Ordinance No. 1293ORDINANCE NO. 1293
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF VERNON
ADDING AND AMENDING VARIOUS CHAPTERS IN TITLE 17 - ZONING
OF THE VERNON MUNICIPAL CODE TO ALLOW MIXED USE
INDUSTRIAL ZONING ALONG SANTA FE AVENUE
SECTION 1. Recitals.
A. The City of Vernon (City) is a municipal corporation and a chartered city of the
State of California organized and existing under its charter and the Constitution of
the State of California.
B. Vernon Municipal Code Title 17 – Zoning (Zoning Code), establishes zoning
regulations and provisions in the City and designates, regulates, and restricts
various matters of zoning and land use.
C. The City Council desires to amend the Zoning Code to allow mixed use industrial
zoning along Santa Fe Avenue (Westside Amendments). 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 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.
D. In preparation for the Westside Amendments, during the past 34 months staff
and/or members of the City Council have participated in five items presented to
the City Council, seven Stakeholder Committee meetings, and six one-on-one
meetings with owners of property within the proposed zoning districts.
E. A duly-noticed public hearing has been held to consider the proposed Zoning Code
changes, and public testimony has been received and considered.
F. By separate resolution, the City Council is amending the General Plan and
certifying the Final Program Environmental Impact Report related to the Westside
Amendments.
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THE CITY COUNCIL OF THE CITY OF VERNON HEREBY ORDAINS:
SECTION 2. The City Council of the City of Vernon finds and determines that
the above recitals are true and correct and are a substantial part of this ordinance.
SECTION 3. This ordinance was assessed in accordance with the authority and
criteria contained in the California Environmental Quality Act (CEQA), the State CEQA
Guidelines, and the environmental regulations of the City. The City Council hereby finds
that the proposed action is exempt from CEQA review because it is general policy and
procedure-making activity that is unrelated to any specific project, which must undergo
separate CEQA review, and that will not result in direct physical changes or reasonably
foreseeable indirect physical changes in the environment, and therefore does not
constitute a “project” as defined by CEQA Guidelines Section 15378. In compliance with
CEQA Guidelines (California Code Regulations, Title 14, Section 15000 et seq.), the City
of Vernon prepared the Final Program Environmental Impact Report for the Westside
Amendments to the General Plan and for the Westside Amendments to Title 17 of the
Vernon Municipal Code, as set forth and certified in a separate resolution amending the
General Plan.
SECTION 4. Section 17.04.020 is amended to read as follows:
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 zones within the City 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 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.
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SECTION 5. Section 17.16.020 is amended to read as follows:
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 17.22.040 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.
Ancillary use” means a use customarily incidental or subordinate to a person’s permitted
use, as further described in Section 17.22.020(E), 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
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building to which it is attached, requiring no additional structure(s) for support. An awning
is typically composed of canvas or other similar material.
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.
CEQA” means the California Environmental Quality Act, California Public Resources
Code Sections 21000—21189.
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 35ºFahrenheit 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.
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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.
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 17.22.070, “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
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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
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.
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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.
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 Chapter 6.5 of Division 20 of the Health
and Safety Code or in any amendments to or recodifications thereof. 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 17.22.040(E), 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
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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 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 testing and assembly of data processing
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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
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.
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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.
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.
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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.
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.
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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 Chapter 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.
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.
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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.
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.
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. 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.
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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 17.22.080, “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.
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.
Ordinance No. 1293
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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
normal development or use standards of the applicable zone, but may otherwise be
acceptable because of their temporary nature.
Title” means this Title 17- Zoning 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
Ordinance No. 1293
Page 16 of 66
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.
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.”
Ordinance No. 1293
Page 17 of 66
SECTION 6. Sections 17.20.010(A) and (B) are amended to read as follows:
17.20.010 Zones and overlay zones of the City.
A. Establishment of Zones 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 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. 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 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 17.22.020, “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.
Ordinance No. 1293
Page 18 of 66
SECTION 7. Section 17.20.030 is amended to read as follows:
17.20.030 Uncertainty as to zone boundaries.
Where uncertainty exists with respect to the boundaries of any of the zones, as shown on
the Zoning Map, the determination of the City Council as to the location thereof shall be
final and conclusive. Any decision regarding the boundaries of an overlay zone shall
follow the then existing lot lines.
SECTION 8. Chapter 17.24 General Industry (I) Zone is renumbered to Chapter
17.22 and all references throughout the Code are hereby amended.
SECTION 9. Chapter 17.23 is added to read as follows:
Chapter 17.23 City Center District (MU-CC) Zone
Sections:
17.23.010 Purpose and intent.
17.23.020 Use regulation.
17.23.030 Legal nonconforming uses.
17.23.040 Site planning standards.
17.23.010 Purpose and intent.
A. 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.
17.23.020 Use regulation.
A. Use Regulation. Tables 17.23.020(A) and 17.23.020(B) detail specific land uses
within the MU-CC zone which are either encouraged, permitted of right, accessory,
accessory or conditional, or prohibited.
Ordinance No. 1293
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B. Definitions. Definitions of use classifications are given in Chapter 17.16. Per
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 17.23.020(B) 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 17.23.020(B) shall comply with parking, loading,
intensity and approval standards of the I Zone, including Sections 17.22.020, 17.22.030,
17.22.035, 17.22.040, 17.22.050(B), 17.22.050(C), 17.22.080(A), 17.22.080(G), 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 17.23.040(A).
Table 17.23.020(A)
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
Ordinance No. 1293
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Table 17.23.020(B)
Retail, Industrial, and Institutional Uses
Land Use Use Control General Regulations & Notes
Primarily Retail Uses
Good Sales Permitted of Right
Production Retail Encouraged
Restaurant Encouraged
Market Encouraged
Art Galleries Encouraged
Nightlife Conditional
Personal Services Permitted of Right
Big Box Retail Conditional
Drive-Through Retail Conditional Subject to standards in VMC Chapter 17.112
Adult or Sexually Oriented
Businesses
Prohibited
Fitness and Recreation Permitted of Right
Primarily Production/Industrial Uses
Artisan Industrial Encouraged Allowed activity within Live/Work Uses, Office
Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations.
Light Industrial Permitted of Right Allowed activity within Live/Work Uses, Office
Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations.
Primarily Civic/Institutional Uses
Community Facilities Permitted of Right
Trade School Permitted of Right
Religious Use Permitted of Right
17.23.030 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.
Ordinance No. 1293
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7. Rendering plants located outside of the R Overlay Zone.
17.23.040 Site planning standards.
A. Site Planning Standards and Nonconforming Uses. The following site planning
standards set forth in Table 17.23.040(A) and illustrated in Figures 17.23.040(B) and
17.23.040(C) 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 applicable 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
Chapter 17.53 – Incentives for Preservation Creative Uses and Affordable Housing and
Chapter 17.54 - Mixed-Use Design Standards.
Table 17.23.040(A)
Standards
Use Limitations
Minimum Non-Residential Building Square Footage per Residential Unit 100 square feet
Santa Fe Avenue Ground Floor Frontage Active Uses, minimum1 50%
Percentage of Total Residential Units that must be Live/Work
Less than 20 units None
Over 20 units 25%
Height2
Maximum, first 50 feet of frontage 4 stories/55 feet
Maximum, other Unlimited
Setbacks
Santa Fe Avenue, minimum None
Santa Fe Avenue, maximum 15 feet
Vernon Avenue / Pacific Avenue, minimum 5 feet
Vernon Avenue / Pacific Avenue, maximum 20 feet
Local Street, minimum None3
Local Street, maximum 10 feet
Interior Property Line, minimum None
Streetwall and Frontage
Building Streetwall at Setback4, Santa Fe Avenue, minimum 80%
Building Streetwall at Setback4, Vernon Avenue/Pacific Avenue, minimum 60%
Transperancy5, Santa Fe Avenue, minimum 50%
Transperancy5, Vernon Avenue/Pacific Avenue, minimum 25%
Transperancy5, Local Street, minimum 25%
Ordinance No. 1293
Page 22 of 66
Table 17.23.040(A)
Standards
Open Space
Open Space6 per unit, minimum 150 square feet
Common Open Space7 per unit, minimum 75 square feet
Ground/Podium Level Open Space, percent of lot, minimum8 5%
1. Any use listed in Table 17.23.020(A) or 17.23.020(B) under “Primarily Retail Uses,” “Primarily
Office Uses,” “Primarily Civic/Institutional Uses,” as well as Hotels, shall be considered active
use. Active uses shall cover at least 50% of the ground floor, excluding parking and loading
areas. They shall also cover at least 50% of the building frontage along Santa Fe Avenue. This
regulation shall not apply to industrial or warehouse use classifications which are not included in
Table 17.23.020(B)
2. Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the
maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.
3. Dedication shall be required to establish a 12-foot minimum sidewalk.
4. Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the
calculation.
5. “Transparency” means of a minimum percentage of that portion of a street-facing exterior
wall, which is between 2 feet and 12 feet above the sidewalk grade, which is visually open to the
building interior, including untinted, unfrosted, and non-reflective windows, doorways and other
openings. Walkways, driveways, paseos and plazas are omitted from the calculation.
6. “Open Space” means any open-air space which is designed for specific recreational
purposes, including active and passive activities. Open space includes yards (except the require
front yard setback), courtyards, balconies, decks, porches, roof decks and patios. Open space
does not include driveways, aisles, parking spaces, or side or rear yards less than 8 feet in width
or front setback areas.
7. “Common Open Space” means usable open space designed and intended for the common
use or enjoyment by residents or guests, with a minimum dimension of 15 feet.
8. Industrial or warehouse use classifications which are not included in Table 17.23.020(b), shall
meet this requirement through a publicly-accessible open space connected to the street and
subject to Design Review. A widened sidewalk, enhanced with landscaping, furniture, lighting
and/or art, shall be an acceptable form of publicly-accessible open space for these uses, even if
setbacks are not allowed.
Ordinance No. 1293
Page 23 of 66
Figure 17.23.040(B)
Use Limitation, Height, and Open Space Requirements
Figure 17.23.040(C)
Streetwall, Frontage, and Floor Height Requirements
Ordinance No. 1293
Page 24 of 66
SECTION 10. Chapter 17.24 is added to read as follows:
Chapter 17.24 Santa Fe South District (MU-S Zone)
Sections:
17.24.010 Purpose and intent.
17.24.020 Use regulation.
17.24.030 Legal nonconforming uses.
17.24.040 Site planning standards.
17.24.010 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.
17.24.020 Use Regulation.
A. Use Regulation. Tables 17.24.020(A) and 17.24.020(B) 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
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 17.24.020(B) 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 17.24.020(B) shall comply with parking, loading,
intensity and approval standards of the I Zone, including Sections 17.22.020, 17.22.030,
17.22.035, 17.22.040, 17.22.050(B), 17.22.050(C), 17.22.080(A), 17.22.080(G), and
Ordinance No. 1293
Page 25 of 66
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 17.24.020(A).
Table 17.24.020(A)
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 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
Ordinance No. 1293
Page 26 of 66
Table 17.24.020(B)
Retail, Industrial, and Institutional Uses
Land Use Use Control General Regulations & Notes
Primarily Retail Uses
Good Sales Permitted of Right
Production Retail Encouraged
Restaurant Encouraged
Market Encouraged
Art Galleries Encouraged
Nightlife Conditional
Personal Services Permitted of Right
Big Box Retail Conditional
Drive-Through Retail Conditional Subject to standards in VMC Chapter 17.112
Adult or Sexually Oriented
Businesses
Prohibited
Fitness and Recreation Permitted of Right
Primarily Production/Industrial Uses
Artisan Industrial Encouraged Allowed activity within Live/Work Uses, Office
Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations.
Light Industrial Permitted of Right Allowed activity within Live/Work Uses, Office
Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations. Limited Air Pollution
Permits Required. Primarily regulating
through rules for applicable equipment.
Primarily Civic/Institutional Uses
Community Facilities Permitted of Right
Trade School Permitted of Right
Religious Use Permitted of Right
17.24.030 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.
Ordinance No. 1293
Page 27 of 66
6. Slaughtering plants located outside of the S Overlay Zone.
7. Rendering plants located outside of the R Overlay Zone.
17.24.040 Site planning standards.
A. Site Planning Standards and Nonconforming Uses. The following site planning
standards given in Table 17.24.040(A) and illustrated in Figures 17.24.040(B) and
17.24.040(C) 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
Chapter 17.53 - Incentives for Preservation and Creative Uses and Affordable Housing
and Chapter 17.54 - Mixed Use District Design Standards.
Table 17.24.040(A)
Standards
Use Limitations
Minimum Non-Residential Building Square Footage per Residential Unit 100 square feet
Santa Fe Avenue Ground Floor Frontage Active Uses, minimum1 50%
Percentage of Total Residential Units that must be Live/Work
Less than 20 units None
Over 20 units 30%
Height2
Maximum, first 50 feet of frontage 3 stories/45 feet
Maximum, other 5 stories/65 feet
Setbacks
Santa Fe Avenue, minimum/maximum 0 feet3
Local Street, minimum None4
Local Street, maximum 15 feet
Interior Property Line, minimum None
Streetwall and Frontage
Building Streetwall at Setback5, Santa Fe Avenue, minimum 80%
Transperancy6, Santa Fe Avenue, minimum 50%
Transperancy6, Local Street, minimum 25%
Open Space
Open Space7 per unit, minimum 150 square feet
Common Open Space8 per unit, minimum 75 square feet
Ground/Podium Level Open Space, percent of lot, minimum9 5%
Ordinance No. 1293
Page 28 of 66
Table 17.24.040(A)
Standards
1. Any use listed in Table 17.24.020(A) or 17.24.020(B) under “Primarily Retail Uses,” “Primarily
Office Uses,” “Primarily Civic/Institutional Uses,” as well as Hotels, shall be considered active
use. Active uses shall cover at least 50% of the ground floor, excluding parking and loading
areas. They shall also cover at least 50% of the building frontage along Santa Fe Avenue. This
regulation shall not apply to industrial or warehouse use classifications which are not included in
Table 17.24.020(B)
2. Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the
maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.
3. Setback on Santa Fe Avenue is prohibited, except on a parcel adjacent to a legacy structure.
Within 100 feet of a legacy structure, the Santa Fe Avenue setback shall match the legacy
structure, plus or minus 3 feet.
4. Dedication shall be required to establish a 12-foot minimum sidewalk.
5. Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the
calculation.
6. “Transparency” means of a minimum percentage of that portion of a street-facing exterior
wall, which is between 2 feet and 12 feet above the sidewalk grade, which is visually open to the
building interior, including untinted, unfrosted, and non-reflective windows, doorways and other
openings. Walkways, driveways, paseos and plazas are omitted from the calculation.
7. “Open Space” means any open-air space which is designed for specific recreational
purposes, including active and passive activities. Open space includes yards (except the require
front yard setback), courtyards, balconies, decks, porches, roof decks and patios. Open space
does not include driveways, aisles, parking spaces, or side or rear yards less than 8 feet in width
or front setback areas.
8. “Common Open Space” means usable open space designed and intended for the common
use or enjoyment by residents or guests, with a minimum dimension of 15 feet.
9. Industrial or warehouse use classifications which are not included in Table 17.24.020(B), shall
meet this requirement through a publicly-accessible open space connected to the street and
subject to Design Review. A widened sidewalk, enhanced with landscaping, furniture, lighting
and/or art, shall be an acceptable form of publicly-accessible open space for these uses, even if
setbacks are not allowed.
Ordinance No. 1293
Page 29 of 66
Figure 17.24.040(B)
Use Limitation, Height, and Open Space Requirements
Figure 17.24.040(C)
Streetwall, Frontage, and Floor Height Requirements
Ordinance No. 1293
Page 30 of 66
SECTION 11. Chapter 17.25 is added to read as follows:
Chapter 17.25 Santa Fe North District (MU-N ZONE)
Sections:
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 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.
17.25.020 Use Regulation.
A. Use Regulation. Tables 17.25.020(A) and 17.25.020(B) 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
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 17.25.020(B) 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 17.25.020(B) shall comply with parking, loading,
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intensity and approval standards of the I zone, including Sections 17.22.020, 17.22.030,
17.22.035, 17.22.040, 17.22.050(B), 17.22.050(C), 17.22.080(A), 17.22.080(G), 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 17.25.020(A).
Table 17.25.020(A)
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 17.25.020(B)
Retail, Industrial, and Institutional Uses
Land Use Use Control General Regulations & Notes
Primarily Retail Uses
Goods Sales Permitted of Right
Production Retail Encouraged
Restaurant Encouraged
Market Permitted of Right
Art Galleries Encouraged
Nightlife Conditional
Personal Services Permitted of Right
Big Box Retail Conditional
Drive-Through Retail Conditional Subject to standards in VMC Chapter 17.112
Adult or Sexually Oriented
Businesses
Prohibited
Fitness and Recreation Permitted of Right
Primarily Production/Industrial Uses
Artisan Industrial Encouraged Allowed activity within Live/Work Uses, Office
Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations.
Light Industrial Permitted of Right Allowed activity within Live/Work Uses, Office
Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations. Limited Air Pollution
Permits Required. Primarily regulating
through rules for applicable equipment.
Primarily Civic/Institutional Uses
Community Facilities Permitted of Right
Trade School Permitted of Right
Religious Use Permitted of Right
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 the T Overlay Zone.
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6. Slaughtering plants located outside the S Overlay Zone.
7. Rendering plants located outside the R Overlay Zone.
17.25.040 Site planning standards.
A. Site Planning Standards and Nonconforming Uses. The following site planning
standards given in Table 17.25.040(A) and illustrated in Figures 17.25.040(B) and
17.25.040(C) 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
Chapter 17.53 Incentives for Preservation Created Uses and Affordable Housing and
Chapter 17.54 Mixed-Use Design Standards.
Table 17.25.040(A)
Standards
Use Limitations
Minimum Non-Residential Building Square Footage per Residential Unit 100 square feet
Santa Fe Avenue Ground Floor Frontage Active Uses, minimum1 30%
Percentage of Total Residential Units that must be Live/Work
Less than 20 units None
Over 20 units 50%
Height2
Maximum, first 50 feet of frontage 3 stories/45 feet
Maximum, other 5 stories/65 feet
Setbacks
Santa Fe Avenue, minimum 0 feet3
Santa Fe Avenue, maximum 10 feet3
25th Street / 37th Street / 38th Street/ Vernon Avenue, minimum 5 feet
25th Street / 37th Street / 38th Street/ Vernon Avenue, maximum 20 feet
Local Street, minimum None4
Local Street, maximum 15 feet
Interior Property Line, minimum None
Streetwall and Frontage
Building Streetwall at Setback5, Santa Fe Avenue, minimum 60%
Building Streetwall at Setback5, 25th Street / 37th Street / 38th Street/ Vernon
Avenue, minimum
50%
Transparancy6, Santa Fe Avenue, minimum 50%
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Table 17.25.040(A)
Standards
Transparancy6, 25th Street / 37th Street / 38th Street/ Vernon Avenue,
minimum
None
Transparancy6, Local Street, minimum None
Open Space
Open Space7 per unit, minimum 150 square feet
Common Open Space8 per unit, minimum 75 square feet
Ground/Podium Level Open Space, percent of lot, minimum9 5%
1. Any use listed in Table 17.25.020(A) or 17.25.020(B) under “Primarily Retail Uses,” “Primarily
Office Uses,” “Primarily Civic/Institutional Uses,” as well as Hotels, shall be considered an active
use. Active uses shall cover at least 30% of the ground floor, excluding parking and loading areas.
They shall also cover at least 30% of the building frontage along Santa Fe Avenue. This regulation
shall not apply to industrial or warehouse use classifications which are not included in Table
17.25.020(B)
2. Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the
maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.
3. Within the block between 38th Street and Vernon Avenue, on the east side of Santa Fe Avenue,
the Satna Fe Avenue setback shall match the setback of adjacent legacy structures, plus or minus
3 feet.
4. Dedication shall be required to establish a 12-foot minimum sidewalk.
5. Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the
calculation.
6. “Transparency” means of a minimum percentage of that portion of a street-facing exterior wall,
which is between 2 feet and 12 feet above the sidewalk grade, which is visually open to the building
interior, including untinted, unfrosted, and non-reflective windows, doorways and other openings.
Walkways, driveways, paseos and plazas are omitted from the calculation.
7. “Open Space” means any open-air space which is designed for specific recreational purposes,
including active and passive activities. Open space includes yards (except the required front yard
setback), courtyards, balconies, decks, porches, roof decks and patios. Open space does not
include driveways, aisles, parking spaces, or side or rear yards less than 8 feet in width or front
setback areas.
8. “Common Open Space” means usable open space designed and intended for the common use
or enjoyment by residents or guests, with a minimum dimension of 15 feet.
9. Industrial or warehouse use classifications which are not included in Table 17.25.020(b), shall
meet this requirement through a publicly accessible open space connected to the street and subject
to Design Review. A widened sidewalk, enhanced with landscaping, furniture, lighting and/or art,
shall be an acceptable form of publicly accessible open space for these uses, even if setbacks are
not allowed.
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Figure 17.25.040(B)
Use Limitation, Height, and Open Space Requirements
Figure 17.25.040(C)
Streetwall, Frontage, and Floor Height Requirements
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SECTION 12. Chapter 17.26 is added to read as follows:
Chapter 17.26 Pacific Hampton District (MU-PH Zone)
Sections:
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 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.
17.26.020 Use Regulation.
A. Use Regulation. Tables 17.26.020(A) and 17.26.020(B) 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
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 17.26.020(B) 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 17.26.020(B) shall comply with parking, loading,
Ordinance No. 1293
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intensity and approval standards of the I Zone, including Sections 17.22.020, 17.22.030,
17.22.035, 17.22.040, 17.22.050B, 17.22.050C, 17.22.080A, 17.22.080(G), and Chapter
17.56.
Table 17.26.020(A)
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
Ordinance No. 1293
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Table 17.26.020(B)
Retail, Industrial, and Institutional Uses
Land Use Use Control General Regulations & Notes
Primarily Retail Uses
Good Sales Accessory or
Conditional
Production Retail Permitted of Right
Restaurant Permitted of Right
Market Prohibited
Art Galleries Encouraged
Nightlife Prohibited
Personal Services Permitted of Right
Big Box Retail Conditional
Drive-Through Retail Conditional Subject to standards in VMC Chapter 17.112
Adult or Sexually Oriented
Businesses
Prohibited
Fitness and Recreation Permitted of Right
Primarily Production/Industrial Uses
Artisan Industrial Permitted of Right
Light Industrial Permitted of Right Limited Air Pollution Permits Required.
Primarily regulating through rules for
applicable equipment.
Primarily Civic/Institutional Uses
Community Facilities Permitted of Right
Trade School Permitted of Right
Religious Use Permitted of Right
Section 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.
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
Ordinance No. 1293
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Section 17.26.040 Site planning standards.
A. Site Planning Standards and Nonconforming Uses. The following site planning
standards given in Table 17.26.040(A) and illustrated in Figures 17.26.040(B) and
17.26.040(C) 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
Chapter 17.53 Incentives for Preservation Creative Uses and Affordable Housing and
Chapter 17.54 Mixed-Use Design Standards.
Table 17.26.040(A)
Standards
Use Limitations
Ground Floor Frontage Active Uses, minimum None
Height1
Maximum, first 50 feet of frontage 2 stories/40 feet
Maximum, other 3 stories/50 feet
Setbacks
Hampton Street minimum/maximum 0 feet3
Pacific Blvd Prevailing2
Fruitland Avenue, minimum 5 feet
Fruitland Avenue, maximum 20 feet
Local Street, minimum None3
Local Street, maximum 15 feet
Interior Property Line, minimum None
Streetwall and Frontage
Building Streetwall at Setback4, Hampton Street/Pacific Avenue, minimum 60%
Building Streetwall at Setback4, Fruitland Avenue, minimum 50%
Transparancy5, minimum None
Open Space
Ground/Podium Level Open Space6, percent of lot, minimum 5%
1. Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the
maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.
2. The Pacific Boulevard setback shall match the setback of adjacent legacy structures, plus or
minus 3 feet.
3. Dedication shall be required to establish a 12-foot minimum sidewalk.
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Table 17.26.040(A)
Standards
4. Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the
calculation.
5. “Transparency” means of a minimum percentage of that portion of a street-facing exterior wall,
which is between 2 feet and 12 feet above the sidewalk grade, which is visually open to the building
interior, including untinted, unfrosted, and non-reflective windows, doorways and other openings.
Walkways, driveways, paseos and plazas are omitted from the calculation.
6. “Open Space” means any open-air space which is designed for specific recreational purposes,
including active and passive activities. Open space includes yards (except the required front yard
setback), courtyards, balconies, decks, porches, roof decks and patios. Open space does not
include driveways, aisles, parking spaces, or side or rear yards less than 8 feet in width or front
setback areas.
Figure 17.26.040(B)
Use Limitation, Height, Streetwall, and Open Space Requirements
Active Use is not shown in this illustration
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Section 13. Chapter 17.53 is added to read as follows:
Chapter 17.53 INCENTIVES FOR PRESERVATION, CREATIVE USES, AND
AFFORDABLE HOUSING
Sections:
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
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 17.53.040(A) 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.
D. 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.
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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
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 17.23.020, 17.24.020,
17.25.020 and 17.26.030.
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 17.53.030(A)) lists potential relaxations/incentives to
development standards given in Chapters 17.23, 17.24, 17.25, and 17.26 apply to a
project which meets the criteria of Section 17.53.010(B) and 17.53.020(A). Figures
17.53.030(B), 17.53.030(C) and 17.53.030(D) 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 granted in
relationship to the extent of preservation of legacy structures and/or inclusion of
Encouraged uses.
Table 17.53.030(A)
Preservation and Encouraged Use Incentives
Development Standard Incentive Available?
Use Limitations
Minimum, Non-Residential Square Footage per Residential Unit No
Percentage of Total Residential Units that must be Live/Work No
Primary Street Ground Floor Active Use Requirement1
x The ground floor active use requirement may be decreased
by 20%.
Yes
Height
Maximum, first 50 feet of frontage Yes
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Table 17.53.030(A)
Preservation and Encouraged Use Incentives
Maximum, other
x Maximum heights may be exceeded, as long as the average
height (in stories and feet) of all structures on the property
does not exceed the general height limit of the zone.2
Yes
Setbacks
Minimum and maximum setback requirements
x Setback requirements shall not be applied to preserved
buildings. However, new freestanding buildings constructed
on the same site as preserved buildings shall comply with
these requirements.3
Yes
Streetwall & Frontage
Building Streetwall at Setback, minimum4 No
Transparency, minimum
x Transparency requirements shall not be applied to
preserved buildings. However, all existing openeings
designed for windows or doorways should be preserved as
transparent openings. Also, new freestanding buildings
constructed on the same site as preserved buildings shall
comply with transparency requirements.
Yes
Open Space
Open Space, per unit, minimum Yes
Common Open Space, minimum Yes
Ground / Podium Level Open Space, present of lot minimum
x All open space requirements may be met through usable
community space designed for recreational or social
purposes, whether located on the interior or exterior of a
building.
Yes
1. The ground floor active use requirement may be eliminated entirely through a request
for an exception.
2. This assumes that a lower legacy building is preserved to a significant extent, including
its primary street façade, causing a lower average height.
3. Setbacks for preserved structures may be less than the minimum setback or more than
the maximum setback.
4. This calculation shall apply to the frontage of the building, whether or not it meets
current setback requirements.
Ordinance No. 1293
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Figure 17.53.030(B)
Height and Active Use Requirement Example: Base Standards
Figure 17.53.030(C)
Height and Active Use Requirement Example: Standards including Legacy
Structure Preservation Incentives
Ordinance No. 1293
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Figure 17.53.030(D)
Height and Active Use Requirement Example: Standards including Legacy
Structure Preservation Incentives and Affordable Housing Density Bonus
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 (Section 17.12.030) or variance
Chapter 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.
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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 Chapter 17.92. Within mixed-use district areas which do not explicitly
calculate the permitted density, applicants may calculate the “density bonus” granted by
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 17.53.060(A):
Table 17.53.060(A)
Height Density Bonus
Maximum Height, first
50 feet of frontage
Maximum Height, other
5% VLI, 10% LI or 20% MI1 None +1 story / 12 feet
12% VLI, 20% LI or 35% MI1 +2 stories / 24 feet
1. VLI = Very Low Income, LI = Low Income, MI = Moderate Income as defined in
Health and Safety Code Section 50079.5
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.
Section 14. Chapter 17.54 is added to read as follows:
Chapter 17.54 Mixed-Use District Design Standards and Guidelines
Sections:
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
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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 17.86.020(B), 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 Chapter
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
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 Section 17.56.060(L).
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 17.54.030(A). Projects which are larger than the current development pattern can
Ordinance No. 1293
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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 17.54.030(A)
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
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
17.23.020, 17.24.020, 17.25.020, and 17.26.020) 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.
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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.
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 Section 17.22.070(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) That the facility is located in an industrial area 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
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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 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 17.23.020(A), 17.24.020(A), 17.25.020(A) and
17.26.020(A), 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.
C. Hazardous Occupancies. Hazardous occupancies shall be restricted by the
requirements of the California Building Code.
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D. 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.
E. Unit Design Standards. Each live/work unit shall comply with the following design
standards:
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.
F. 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 17.54.100(F).
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 spaces
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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 17.23.040(A), 17.24.040(A), 17.25.040(A), and
17.26.040(A). 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 17.23, 17.24, 17.25, and 17.26, 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.
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SECTION 15. Chapter 17.57 is added to read as follows:
Chapter 17.57 Vehicle Parking Standards for Mixed-Use Zones
Sections:
17.57.010 Purpose.
17.57.020 Spaces Required for Uses.
17.57.030 Shared Parking.
17.57.040 Off-Site Parking.
17.57.050 Structured Parking, Parking Lifts, and Tandem Parking.
17.57.060 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 17.23.020, 17.24.020, 17.25.020, and 17.26.020.
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 17.57.020(A) and 17.57.020(B) 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.
Table 17.57.020(A)
Spaces Required for Residential and Office Uses
Land Use Spaces Required
Primarily Residential Uses
Single-Family Dwelling N/A
Multi-Family Dwelling General: 1 Space / DU1
Covenanted Affordable2: 0.5 spaces / DU
Supportive Housing: None
Hotel 0.7 per unit / key
Live/Work 1 Space / DU3
Caretaker Residential None
Residential Care Facilities 0.25 per bed
Trailer Park N/A
Emergency Shelter None
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Primarily Office Uses
Office Manufacturing 1 Space / KSF4
Media Production Studios 1 Space / KSF
Offices, General 1.6 Spaces / KSF
Offices, Medical 2.9 Spaces / KSF
1. DU = dwelling unit
2. Covenanted to lower-income households as defined in Health and Safety Code
Section 500.79.5
3. Requirement includes parking requirement for any commercial or industrial
activities located within the unit.
4. KSF = 1,000 square feet of gross floor area
Table 17.57.020(B)
Spaces Required for Retail, Industrial, and Institutional Uses
Land Use Spaces Required
Primarily Retail Uses
Good Sales 1.7 Spaces / KSF
Production Retail 0.7 Spaces / KSF
Restaurant 5.0 Spaces / KSF
Market 1.9 Spaces / KSF
Art Galleries 0.7 Spaces / KSF
Nightlife 5.0 Spaces / KSF
Personal Services 3.0 Spaces / KSF
Big Box Retail Parking study required
Drive-Through Retail Requirement of underlying use
Adult or Sexually Oriented Businesses 5.0 Spaces / KSF
Primarily Production / Industrial Uses
Artisan Industrial 0.7 Spaces / KSF
Light Industrial 0.6 Spaces / KSF
Data Center 1.0 Spaces / KSF
Primarily Civic / Institutional Uses
Community Facilities 1.0 Spaces / KSF
Trade School 0.3 per anticipated student
Religious Use 0.2 per seat or 5.0 Spaces / KSF,
whichever is less
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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 17.57.050(A)) 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 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 Table 17.56.060(K) 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.
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17.57.070 Special Vehicles.
A. Truck Parking. Except for industrial and warehousing use classes which are not
listed in Sections 17.23.020, 17.24.020, 17.25.020, and 17.26.020, truck parking which
conforms to Section 17.56.060(D) 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.
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.
SECTION 16. Chapter 17.86 is added to read as follows:
Chapter 17.86 Design Review
Sections:
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.
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.
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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.
Section 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 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.
Section 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. 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.
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Section 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 business days
after the adoption thereof. The Council’s decision shall be final and conclusive.
SECTION 17. Chapter 17.101 is added to read as follows:
Chapter 17.101 Trip Reduction and Travel Demand Standards for Mixed-Use
Zones.
Sections:
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.
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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.
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
Use Bicycle Spaces Required
Residential 0.5 / unit
Office 1 per KSF
Retail 1 per KSF
Restaurant and Entertainment 3 per KSF
Industrial 1 per KSF
Civic or Institutional 1 per KSF
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.
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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.
Table 17.101.050
Trip Reduction from Trip Reduction and Travel Demand Measures
TDM Measure Potential Trip Reduction
Required
Unbundle Parking 2.6 – 13.0%
TDM Marketing and Information 0.8 – 4.0%
Carshare Parking 0.4 – 0.7%
Optional
Transit Subsidy 0.3 – 20.0%
Shared Micromobility Subsidy (Bikeshare / Scooters) 1.0 – 2.0%
Employee Housing with Worker Shuttle Case-by-case
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.
Ordinance No. 1293
Page 65 of 66
SECTION 18. Chapter 17.116.030 is amended to read as follows:
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 I Zone. The burden shall be on the applicant to show that
its proposed use and location are compatible with surrounding uses and properties.
SECTION 19. Any provision of the Vernon Municipal Code or appendices thereto
inconsistent with the provisions of this ordinance, to the extent of such inconsistencies
and no further, is repealed or modified to that extent necessary to affect the provisions of
this ordinance.
SECTION 20. If any section, subsection, paragraph, sentence, clause, phrase, or
portion thereof, of this ordinance is declared by a court of competent jurisdiction to be
unconstitutional or otherwise invalid, such decision shall not affect the validity of the
remaining portions of this ordinance. The City Council declares that it would have adopted
this ordinance, and each section, subsection, paragraph, sentence, clause, phrase, or
portion thereof, irrespective of the fact that any one or more sections, subsections,
paragraphs, sentences, clauses, phrases, or portions thereof, be declared invalid or
unconstitutional. To this end, the provisions of this ordinance are declared to be
severable.
SECTION 21. The City Clerk shall certify the adoption and publish this ordinance
as required by law.
SECTION 22. This ordinance shall become effective after the thirtieth day following
its adoption.
APPROVED AND ADOPTED August 1, 2023.
CRYSTAL LARIOS, Mayor
ATTEST:
LISA POPE, City Clerk
seal)
APPROVED AS TO FORM:
ZAYNAH N. MOUSSA, City Attorney
Ordinance No. 1293
Page 66 of 66
I CERTIFY THAT THE FOREGOING ORDINANCE NO. 1293 was passed and adopted
by the City Council of the City of Vernon at the regular meeting on August 1, 2023, by the
following vote:
AYES: 3 Council Members: Rivera, Merlo, Larios
NOES: 0
ABSENT: 2 Council Members: Lopez, Ybarra
ABSTAIN: 0
LISA POPE, City Clerk
seal)
City Council Agenda Report
Meeting Date:August 1, 2023
From:Daniel S. Wall, P.E., Director of Public Works
Department:City Clerk
Submitted by:Daniel S. Wall, P.E., Director of Public Works
Subject
Mixed Use Industrial Zoning Along Santa Fe Avenue
Recommendation
Conduct second reading and adopt Ordinance No. 1293 adding and amending various chapters
in Title 17 – Zoning of the Vernon Municipal Code to allow Mixed Use Industrial Zoning along
Santa Fe Avenue.
Background
At the July 18, 2023 Regular City Council Meeting, the Vernon City Council introduced and
conducted first reading of Ordinance No. 1293 which adds and amends various chapters in Title
17 – Zoning of the Vernon Municipal Code to allow Mixed Use Industrial Zoning along the Santa
Fe Avenue. Following introduction, additional non-substantive edits were made, shown in the
attached redline version of the ordinance.
The Ordinance Summary was posted on the City’s website on July 19, 2023, and will be
published on July 27, 2023 pursuant to legal requirements.
Staff requests the City Council conduct second reading and adopt Ordinance No. 1293.
Fiscal Impact
The Ordinance Summary will be published pursuant to legal requirements. Sufficient funds are
available in the General Fund, City Clerk Department, Publication/Advertisement Account No.
011-010-125-5250000 for the current fiscal year.
Attachments
1. Ordinance No. 1293
2. Ordinance No. 1293 Redline
NOTICE OF CITY COUNCIL PUBLIC HEARING
The City Council of the City of Vernon will conduct a public hearing on July 18, 2023, at 9:00
a.m. (or as soon thereafter as the matter can be heard) which you may attend at Vernon City
Hall, City Council Chamber, 4305 Santa Fe Avenue, Vernon, CA 90058 to:
Consider introduction and adoption of an ordinance adding and amending various
Chapters to Title 17 (Zoning) of the Vernon Municipal Code to allow mixed use
industrial zoning along Santa Fe Avenue; and adoption of a resolution amending
the General Plan and certifying the final Environmental Impact Report.
All relevant documents will be available for public review on the City’s website once the
agenda for the meeting is posted or from the City Clerk at CityClerk@cityofvernon.org or
(323) 583-8811 ext. 546. All interested persons will be given an opportunity to comment
on the above-referenced items during the public hearing. In addition, written comment or
questions may be submitted prior to the hearing as set forth below. Written Testimony or
questions must be received prior to 9:00 a.m. on the date of the hearing.
Please send your comments or questions to:
Daniel Wall, Director of Public Works
City of Vernon
4305 Santa Fe Avenue, Vernon, CA 90058
(323) 583-8811 ext. 305 Email: dwall@cityofvernon.org
If you challenge the adoption of the proposed ordinance, resolution, or any provision
thereof in court, you may be limited to raising only those issues you or someone else
raised at the hearing described in this notice or in written correspondence delivered to the
City of Vernon at, or prior to, the meeting.
In compliance with the Americans with Disabilities Act (ADA), if you need special assistance
to participate in the meeting, please contact the City Clerk Department at (323) 583-8811 ext.
546 at least 48 hours prior to the meeting to assure arrangements can be made.
The hearing may be continued, adjourned, or cancelled and rescheduled to a stated time
and place without further notice of a public hearing.
Dated: June 14, 2023 Lisa Pope, City Clerk
Publish: June 22, 2023
CALIFORNIA NEWSPAPER SERVICE BUREAU
PRE#
D A I L Y J O U R N A L C O R P O R A T I O N
To the right is a copy of the notice you sent to us for publication in the
HUNTINGTON PARK BULLETIN. Please read this notice carefully and call us
with any corrections. The Proof of Publication will be filed with the County
Clerk, if required, and mailed to you after the last date below. Publication
date(s) for this notice is (are):
Mailing Address : 915 E FIRST ST, LOS ANGELES, CA 90012
Telephone (800) 788-7840 / Fax (800) 464-2839
Visit us @ www.LegalAdstore.com
LISA POPE
CITY OF VERNON CITY CLERK
4305 SANTA FE AVE
VERNON, CA 90058
HRG NOTICE OF HEARING
Notice of Public Hearing - Adoption of Ordinance Amending Various Chapters
to Title 17 (Zoning)
06/22/2023
Notice Type:
Ad Description
COPY OF NOTICE
3712298
!A000006335984!
An invoice will be sent after the last date of publication. If you prepaid this
order in full, you will not receive an invoice.
NOTICE OF CITY COUNCIL PUBLIC HEARING
The City Council of the City of Vernon will
conduct a public hearing on July 18,2023,at 9:00
a.m.(or as soon thereafter as the matter can be
heard)which you may attend at Vernon City Hall,
City Council Chamber,4305 Santa Fe Avenue,
Vernon,CA 90058 to:
Consider introduction and adoption of an
ordinance adding and amending various
Chapters to Title 17 (Zoning)of the Vernon
Municipal Code to allow mixed use industrial
zoning along Santa Fe Avenue;and adoption
of a resolution amending the General Plan
and certifying the final Environmental Impact
Report.
All relevant documents will be available for public
review on the City's website once the agenda for
the meeting is posted or from the City Clerk at
CityClerk@cityofvernon.org or (323)583-8811
ext.546.All interested persons will be given an
opportunity to comment on the above-referenced
items during the public hearing.In addition,
written comment or questions may be submitted
prior to the hearing as set forth below.Written
Testimony or questions must be received prior to
9:00 a.m.on the date of the hearing.
Please send your comments or questions to:
Daniel Wall,Director of Public Works
City of Vernon
4305 Santa Fe Avenue,Vernon,CA 90058
(323)583-8811 ext.305 Email:
dwall@cityofvernon.org
If you challenge the adoption of the proposed
ordinance,resolution,or any provision thereof in
court,you may be limited to raising only those
issues you or someone else raised at the hearing
described in this notice or in written
correspondence delivered to the City of Vernon
at,or prior to,the meeting.
In compliance with the Americans with Disabilities
Act (ADA),if you need special assistance to
participate in the meeting,please contact the City
Clerk Department at (323)583-8811 ext.546 at
least 48 hours prior to the meeting to assure
arrangements can be made.
The hearing may be continued,adjourned,or
cancelled and rescheduled to a stated time and
place without further notice of a public hearing.
Lisa Pope,City Clerk
Dated:June 14,2023
Publish:June 22,2023
6/22/23
PRE-3712298#
HUNTINGTON PARK BULLETIN
CALIFORNIA NEWSPAPER SERVICE BUREAU
PRE#
D A I L Y J O U R N A L C O R P O R A T I O N
To the right is a copy of the notice you sent to us for publication in the
HUNTINGTON PARK BULLETIN. Please read this notice carefully and call us
with any corrections. The Proof of Publication will be filed with the County
Clerk, if required, and mailed to you after the last date below. Publication
date(s) for this notice is (are):
Mailing Address : 915 E FIRST ST, LOS ANGELES, CA 90012
Telephone (800) 788-7840 / Fax (800) 464-2839
Visit us @ www.LegalAdstore.com
LISA POPE
CITY OF VERNON CITY CLERK
4305 SANTA FE AVE
VERNON, CA 90058
ORD ORDINANCE PUBLICATION
Ordinance 1293 Mixed Use Industrial Zoning
08/10/2023
Notice Type:
Ad Description
COPY OF NOTICE
3726778
A000006374101!
An invoice will be sent after the last date of publication. If you prepaid this
order in full, you will not receive an invoice.
SUMMARY OF ORDINANCE No.1293
Ordinance No.1293 adds and amends various
chapters in Title 17 –Zoning of the Vernon
Municipal Code to allow Mixed Use Industrial
Zoning along Santa Fe Avenue.
Ordinance No.1293 was introduced by the
Vernon City Council at the regular meeting on
July 18,2023,and adopted on August 1,2023,by
the following vote:
AYES:Rivera,Merlo,Larios
NOES:None
ABSENT:Lopez,Ybarra
ABSTAIN:None
Posted:Wednesday,August 2,2023
Publish:Thursday,August 10,2023
8/10/23
PRE-3726778#
HUNTINGTON PARK BULLETIN
CALIFORNIA NEWSPAPER SERVICE BUREAU
PRE#
D A I L Y J O U R N A L C O R P O R A T I O N
To the right is a copy of the notice you sent to us for publication in the
HUNTINGTON PARK BULLETIN. Please read this notice carefully and call us
with any corrections. The Proof of Publication will be filed with the County
Clerk, if required, and mailed to you after the last date below. Publication
date(s) for this notice is (are):
Mailing Address : 915 E FIRST ST, LOS ANGELES, CA 90012
Telephone (800) 788-7840 / Fax (800) 464-2839
Visit us @ www.LegalAdstore.com
LISA POPE
CITY OF VERNON CITY CLERK
4305 SANTA FE AVE
VERNON, CA 90058
ORD ORDINANCE PUBLICATION
Ordinance No. 1293 - Introduction Summary
07/27/2023
Notice Type:
Ad Description
COPY OF NOTICE
3722315
A000006361880!
An invoice will be sent after the last date of publication. If you prepaid this
order in full, you will not receive an invoice.
INTRODUCTON OF ORDINANCE NO.1293
Ordinance No.1293 adds and amends various
chapters in Title 17 –Zoning of the Vernon
Municipal Code to allow Mixed Use Industrial
Zoning along Santa Fe Avenue.
Ordinance No.1293 was introduced by the
Vernon City Council at the regular meeting on
July 18,2023.Second reading and adoption of
the ordinance are scheduled for the regular City
Council meeting on August 1,2023,at City Hall,
4305 Santa Fe Avenue,Vernon,California.
The full text of Ordinance No.1293 is on file in
the City Clerk Department and accessible on the
City's website at www.cityofvernon.org.
Posted:Wednesday,July 19,2023
Publish:Thursday,July 27,2023
7/27/23
PRE-3722315#
HUNTINGTON PARK BULLETIN