parking spaces by up to
50 percent, provided that the applicant provide a parking study from a professional
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engineer (PE) or traffic engineer (TE) based on a survey of at least three similar
projects.
17.57.050 Off-Site Parking.
A. Parking for Nonresidential Uses. Parking required to serve a nonresidential use may
be on the same or a different site under the same or different ownership as the use
served, provided the parking shall be within 500 feet of the use served. Said distance
shall be measured along public walkways from the nearest lot line of the lot on which
the uses are located to the nearest lot line of the lot on which the required parking is
located.
B. Joint Use of Offstreet Parking. Property owners involved in the joint use of offstreet
parking facilities shall submit an agreement for such joint use by a proper legal
instrument approved by the Public Works Director as to form and content. Such
instrument shall be submitted with the entitlement application. Such instrument, when
approved as conforming to the provisions of this Section, shall be recorded in the office
of the County Recorder, and copies of said recorded documents filed with the Public
Works Department prior to issuance of a building permit.
17.57.060 Structured Parking, Parking Lifts, and Tandem Parking.
A. Location of Parking. Parking may be located on the surface, or in an underground,
podium or detached structure. Parking aisles in any type of structure need only comply
with minimum heights specified by the California Building Code. The minimum height
required in VMC Table 17.56.060K shall not apply.
B. Parking Lifts. Residential and employee parking spaces may make use of any type of
parking lift that allows for motorists to retrieve a vehicle without having to have person
from a different household move their vehicle first. Parking spaces not restricted to
residential or employee use may make use of any type of parking lifts provided that the
lift is operated by a contracted parking management/valet vendor that has been certified
by the City.
C. Tandem Parking. Tandem parking is only permitted between parking spaces
belonging to the same unit. Both tandem spaces shall be a minimum of 22 feet long.
17.57.070 Special Vehicles.
A. Truck Parking. Except for industrial and warehousing use classes which are not listed
in sections 17.25.020, 17.26.020, 17.27.020, and 17.29.020, truck parking which
conforms to VMC Section 17.56.060D is not required. However, all projects above
10,000 square feet shall include a loading dock suitable for use of a single-unit truck
(SU-9).
B. Charging Stations. A Level 2 vehicle charging station shall be provided for a
minimum of six percent (6%) of the total number of vehicle parking spaces provided.
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C. Parking for Scooters, Mopeds, Motorcycles. Designated stalls for scooters, mopeds
and motorcycles with a minimum dimension of 5’ x 8’ may count toward up to 5% of the
minimum parking requirement.
Chapter 17.86 DESIGN REVIEW
17.86.010 Purpose.
17.86.020 Authority and scope.
17.86.030 Applicability.
17.86.040 Determination, action of the Director.
17.86.050 Finding and decision.
17.86.060 Appeal
17.86.010 Purpose.
A. Purpose. The purpose of this chapter is to ensure the achievement of the goals and
purposes of this title without creating undue hardships, and to protect the health, safety,
and public welfare, through the following regulations and procedures established for
Design Review. (Prior code § 26.6.1)
17.86.020 Authority and scope.
A. Authority. The Director shall have the authority, subject to the provisions of the title,
to grant a Design Review Permit whenever the Director finds the granting of a Design
Review Permit is consistent with the requirements, intent and purpose of this title. The
purpose of design review is, to implement urban design goals, policies, development
standards, and design guidelines within priority areas of the City. Design Review is
intended to ensure that the design of new construction and additions is contextual and
supports design excellence in Vernon. Among the key functions of Design Review is to
determine the appropriate character-defining features of legacy buildings and incentives
that can be applied to projects on legacy building sites.
B. Standards and Guidelines. Design Review will evaluate strict compliance with
mandatory standards in this Code. Design Review will also evaluate substantial
compliance with guidelines in this Code which are expressed with non-mandatory
language, determining which guidelines are applicable to a particular project.
The standard conditions imposed upon approval of an application during Design Review
will not be more restrictive than those prescribed by applicable zoning district
regulations or other applicable entitlements procedures.
17.86.030 Applicability.
A. Applicability. This review process applies to any new construction projects within the
Mixed Use Zones (MU-CC, MU-S, MU-N, MU-PH) or any change of use project which
does not replace the existing features “in kind”. To be considered “replacement in kind,”
the features must reasonably match the design, profile, material, and general
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appearance of the originals. Alterations, additions, and repairs that do not change the
exterior appearance of a structure, including replacement in kind of existing features do
not require Design Review. Revised plans of the change shall be filed with Public
Works. Single-family residential projects and accessory dwelling units are not subject to
Design Review.
17.86.040 Determination, action of the Director.
A. Public Works Director Authority. The Public Works Director will conduct Design
Review and make decisions to approve the application or impose conditions upon the
approval of the application, including the granting of any preservation incentive (Section
5.7 in the Vision). The Public Works Director may refer any such project for a public
hearing before the City Council to receive comment on the project’s design, but not to
approve or deny the project, if the Director determines it has special significance.
17.86.050. Finding and decision.
A. Findings. In acting to approve or conditionally approve an application for the Design
Review, the Public Works Director shall make the following findings:
1. That the project is consistent with the applicable development standards of the Vision
and any design guidelines of this Vision as deemed applicable to the project by the
Public Works Director;.
2. That the project implements applicable goals and policies of the Vernon General
Plan, as deemed applicable by the Public Works Director.
3. That any development incentive granted is appropriate in order to preserve the
character defining features of a legacy structure and/or accommodate multiple
encouraged uses.
17.86.060 Appeal.
A. Appeal Process. Following the City Clerk’s receipt of a written appeal contesting any
action or decision of the Director that has been submitted to the City Clerk within 30
days after the date such action or decision was taken by the Director, the City Clerk
shall set the appeal for a public hearing. The public hearing shall be held not less than
10 calendar days nor more than 60 calendar days from the City Clerk’s receipt of the
appeal. The City Clerk shall give notice of the time and place of the hearing and the
purpose thereof in the manner described in Section 17.68.040, “Notice of public
hearing.” The appellant may appear in person before the City Council or be represented
by an attorney, and may introduce evidence to support the claim. The appellant shall
cause to be made at his or her own expense any investigation or research required by
the City to substantiate the appellant’s claim. The City Clerk shall mail a copy of the City
Council’s decision by certified mail to the appellant and all other persons who received
notice of the original hearing, and to any other person requesting the same, within five
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business days after the adoption thereof. The Council’s decision shall be final and
conclusive.
Chapter 17. 101 TRIP REDUCTION AND TRAVEL DEMAND STANDARDS FOR
MIXED-USE ZONES
(All Content Displayed)
● 17.101.010 Information and Administration.
● 17.101.020 Site Design.
● 17.101.030 Parking.
● 17.101.040 Bicycle Parking.
● 17.101.050 Additional Trip Reduction and Travel Demand Measures.
● 17.101.060 Monitoring and reporting by City.
17.101.010 Information and Administration.
A. Trip Reduction and Travel Demand Coordinator Required. For residential projects
exceeding 10 units and office uses exceeding 10,000 square feet, the property owner
shall designate a Trip Reduction and Travel Demand coordinator to provide
documentation of implemented Trip Reduction and Travel Demand measures prior to
issuance of a Certificate of Occupancy.
B. Trip Reduction and Travel Demand Coordinator Responsibility. Trip Reduction and
Travel Demand coordinators shall provide informational materials to all tenants advising
on options for accessing the project site and details on any transportation benefits
offered. Welcome packets should identify options for transit routes, bicycle routes,
mobility hubs and carpool options for all new residents and employees.
17.101.020 Site Design Standards.
A. Design to Encourage Walking and Biking. New development shall be designed with
safe and visible access points for all modes to encourage walking and building a biking
to and between sites. Pedestrian pathways shall be provided from the primary street to
all buildings on the site. Physical barriers that impede circulation shall not be erected.
B. New Development Greater than One Acre. New development greater than one acre
in size shall provide multimodal wayfinding signage at key locations internally and
externally that directs employees, residents, tenants, and visitors to bicycle parking and
amenities, transit services, shared micromobility and mobility hubs, car share parking,
and pick-up/drop-off zones, as appropriate.
17.101.030 Parking.
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A. Projects over 100,000 Square Feet. Projects over 100,000 square feet should
designate at least one parking space for a carshare vehicle to provide on-demand
access to a vehicle without need for car ownership.
B. Unbundled Parking. On-site parking for new development shall be “unbundled” –
detaching the cost of reserved parking spaces from tenant leases for the life of the
project. Unbundled spaces should be leased or sold separately so that
tenants/residents have the option of renting a space at its true cost.
17.101.040 Bicycle Parking.
Table 17.101.040
Bicycle Parking Requirements
A. Bicycle Parking. Covered and secure short-term bicycle parking shall be provided to
meet the needs of shoppers or visitors for a couple of hours at a time. New multi-family
residential and office uses shall provide options for long-term bicycle storage, such as
bike lockers or bike cages, with a form of access control such as keys or smart cards.
17.101.050 Additional Trip Reduction and Travel Demand Measures.
A. Public Works Director Authority. The Public Works Director may approve an
application to reduce parking requirements by up to 15 percent if the applicant conducts
a parking study from a professional engineer (PE) or traffic engineer (TE) demonstrating
that Trip Reduction and Travel Demand Measures beyond those required by this
Chapter, such as the Optional measures in Table 17. 101.050 (Source: California Air
Pollution Control Officers Association (CAPCOA)), will be effective in reducing on-site
parking demand.
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Table 17.101.050
Trip Reduction from Trip Reduction and Travel Demand Measures.
17.101.060 Monitoring and reporting by City.
A. Monitoring by City. The City shall monitor the implementation of the measures set
forth in this chapter. The monitoring methods may include any or all of the following:
1. Site inspections made before issuance of a Building Permit, and randomly
thereafter.
B. Reporting by City.
1. For all development subject to the requirements of the California Environmental
Quality Act, each of the following shall be deemed to be a “responsible agency”
as that term is defined in Section 21069 of the Public Resources Code of the
State of California:
a. The enforcement agency.
b. Any transit agency which provides service to the City and which
submits a written request to be given notice or which the enforcement
agency designates in writing to be given notice. (Prior code § 27.8)
17.116.030 Presumption of general incompatibility with existing industrial uses.
In light of the City’s existing businesses and heavily industrial nature, there shall be a
presumption that fitness and recreational facilities are generally incompatible with
existing uses and properties within the CityI Zone. The burden shall be on the applicant
to show that its proposed use and location are compatible with surrounding uses and
properties. (Prior code § 26.11.3-1)
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Westside Mixed-Use Zoning
Vernon Housing Commission Special Meeting
July 12, 2023
July 12, 2023
Item 1
Staff Presentation
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Topics
1.Vision
2.How Did We Get Here?
3.Goals
4.Mixed -Use Districts
5.Allowed Mixed-Uses
6.Preservation Standards and Incentives
7.Closing
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Vision
A zoning transition
of the West side of
the City of Vernon
from industrial age
manufacturing and
warehousing to
leading-edge state-
of-the-art modern
mixed-use
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How did we get here?
Activity Number
City Council Agenda Items/Presentations 5
Vernon Commission Presentations 2
RFP / Selection Interviews 4
Individual Council Member Meetings 5
Stakeholder Committee Meetings 7
Individual Property Owner Meetings 20
Meetings with Neighboring City Staff 3
Public Works and Consultant Meetings 60
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Goals
1.Reinvigorate the City as a center of production
2.Strengthen and provide long-term stability
3.Increase the residential population
4.Diversify land uses to take advantage of changes
5.Increase amenities
6.Create an environment enhancing the City’s identity
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Mixed -Use Districts
Only 2.2%of City’s land
area within mixed-use
districts
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Allowed Mixed-Uses
•Residential
•Office Space
•Retail Space
•Production/Light Industrial
•Civic/Institutional
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Preservation Standards & Incentives
Studio V
Empire Stores
Third Art Holdings
LA Arts District Storefront Rehab
•Incentivize:
•Projects that preserve character defining features
•Projects which mix at least two (small projects) or three
(large projects) encouraged uses
•Incentives:
•Relaxed requirements for transparency, setbacks, open
space, and parking
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Closing
Studio V
Empire Stores
Third Art Holdings
LA Arts District Storefront Rehab
1.Zone changes impact 2.2% of the property in Vernon
2.Most properties in proposed mixed-use districts are too small
for modern trucking-based industrial and warehouse uses
3.Current allowed uses discourage investment in properties
4.Zone changes allow additional uses, and would provide an
economic incentive to invest in property
5.Proposed new uses will meet the City’s goals while maintaining
an industrial focus
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