Resolution No. 5609
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RESOLUTION NO. 5609
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF VERNoN ADOPTING TilE GENERAL PLAN FOR THE
CITY OF VERNON AND THE VARIOUS ELEMENTS
INCLUDED THEREIN AND REPEALING ALL RESOLUTIONS
IN CONFLICT HEREWITH
WHEREAS, the City of Vernon is required to uPdate the
housing element of the Vernon General Plan (hereinafter "Plan")
by July 1, 1989, pursuant to Government Code Section 65588; and
WHEREAS, the City Council of the City of Vernon held a
public hearing during its regularly scheduled city council meet-
ing on April 18, 1989, to consider the proposed Plan; and
WHEREAS, the City Council of the City of Vernon has not
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created a separate planning commission and performs all of the
functions of a planning commission as authorized by Government
Code Sections 65100 and 65861; and
WHEREAS, the ci ty Clerk gave the required notice for
said hearing for the purpose of considering the adoption of the
Plan at which public hearing the Plan was displayed, discussed
and explained; and
WHEREAS, the proposed Plan has been referred to cities
adjoining the City of Vernon, to the Local Agency Formation Com-
mission, to area-wide planning agencies, and to the State of
California for review and comment by each such agency as
required by Government Code Section 65352; and
WHEREAS, on April 4, 1989, the City Council of the City
of Vernon held a hearing on the environmental impact of the Plan
and, by Resolution No. 5610 on April 18, 1989, approved the En-
vironmental Impact Report and
for the Plan.
Master Environmental Assessment
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NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF VERNON AS FOLLOWS:
SECTION 1: That the City Council of the City of Vernon
hereby
finds and determines that the recitals contained
hereinabove are true and correct.
SECTION 2: The City Council of the City Of Vernon pur-
suant to Chapter 3, Title 7 of the Government Code of the State
of California, does hereby approve and adopt said Vernon General
Plan as the General Plan of the City of Vernon including the
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use, infrastructure, housing, safety natural resources and
elements covering ,the principles, objectives and standards
will be used to develop the City of Vernon as more fully
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described in the Plan, a copy of which
is attached hereto as
to develop the City as specified in Article 5 of the Government
Code of the State of California, Section 65300, et seq.
SECTION 4: The City Council of the City of Vernon does
hereby repeal any and all General Plans or elements which have
heretofore been adopted.
S~CTION5: The city Clerk of the City of Vernon shall
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certify to the passage of this resolution and thereupon and
thereafter the same shall be in full force and effect.
APPROVED AND ADOPTED this 18th day of April, 1989.
ATTEST:
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BRUCE V. MALKENHORST, City Clerk
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(
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STATE OF CALIFORNIA )
)ss
COUNTY OF LOS ANGELES )
I, BRUCE V. MALKENHORST, City Clerk of the City of Ver-
non, do hereby certify that the foregoing Resolution, being
Resolution No. 5609, was duly adopted by the City Council of the
Vernon, and was approved by the Mayor of said City at a
meeting of the City Council held on Tuesday, AQril 18.
6 City of
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8 1989.
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BRUCE V. MALKENHORST, city Clerk
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CITY COUNCIL
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OFFICERS
LEONIS C. MALBURG, Mayor
THOMAS A. YBARRA, Mayor Pro-Tern
Wm. "BILL" DAVIS
H. "LARRY" GONZALES
W. MICHAEL McCORMICK
BRUCE V. MALKENHORST,
City Administrator/City Clerk
TELEPHONES
CITY CLERlC..............................583-8811
poLICE DEPT. .............................587-5171
FIRE DEPT....................................583-4821
BUILDING DEPT. ........................583-8811
PUBLIC WORKS DEPT. ............583-8811
HEALTH DEPT. ...........................583-8811
DAVID B. BREARLEY,
City Attorney
VICTOR H. VAITS,
Director of Community Services
LEWIS R ADAMS,
Director of Water &, Power
CITY HALL
LARRY SPADT.
Fire Chief
AL ESPINOZA,
Police Chief
4305 SANTA FE AVENUE, VERNON, CALIFORNIA 90058
August 2, 1989
In Reply Refer to:
G~4
Mr. William Andrew
Department of Housing and Community Development
Division of Housing Policy Development
P.O. Box 952053
Sacramento, CA 94252-2053
Dear Bill:
Reference is
dicating that the
Zero (0) housing projection for
acceptable to your department.
July 25, 1989 in-
~entJand the
ed by the City is
A written confirmation from you will be appreciated.
Very truly yours,
/
t~t/J/~ 1<
Victor H. Vaits
Director of Community
Services
VHV:ps
AdIll1n1"trator .~
Attorney
cc: City
City
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DEPARTMENT OF H()USING A.ND COMMUNITY DEVELOPMENT
Housing Policy oev~lopment
Division
180Q Third street., Room 430
P.O. Box 952053
Sacramento, CA 94252-2053
(916) 323-3176
STATE OF CAUFORNlA
~ECEiV~,
AUG 81~9
"'..-SelYk'
July 31, 1989
Mr. Bruce V. Malkenhorst
city Administrator
city of Verno,n
4305 Santa Fe Avenue
Vernon, CA 90058
Dear Mr. Malkenhorst:
RE: Review of City of Vernon Housing Element
Thank you for submitting Vernon' s a.doptedhousing element, received
for our review ,on July 20, 1989. As you know, we are authorized
to review adopted housing elements and report our findings to the
locality (Government Code 65585(b)).
Our review of the City'S element was facilitated by .several
telephone conversations with victor, Vaits, of your staff. This
letter contains a summary of comments shared with him on July 25,
1989. We are pleased to inform you that, in our opinion, the
ci ty' s element complies with State housing element law (Article
10.6 of the Government Code).. The Vernon element responds to
special identified housing needs of the City and the lack of vacant
land for future residential development due to soil contamination.
We hope OUr comments are helpful to the City, and we wish you
success in the implementation of your housing program. In
nccordance with requests pursuant to the Public Info;rmation Act,
we are forwarding copies of this letter to those persons and
organizations listed. below.
If you have any questions about our comments, or if we can be of
assistance in any way, please contact William Andrews of our staff
at (916) 323-7172.
Sincerely,
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Mr. Bruce V. Malkenhorst
Page Two
cc: Victor Vaits, Planner, city of Vernon
Carlyle W. Hall, Hall & Phillips Law Firm
Jonathan Lehrer-Graiwer, Attorney at Law
Western Center on Law & Poverty
Fair Housing Council of the San Fernando Valley
Mark Johnson, Legal Aid Foundation of Los Angeles
Joe Carrera,s, Southern California Association of Governments
Kathleen Mikkelson, Deputy Attorney General
Bob Cervantes, Governor's Office of Planning and Research
Richard Lyon, California Building Industry Association
Kerry Harrington Morrison, California Association of Realtors
Marc Brown, California Rural Legal Assistance Foundation
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page 3
April. 18, Its.
DoAalcl Cot'tOD, of Co'ttoa, hl4Dd , UlIOciatea, addr.....-l
tb. Cit.y COWle!l and gav. a brief review Qf 'the afor,....tioll..
afC)~tloDed doo__t.. and the previou. activit.!.. taken by'th.
cit.y.
corl,D Kabn, repr..eDtlnq the law fint of 1.0.. .. Scott,
OD bebalf of Central ~ltI South beocia'tiQD., atateet they were'in
.upport of the c;.alleral .. e.n. '
It w.. JIOvecl 1)y Gona.le., .ecoDdeci by 'Davia 'toclOt1e
the .ub1.10 RearmV to coneider the adoption. of Ge..ral Plan aad
IODa; Gr<llDUcefor the City of VemoD, the t1a. bein9 Sa50 p...
lfotJ.on carried.
, ,
It va. !lOved by Ybarra, .econded by lIoCoraick 11 that. ,11
the .tontMnt.lonec! docua.l'lta eel ~UQlc.tlo.n' a\lbll1tted dllrJ,ng
th. '\lb,llc BM%'iDg' fot' the Geaer.l 'lan .Del the co.prebenaive
load.b.g OS'c:llhaac:. " received. anel filed. Hot.lOQ c.~l'i.cl.
-J- ~ ItlSOLUtl0. tf !SIlO A ~'Olutlon of the, City Couac.t.l
o~ t:i;' City of VerDOn ing the Pi_l aviroaental I.,.t=t
llepn1: for t:h.. V.l'l1On Geller. .18 ancl ColIPrebena.1ve lonu; Cltde
aIlcS KU1Dg* Plll.d1ll.ge, Stat_Qt. of ract and Oftrriding
COlUllderatlolll, .al pre.ent.M. ,
It va, IlOved by Ybarra, '.COl'ldlld ))1' Davi'r 'that;
.. "!i61u t:1oaHo '&'10 ~p..~, ~ ..4 adopted. Ilbtioa. carried.
RlIOLtJTIOH N 510' A "..olution of the City COuncil
of the City of Vernon '. . V the General ,Plan for the City .f
Vemon and th. V.rioue 1~"'Dt. I.eluded '1'here.t.n UelRepealln,
All "aolutton. ill Coraflict 'thereWith, v.. pre..~'ted.
It va. JIOvecl by 1(cCorJUck, ..conded by aonzal.., that
Reeolutlon No. 5109, be .pptoved aad a<lopted.. Hotlon carried.'
ORDltI.lltC3 110. '73 - .l.ti Ordi~ane. of t.he Cit.ycounc:il of
the City of Vernon Adopting a COIIprehen.lve loninQ OrcUnance .f
the Cltf of V.rnon, Set.ab11.hing lonin; Di.t:rl~s in the City,and
Regulating and a..trict.ing the ,U.., Si.., ud the Location of
BU11dlDP aDel 11Iproveaent:a on Laadl the 0.. of Lend an<1, OpeD
Space, Adopting' . Hap Showing Said IOllilag Districts,. IMrinlng the
Te~ UJ" 1n the ordinance; 'ro'f'id.t.ng for ,it. Adju8tment,. '
....dMlltancl .Dforc...nt.,p~..crlb.t.n~ hnaJ:ti.s for V101atio..;
anclllePN-llng all Ordinance. in Conflict:. Therewith, "aa
r-.d bf title for . Pirlt Readin9.
Itvaa ..vtKl by Davi., .econtled by !barra, that.
OrdiI1IU1C41 110. "3 be approved for a!fir.t !l.ading. IIotion
can:iecl.
~ oaou.urcc 110. D82 - AD OrdiAuce of the ~it,. council: of
the City of Vernon Adopting the Coaprahtm.ive IODing Ordi2W1ca of.
the City of ve:rnoJl,. Making rlndJ.J.\,. with Respect 'lb8I'eto,.
DeolarinG' tbe tJrpnc::y thereof, and. t.hat it wll1 'rake 'x..diate
Itf.c:t, ft. pr...ntecl.
, '
It va. IIOved by Ybarra, ..conde4 by ~ns.l..,. that
OrdJ.nuce .0. .82 be approved and ac10pttld .s an Urgency
OrcU.llaDce. Motion eurled; ,
lye.': llalburq, !barra, Davia, Gonzal.., Mceond.ck
Ho.s: Rone
Ab.ent: Ron.
It. wa. )lOved by MCCoX'Jl1ck, .ecooded by Dev!., tbat t_.
City Clerk .hall file Illotlce. of Detera1natloD of the lh1Viron..
MIIt.1 x.p.c:t. of the project witlltb. Couuty Clerk of the cou~ty
of Loa AD9Il.. gel the Callfo~nM otfic. of 'lu.llial 'ud R....roh
in Sac:r_Dt:o pur.uant to CBQA auidelin.., Sect:iOD 150!t4( c).
Motion oarried.
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T
ZONING ORDINANCE FOR THE
CITY OF VERNON
Notice is hereby given that a public hearing to con-
sider the adoption of General Plan and Zoning Ordinance for the
City of Vernon pursuant to Government Code Section 65854 and
65355 is scheduled for April 18, 1989, at 5:00 p.m. in the City
Council Chambers located at 4305 Santa Fe Avenue, Vernon, CA
90058.
Copies of the documents are available for public review
from 7:00 a.m. to 5:30 p.m. Monday thru Thursday at:
Community Services Department
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
Copies of the documents may be purchased for:
General Plan
Zoning Ordinance -
$10.00
5.00
If you challenge the General Plan, the Zoning Or-
dinance, or any provision thereof in court, you may be limited
to raising only those issues you or someone else raised at the
public hearing described in this notice or in written correspon-
dence delivered to the City of Vernon at, or prior to, the public
hear ing.
6~4Y~
CITY CLERK
3-/6-89'
DATE
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AFFIDAVIT OF POSTING
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES )ss.
CITY OF VERNON
)
6 I, Samuel "Kevin" Wilson, Civil Engineering Associate of th
7 City of Vernon, do hereby certify that I did, on the 21st day of
8 March, 1989, at 1:30 p.m. post a copy of "A NOTICE OF PUBLIC
9 HEARING TO ADOPT GENERAL PLAN AND ZONING ORDINANCE FOR THE CITY
10 OF VERNON" (see attached copy), at each of the following places
11 to wit: At the northwest corner of 38th Street and Santa Fe
12 Avenue, at the northeast corner of Leonis Boulevard and Pacific
13 Boulevard, and on the bulletin board in the lobby of the City
14 Hall of the City of Vernon, located at 4305 Santa Fe Avenue, all
15 in said City, there being no newspaper of general circulation
16 printed and published in the City of Vernon.
17
18 1989
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Subscribed and sworn to before me
this c:2 / sf day of
f
Z2
Notary
1989
Los Angeles, State of California
of
OFFICIAL SEAL
GLORIA J. OROSCO
Notary Public-California
LOS ANGELES COUNTY
My Comm. Exp. May 26. 1990
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LAJ-602610
The Los Angeles D A I L Y J 0 URN A L
...Since 1888...
210 South Spring Street P.O. Box 54026
Los Angeles, California 90054
Telephone (213) 625-2141
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"'''~'''n!'n;tv S~rv:rl~~
(2015.5 C.C.P.)
State of California )
County of Los Angeles) ss
ADOPTION OF GENERAL PLAN
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Co t~ dooume~ta-tk~".'f.~t.:,(?
. ~ ' , - - ! , , " ", '.,' -__ _ '-",' ::. 1 ,..-";':- j': ",~ .:;:
I am a citizen of the United States and a resident ~. '., Plan . - $10..'00 ' "";j'~'
County of Los Angeles; I am over the age of el! UJ)~l !rdiftaDC~ - ~. 00." .""
years, and not a party to or Interested In the abov4 ".'.It' ~~ 'C!,~1+~!~~,,~~~! ~~;"Otl~i~~~ "i
led matter. I am the principal clerk of the prlnt,..pt~':P~"~~~il"~ \~~U".!~l/ ': ."........;-: ,'"
publisher of THE LOS ANGELES DAILY JOURNAL, ,...~":::, "'<~ '. ." ." ,:,.~~t.'""Il,~,}..
newspaper printed and published In the E,~:;."~~inc; only ,those issues YOU eIl'1~~1.~~(
language In the City of Los Angeles, and adjuc....b14c hearin(,descd~ in this n.'I:_~... .....1~..'
newspaper of general circulation as defined by th.. ..lnc......' dli. ,. ....to.' ". ..... . ...,'\;,','".'. ... v.....".'''..'.,.,'..;?,..'.'.
. ...v II eo vere.. 'tob 'Cl.w ~ v..,.."'. >."
of the State of California by the Superior Court of t."",'",,,.," 'ii' ,'iT ..., 'v ~...,.. .,.2"MA4$"..,',..;,~
of Los Angeles, State of California, under date of J,'~~~.'''c'' ;"'ii:vn
1952, Case No. 599,382. That the notice, of whi '
annexed Is a printed copy, has been published it'
regular and entire issue of said newspapor and '.;,~?"
any supplement thereof on the following dates, to
VERNON, CITY OF
4305 Santa Fe Avenue
Community Servo Dept.
Vernon CA 90058
Proof of Publication
03/23/89
EXECUTED ON: 03/23/89
AT LOS ANGELES, CALIFORNIA
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Vernon General Plan
April 18, 1989
INFRASTRUCTURE ELEMENT
1.0 INTRODUCTION
)
1.1 State Requirements
The Infrastructure Element contains the City's goals for the
long-term maintenance and improvement of streets, storm
drainage, sewer, and water systems that will be necessary to
support the development envisioned by the Land Use Policy
Map of this General Plan in a safe and efficient fashion. This
element will serve as a guide for public improvements as they
relate to the long-range growth process in the City of Vernon.
The State law requires every general plan to contain a circula-
tion element. This Infrastructure Element fulfills the re-
quirements for a circulation element. The element must
contain, at a minimum, the "general location and extent of
existing and proposed major thoroughfares, transportation
routes, terminals, and other public utilities and facilities, all
correlated with the land use element of the general plan"
(Section 653002(b)). The General Plan Guidelines identify
certain features that may be important to the community.
'1
lnfrastrncture Element 1
Vernon General Plan
April 18, 1989
Those items mentioned in the General Plan Guidelines that
are of particular concern to the City of Vernon include:
o Streets and highways;
o Parking facilities;
o Transit and rapid transit;
o Railroads;
o Paratransit (e.g., carpooling, van pooling, and taxi service);
and
o Utilities transmission facilities.
)
The Infrastructure Element addresses transportation-related
issues as well as the continued maintenance and expansion of
the sewer system, water system, and utilities to meet the future
needs of the City. The Infrastructure Element is structured
so that General Plan goals and policies related to circulation
are considered separately from those related to other public
facilities.
Infrastrncture Element 2
)
Vernon General Plan
April 18, 1989
1.2 Issues and Opportunities: Circulation
Although Vernon is located adjacent to three freeways and is
served by two major rail lines, access and traffic congestion
are increasingly cited as problems by local officials and busi-
nesses. The source of the problem is in the age of the im-
provements or lack of improvements and changes in the types
and volumes of traffic serving industry in the City (Figure
INF-l shows the existing street system and traffic congestion).
Existing conditions include:
1. All of the freeways in the Vernon area are operating at or
over capacity during rush hours. This causes traffic to
back up on to local streets.
)
2. Freeway interchanges in the Vernon area were not
designed to modern standards. Short, steep ramps with
sharp curves slow traffic access to the freeways (particular-
ly for large trucks) and cause congestion and accidents in
the ramp areas.
3. Most of the railroad crossings in the City are at grade.
Vehicular traffic can be made to wait for extended periods
when freight trains block streets.
4. Modern trucks (and especially interstate trucks) are larger
and longer than those for which the streets and many
loading facilities in Vernon were designed. Manuevering
to turn corners, enter and exit firms, and load or unload
freight cause frequent traffic congestion--especially on
narrow, older streets.
5. Many of the older structures in Vernon were built to the
property line (or sidewalk). As a result, the possibilities
for widening these streets to (handle the higher traffic
volumes and larger trucks are very limited without incur-
ring substantial cost and disruption of businesses.
Infrastmcture Element 3
,
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)
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ClT1 OF HUNTINGTON PARK
CITY OF I.l.... YWOOO
4/18/89
\J,EfR;ND;fSJ[J.
GEiNErR(6[]
PLfAfSJDDD '"
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Figure INF-1
Circulation &
Heavily Congested Roads
Infrastructure 4
)
Vernon General Plan
April 18, 1989
6. Many of the older businesses in Vernon do not have
sufficient off-street parking for their employees and
visitors. Many also have no off-street loading docks or
their facilities are inadequate. On-street parking and
loading contribute to congestion at times completely
blocking some of the narrower streets.
7. Some of the designated arterial and collector streets in the
City do not meet current design standards in some places.
8. Some rail spur lines are unnecessary, experience limited
use and separate properties containing a single operation
or business. Elimination of unnecessary spurs or allowing
separated properties to have vehicular access across the
rail lines is desireable.
)
9. Widening 'streets to meet standards will be difficult given
the cost of acquiring right-of-way and relocating buildings
and business.
These problems are addressed in the goals and policies and
in the circulation plan contained in this element.
Infrastmcture Element 5
-)
Vernon General Plan
April1S, 19S9
1.3 Issues and Opportunities: Utilities
There are three water purveyors supplying water to the City
of Vernon as of 1988. The largest area is served by the
City-owned and operated Water Department. This area has
both adequate facilities and supply to meet daily and emer-
gency needs. However, the extreme southeastern corner of
the City (east of Atlantic Blvd.) which is served by a private
company, has inadequate water pressure and hydrant spacing
to meet emergency needs. The northeastern portion of the
City, north of the Los Angeles River (also served by a private
company) is deficient in fireflow. Enhancement of these
utility operations in some manner is a opportunity for the City.
.-)
_/
Vernon is located within the boundaries of three Los Angeles
County Sanitation Districts. Sewer lines are maintained by
the City and are adequate to serve industrial users in all areas
except east of Downey Road and south of the Los Angeles
River where some capacity improvements are needed. The
untreated effluent is directed into the County system for
treatment. At this time, County facilities have adequate
capacity to handle the effluent.
The storm drainage system in Vernon is adequate to handle
all storm runoff (except in the area east of Downey Road and
south of the Los Angeles River), although in intense storms
of short duration localized ponding may occur. Because
storm runoff feeds into the Los Angeles River, the City must
be particularly careful to monitor and assure quick clean up
of chemical spills. City staff monitors both sewers and storm
. drains to this end.
Infrastructure Element 6
)
Vernon General Plan
April 18, 1989
2.0 PROPOSALS
2.1 Street Classification Standards
Streets in the City of Vernon are classified according to their
primary function. Minimum standards for the roadway desig-
nations are illustrated in Figure INF-2. The general character
and the appropriate standards for various roadways are
described below.
Freeway
A freeway is a"divided highway devoted entirely to the task
of traffic movement. Its major characteristic is total access
control. All conflicting movements are removed by grade
separation, and there is no on-street parking. Freeways
exist on rights-of-way of 120 feet or more and contain two
or more travel lanes in each direction. Typical traffic
volumes are greater than 25,000 vehicles per day.
Freeways generally carry between 25 and 30 percent of a
city's traffic.
)
Freeways have limited access and are designed to move
large volumes of traffic within a region. In the larger
urban areas, freeways generally consist of at least three
lanes in each direction. The freeway system consists of
interstate highways under the jurisdiction of the Federal
Government while other freeways are part of the State's
system of highways. The City has little justification over
the freeways which are the responsibility of CalTrans to
build and maintain. The City can make recommendations
to CalTrans and these may be incorporated into the 5-year
State Transportation Improvement Program (STIP).
The Long Beach Freeway which crosses the eastern end
of the City, and the Santa Ana Freeway located just north
of Vernon, are examples of this category of roadway.
Infrastrncture Element 7
)
80' 12Q' R/W
68'-104'
1
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..... .....
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1 0'-,.' r
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64'
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4/18/89
v.-...,~.... '.:.rn'.:... .f\J..... '.10' ".N. ,'" D
' - j . t , ;
G ;-!ERLAC
~NDDO
Figure INF-2
Street Classification
Standards
Infrastructure 8
Vernon General Plan
April 18, 1989
Arterial
Collector Streets
An arterial is a facility on which design and traffic control
measures are used to expedite through traffic movement
with restricted access to abutting properties and on-street
parking. A primary arterial is the principal urban
thoroughfare. Arterials have 80 to 120 feet rights-of-way
and two or three travel lanes in each direction. They may
or may not be divided by a median strip. Arterials general-
ly have a parking lane adjacent to the curb on both sides
of the paved right-of-way and a center left turn lane.
Typical traffic volumes range from 10,000 to 20,000
vehicles per day with 20 to 25 percent of a city's traffic
traveling on the minor arterial and collector system.
In Vernon, the established right-of-way width for an
arterial will vary greatly depending on localized condi-
tions. Buildings constructed at property lines and other
conditions may prevent the acquisition of full width rights-
of-way in specific areas of the City. Streets in the City of
Vernon classified as arterials include Slauson Avenue,
Alameda Street, Santa Fe Avenue, Soto Street, Downey
Street, Washington Street and Bandini Boulevard.
A collector is defined as a street which serves traffic
movements in a defined geographic area of a city and
connects this area to arterials and freeways. There are few
through traffic trips since most traffic utilizes collectors to
move from a lower order street to a higher order street.
Traffic control devices may be installed to protect or
facilitate this movement. Traffic volumes range from
4,000 to 8,000 vehicles per day. Collector streets generally
have a minimum right-of-way width of 80 feet and consist
offour travel lanes and two parking lanes, although widths
may be less depending on existing physical constraints.
Roadways in the City that are classified as collector streets
include Randolph Street, Fruitland Avenue, Vernon
Avenue, Pacific Boulevard, 26th Street, and Boyle
Avenue.
Infrastrncture Element 9
)'
Vernon General Plan
April 18, 1989
Local Streets
Local streets refer to those streets that provide direct
access to the individual parcels located throughout the
City. The remaining streets not otherwise designated are
classified as local streets. Local streets in Vernon should
have a minimum right-of-way width of 60 feet, although
widths up to 65 feet may be needed to accommodate the
larger trucks that travel these streets to individual busi-
nesses.
)
A second important classification system relevant to streets
in the City is concerned with measuring a roadway's ability to
handle existing traffic volumes. Figure INF-2 shows the ex-
isting street system and those roads which are operating over
design capacity (as of 1986). "Level of Service (LOS) is a
qualitative measure used to describe the condition of traffic
flow, ranging from excellent conditions at LOS A to over-
loaded conditions at LOS F. The level of service is a function
of the average individual vehicular delay experienced by the
intersection at critical volumes.
The six levels of service are generally described as follows:
LOS A
This is a condition offree flow, accompanied by low traffic
volumes and high speeds. Traffic densities will be low,
with uninterrupted flow speeds controlled by driver
desires, speed limits, and physical roadway conditions.
There is little or no restriction in maneuverability due to
the presence of other vehicles and drivers can maintain
their desired speeds with little or no delay.
LOS B
This occurs in the zone of stable flow, with operating speed
beginning to be restricted somewhat by traffic conditions.
Drivers still have reasonable freedom to select their speed
and lane of operation. Reductions in speed are not un~
reasonable with a low probability that traffic flow will be
restricted. The lower limit (lowest speed, highest volume)
of this level of service has been used in the design ot rural
highways.
, InfrastlUcture Element 10
Vernon General Plan
April 18, 1989
Lose
This is still the zones of stable flow, but speeds and
maneuverability are more closely controlled by the higher
traffic volumes. Most of the drivers are restricted in their
freedom to select their own speed, change lanes, or pass.
A relatively satisfactory operating speed is still obtainable
with service volumes suitable for urban design practice.
LOS 0
This level of service approaches unstable flow, with
tolerable operating speeds being maintained though sig-
nificantly affected by changes in operating conditions.
Fluctuations in volume and temporary restrictions to flow
may cause substantial drops in operating speeds. Drivers
have little freedom to maneuver and comfort and con-
venience are low.
LOS E
This level of service cannot be described by speed alone
but represents operations at lower operating speeds,
generally about 30 miles per hour, with traffic volumes at
or near the design capacity of the roadway. Traffic flow is
unstable and there may be stoppages for short periods.
This level of service is associated with the operation of a
facility at design flow.
)
LOS F
This level of service describes a forced-flow operation at
low speeds where volumes are above the design capacity
of the roadway. In the extreme cases, both speed and
volume can drop to zero. These conditions usually result
from queues of vehicles backing-up from a restriction
downstream. This section of the roadway under study will
serve as a storage area during parts or all of the peak hour
period. Speeds are substantially reduced and stoppages
may occur for short or long periods of time because of the
downstream congestion.
Infrastrncture Element 11
)
Vernon General Plan
April, 18, 1989
2.2 Circulation Plan
The implementation of the goals and policies in the General
Plan is not expected to change the traffic volumes in Vernon
significantly. Over the past decade, traffic volumes and pat-
terns have changed. There has been an increase in the number
of trucks on City streets (due to the increase in warehousing
and transportation-related uses in the City) and an increase
in the length of the trucks due to changes in federal law.
Implementation of the General Plan will reduce the traffic
congestion in some areas because it would restrict new
warehouses and trucking firms to areas which have streets that
can accommodate them.
)
Depending on the type of industry which locates in Vernon
over the remainder of the century, traffic volumes could
decrease by as much as five percent or increase by the same
factor. In recent years, the trend has been toward more
automated industries with fewer employees. As a result, traf-
fic volumes are expected to hold steady or continue to
decrease in the near term. In the long run, if the businesses
which include a sales component or larger office staff begin
to locate in Vernon as they have in industrial areas adjacent
to downtown Los Angeles, then traffic volumes may increase
slightly over the longest term.
On individual streets, such a small change in absolute traffic
volumes would not be noticeable. The estimated increase or
decrease is much less than the day to day variations which are
often 10 percent or more. However, the effect of the
proposed land use changes would be to concentrate large
truck traffic. on those streets which are designed to handle
them.
lnfrastrncture Element 12
)
Vernon General Plan
April 18, 1989
Street classifications within the City remain essentially the
same as established by the 1974 General Plan. Figure INF-3
shows the classification of streets. The City will continue its
program of widening and upgrading individual streets as op-
portunity and funding permit. Overcrossing and interchange
improvements may also be undertaken as opportunities are
identified.
Vemon will continue to oppose changes to the railroad system
to improve access to the ports of Las Angeles and Long Beach
unless grade separations are included for streets in the City.
The Circulation Plan proposes grade separations at key road-
way/track intersections in Vernon and in neighboring cities as
indicated on Figure INF-3.
'\
)
The City is also opposed to the upgrading of the lines in
Alameda Street because such improvements would require
additional right-of-way which is not available. The City is
concerned not only about traffic congestion but also about
public safe,ty. A potential reduction in emergency service
access to parts of the City could result from increased rail
traffic with no grade separations.
To resolve the problems created by raiVvehicular conflicts
along Alameda Street, a special study corridor is established
by the Plan as shown in Figure INF-3. Special studies will be
undertaken to establish the type of separation(s) which may
be most appropriate to resolving conflicts and assuring public
safety. Realignment of rail lines, as well as overcrossing or
undercrossing of rail or street alignments may be considered.
The City will also evaluate existing railroad/street intersec-
tions involving non-circulation system streets to determine if
each is required, and if not, will consider elimination or
closing.
Infrastrncture Element 13
.
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PARK
CITY OF
SOURCE: City of Vernon General Plan
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Figure INF-3
Circulation Plan
Infrastructure 14
')
Vernon General Plan
April 18, 1989
2.3 Other Transportation Systems
The City is served by the Southern California Rapid Transit
District (SCRTD) which provides bus service to Vernon and
adjacent cities. This service is an important alternative to the
automobile as means for employees to travel to and from
work. Therefore, the City will continue to support the high
level of service within the City. Review of bus routes and
schedules on a regular basis and the addition of routes to
respond to changes in employment patterns is necessary to
assure good service to the community.
)
An additional means of employee access to jobs in the wester-
ly portion of the City is currently under construction. The Los
Angeles County Transportation Commission is currently con-
structing a "light-rail" facility along Long Beach Boulevard.
The light-rail line will parallel and be one block west of the
western City limits and is within walking distance of many
businesses between Alameda and Santa Fe. The opportunity
also exists to interconnect with SCRTD bus service at various
points along the line.
Infrastrncture'Ele/llent 15
)
Vernon General Plan
April 18, 1989
2.4 Water and Sewer System
The Infrastructure Element of the Vernon General Plan
provides for the maintenance and upgrading of the water and
sewer systems as needed. Since the system is (with a few
exceptions) in good condition and adequately sized, no major
improvements are proposed. The area which will need im-
provement is located south of District and east of Downey
Road. However, the City will continue to monitor the ability
of the private water purveyors to provide adequate daily and
emergency service. If need be, policies will be developed to
address problems as they arise, and to eventually add these
areas to the City system.
)
Infrastrncture Element 16
')
Vernon General Plan
April 18, 1989
3.0 GOALS AND POLICIES
GOAL 1
PROVIDE A BALANCED TRANSPORTATION SYSTEM
FOR THE SAFE AND EFFICIENT MOVEMENT OF
PEOPLE, GOODS, AND EMERGENCY SERVICES
THROUGHOUT mE CITY.
POLICY 1.1: Continue to upgrade the existing street system to
meet the minimum standards set in the Circulation Plan.
POLICY 1.2: Consolidate the freight .rail system in areas
designated for General Industrial and Heavy Industrial land
uses.
)
POLICY 1.3: Limit the location of transportation-related
uses and large warehouses (over 50,000 gross square feet) to
areas with streets designed to accommodate the larger
volumes of truck traffic they generate.
POLICY 1.4: Explore the potential of designating one-way
couplets in areas of town with narrow streets which have
limited potential for widening.
POLICY 1.5: Continue to pursue grade separation for rail-
road crossings of designated streets, particularly in light of the
proposed rail system changes associated with Port Access
improvements.
POLICY 1.6: Encourage continued improvement of services
provided by the Southern California Rapid Transit District to
the City and adjacent cities to provide better access for
employees from home to job and job to home.
POLICY 1.7: Encourage the use of ridesharing and public
transit to reduce the traffic congestion and need for off-street
parking in the City.
InfrastlUcture Element 17
Vernon General Plan
April 18, 1989
)
GOAL 2
)
GOAL 3
POLICY 1.8: Encourage the redesign and upgrading of the'
freeway interchange at Atlantic and Bandini Blvds. to
eliminate hazards.
POLICY 1.9: Explore the potential of adding a freeway inter-
change at Slauson Avenue and the Long Beach Freeway to
improve access for City industries.
POLICY 1.10: Consider the elimination of unnecessary rail
spur lines and permit the combination of properties across
spur lines with vehicular connections.
ENSURE THE PROVISION OF ADEQUATE OFF -STREET
PARKING AND LOADING FACILITIES FOR EACH BUSI-
NESS.
POLICY 2.1: Encourage cooperative effort~ among neigh-
boring firms to resolve off-street parking problems.
POLICY 2.2: Require adequate off-street loading facilities
as a part of any new or renovated use.
POLICY2.3: Explore the potential of creating public parking
lots for employee parking using parking assessment districts
or redevelopment powers.
MAINTAIN A WATER SUPPLY SYSTEM CAPABLE OF
MEETING BOTH NORMAL DEMAND AND EMERGEN-
CY NEEDS IN THE ENTIRE CITY.
POLICY 3.1: Periodically evaluate the entire water supply
and distribution systems to ensure its continued adequacy and
to eliminate deficiencies or enhance service.
POLICY" 3.2: Ensure that all new development or expansion
of existing facilities bears the cost of providing adequate water
service to meet the increased demand which it generates.
Infrastrncture Element 18
)
Vernon General Plan
April 18, 1989
GOAL 4
GOAL 5
)
MAINTAIN A SEWER SYSTEM ADEQUATE TO
PROTECT THE HEALTH AND SAFETY OF ALL RESI-
DENTS AND BUSINESSES.
POLICY 4.1: Periodically evaluate the sewage disposal sys-
tem to ensure its adequacy to meet changes in demand and
changes in types of waste.
POLICY 4.2: Ensure that all new development or expansion
of existing facilities bears the cost of expanding the sewage
disposal system to handle the increased load which they are
expected to generate.
MAINTAIN A STORM DRAINAGE SYSTEM ADEQUATE
TOPROTECTTHEL~SANDPROPERTYOFVERNON
RESIDENTS AND BUSINESSES.
POLICY 5.1: Periodically evaluate the size and condition of
the storm drainage system to ensure its ability to handle
expected storm runoff.
POLICY 5.2: Evaluate the impact of all new development
and expansion of existing facilities on storm runoff and ensure
that the cost of upgrading existing drainage facilities to handle
the additional runoff is paid for by the development which
generates it.
POLICY 5.3: Monitor the use and storage of hazardous
chemicals to prevent their accidental discharge into the storm
drainage system.
Infrastrncture Element 19
-"-)
, /
Vernon General Plan
April 18, 1989
GOAL 6
MAINTAIN A HIGH LEVEL POWER/ENERGY SUPPLY
AND SERVICE SYSTEM CAPABLE OF MEETING BOTH
NORMAL DEMAND AND EMERGENCY NEEDS IN THE
CITY.
POLICY 6.1: Operate and maintain an electrical utility sys-
tem which provides an adequate level of service to businesses
and other uses in the City.
POLICY 6.2: Periodically evaluate the electrical utility sys-
tem to ensure its adequacy to meet any changes in demand
over time.
.)
lnfrastrncture Element 20
Vernon General Plan
April 18, 1989
HOUSING ELEMENT
(
1.0 INTRODUCTION
As in any city with much industry and many jobs~ the City of
Vernon must be concerned with housing. Proximity of hous-
ing to jobs is important to both employers and employees.
The availability of adequate housing is an important aspect of
planning for the long-term viability of the City and its busi-
nesses.
1.1 State Requirements
The California Government Code is very specific concerning
the preparation and content of a housing element. It is the
only element which must be reviewed by the State for com-
pleteness and compliance with the law before it is adopted.
The element examines existing conditions and~ through
analysis~ identifies housing needs and presents programs to
meet those needs, The legislature has deemed that the Hous~
ing Element is the appropriate mechanism to implement
State-wide goals regarding the provision of decent and
suitable housing for all persons. The Government Code also
(
Housing Element 1
Vernon General Plan
April 18, 1989
makes it clear that the provision of affordable housing is the
responsibility of all local governments and that they, using
vested powers, should make a conscious effort to see that
there are housing opportunities for all income groups (Sec-
tion 65580). The intent of the. State housing element require-
ments is based on the following concerns (Section 65581):
1. Local governments should recognize their responsibilities
in contributing to the attainment of the State's housing
goals;
2. Cities and counties should prepare and implement hous-
ing elements coordinated with State and federal efforts in
achieving the State's housing goals;
(
3. Each local jurisdiction should participate in determining
the necessary efforts required to attain the State's housing
goals; and
4. Each local government must cooperate with other local
governments to address regional housing needs.
This Housing Element was prepared in compliance with State
requirements. However, because the population of the City
is so small, there is no separate census data for Vernon. The
City's few households comprise only 10% of the total
households contained in census tract 5324. In order to better
assess housing needs within Vernon, the City has collected
original data on its housing stock and household charac-,
teristics. In addition, a recent study entitled "Housing
Feasibility Analysis" prepared for the City of Vernon by
Agajanian & Associates evaluates both short and long term
residential development opportunities in Vernon within a
larger market area; this study will be utilized as appropriate
to help understand existing and future housing conditions
within Vernon.
(
Housing Element 2
Vernon General Plan
April 18, 1989
Many of the goals and programs which are desirable on a
statewide basis are not feasible in Vernon. The noise, dust,
vibration and toxic or chemical wastes and odors.from local
industry (many of which operate around the clock) serve as a
deterrent to housing development in the City. Moreover,
housing should not be encouraged in close proximity to heavy
industry for health and safety reasons. Therefore, the Housing
Element reflects the unique realities of the City of Vernon.
1.2 Supplemental Documents
The following documents serve as supplemental material to
the Vernon Housing Element and are incorporated by refer-
ence:
(
1. City of Vernon Master Environmental Assessment,
November 1988.
2. Report on RHNA for City of Vernon (addressed to Jim
Minuto, SCAG Housing Programs and Project Manager)"
September 26, 1988.
3. Housing Feasibility Analysis, Agajanian & Associates,
August 30, 1988.
(
Housing Element 3
Vernon General Plan
Aprif 18, 1989
2.0 HOUSING PLAN
2.1 Summary of H9using Needs
Population and
Housing Trends
City records indicate Vernon's housing stock and related
resident population base has undergone little change
since 1980. The City. had a 1980 housing stock of 36
dwelling units, supporting a resident population of 85
persons. No new residential construction has occurred
since that time. However, in 1984, three dwelling units
were demolished in Vernon, with a fourth unit
demolished in 1985. The City's housing stock has
remained at 32 units since 1985, with the resident popula-
tion ranging between 77 and 88 persons. These housing
units are located in pockets throughout the City, although
most are located west of Downey Road.
(
Forecasts for housing and population growth in the
southern California region have been made by SCAG, and
published in a series of growth management alternatives
(GMA-2, GMA-3, GMA-4). The selected Growth
Management Plan, GMA-4M (modified), provided the
basis for projecting future housing need in SCAG jurisdic-
tions for the 1989-1994 time period, as set forth in the
Regional Housing Need Assessment (RHNA). However,
as SCAG has amended Vernon's future housing need to
zero based on the City's requested revision of the RHNA,
population and housing projections contained in the
GMA-4M Plan for Vernon are no longer applicable.
(Refer to Section 2.1 D for a discussion of the RHNA and
future housing need in the City). As there is no revised
population/housing projection for Vernon based on the
revision to the RHNA, the most accurate projections are
those contained in the three growth management alterna~
tives which define a future housing need of zero for the
City of Vernon.
(
Housing Element 4
Vernon General Plan
April 1 ~, 1989
As indicated in Table H-1, all three growth scenarios indicate
an identical future net housing growth in Vernon, with the
City actually losing three dwelling units during the 1984-2010
period. The three scenarios all indicate only nominal popula-
tion growth in the City. The industrial character of the area,
the lack of vacant parcels suitable for residential use and
heavy industry will continue to preclude any real opportunity
for housing in Vernon.
Table H-l
Projected Population and Housing Growth City of Vernon
1984 - 2010
(
Growth 1984 2010 % Change % Change
Management Housing Housing in in
Alternative Units Population Units Population Housing Population
GMA-2 37 84 34 85 -8.11 % +1,10%
GMA-3 37 84 34 84 -8. 11 % 0,00%
GMA-4 37 84 34 86 -8. 11 % + 2,38%
Source: Southern California Association of Governments, Preliminary Draft Growth Management Plan,
April 8, 1988.
(
HOllsing Element 5
Vernon General Plan
April 18, 1989,
Housing
Characteristics
Households
In 1988, the 30 households as defined by the U.S. Bureau of
the Census occupied housing units (see Table H-2) with a
resident population of 77 persons. Average household size is
2.6 persons per unit. With the housing stock projected to
decline over the next twenty years, and some nominal growth
in population, the City could be expected to experience some
increase in the, number of persons per household. Housing
vacancy is very low in the City, with only two units currently
unoccupied, a 6.2% vacancy rate.
(
Table H-2
Housing Characteristics
1988
Total Housing Units
32
Occupied Households
30
/ Average Household Size
2.566
Family-Headed Households
28
Total Population
77
Source: City of Vernon, Community Services Department
(
Housing Element 6
Vernon General Plan
April 18, 1989
Table H-3 presents City-collected data on housing tenure
(owner/renter) and housing units per structure. Of the City's
32 housing units, 27 are renter occupied, three are owner-
occupied, and two are vacant. Compared with the statewide
figure of 45 percent, Vernon has a significantly higher propor-
tion (90 percent) of renter households. The majority of
Vernon's housing stock is comprised of single family dwell-
ings, with only one apartment building located in the City.
The City owns 26 dwelling units, 18 of which are single family
dwellings. The City rents these units to public safety person-
nel, such as fire, police, street maintenance, and utility
operators, to ensure the availability of safety personnel in case
of emergency.
(
Table H-3
Units in StructurelHousing Tenure
1988
Owner
Total Occupied
Total Housing Units 32 3
Detached Single Family 20
Attached/N on-Residential 2
Duplex 2
Apartments 8
Mobile Home 0
Renter
Occupied
Vacant
Units
27
2
18
8
Source: City of Vernon, Community Services Department
(
Housing Element 7
Vernon General Plan
April 18, 1989
Housing Condition
A windshield survey was conducted of V ernon's housing stock
to assess housing conditions. Although the housing stock is
older (largely built before 1950), it is in generally good repair.
The survey determined that 31, or 97% of the City's dwelling
units are well maintained and in good condition. Only one
unit, which coincidentally is the only vacant unit in the City,
has fallen into disrepair, and is in need of substantial
rehabilitation. A major reason for the quality of housing
conditions in Vernon is the City's ownership of a large propor-
tion of the housing stock, and responsibility in maintaining
these units. The great demand for industrial space in the City
means that unnecessary or poorly maintained units are un-
likely to remain unless acquired by the City.
(~
Housing AfTordability
Because the City's resident population is so small, its housing
needs are negligible when traditional needs analysis methods
are applied. Because of this limitation, a special "Housing
Feasibility Analysis" was conducted for the City to evaluate
the housing needs of Vernon's employee population. This
approach provided information on the relationship of jobs in
the City to the availability of adequate, affordable housing in
the market area. The following discussion of housing needs
is based on the findings of the Housing Feasiblity Analysis
report identified in Section 1.2.
Due to the small number of housing units within the City of
Vernon, the Housing Feasiblity Analysis report considers
housing conditions within the context of a larger market area.
For the purposes of this study, the housing market area con-
sisted of the residential areas surrounding Vernon, including
the cities of Bell, Bell Gardens, Cudahy, Huntington Park,
Maywood, and portions of the City and County of Los An-
geles.
(
Housing Element 8
Vernon General Plan
April 18, 1989
Vernon is estimated to have approximately 41,500 jobs. To
assess the housing needs of these employees, a survey was
taken of employee residence location by zip code and annual
payroll levels. For convenience, several large employers were
asked to provide the requested employee information on
computerized forms. Though not a random survey, the results
for 12,379, or nearly one-third, of the City's employees were
obtained.
The location of residence of the City's employees covered a
large geographic area, indicating that housing preferences for
the workers surveyed were considerably varied. Ap-
proximately 20% of the surveyed workers reside in the
defined market area and the majority of workers live in the
near vicinity.
(
In terms of income levels, the survey utilized income ranges
determined by HUD for very low, low, moderate, and upper
income households of four in Los Angeles County, with
households falling within the bottom three categories qualify-
ing for assisted housing. As presented in Table H -4, ap-
proximately 58% of Vernon employees surveyed were of very
low income, 18% oflow income, 9% of moderate income, and
15% of upper income. It should be noted however that these
income categories are calculated for families of four, while
the income data for Vernon was collected on the individual
employee level. Therefore, this income distribution for
employees in Vernon must be factored downward to account
for the fact that many households have more than a single
wage earner. Discounting the proportion of employees
whose incomes would qualify for assisted housing (very low,
low and moderate income households) by a third to account
for multiple wage households indicates that nearly two-thirds
of the employee households have incomes which would
qualify for assisted housing (62.7%). Comparing those
employees who reside in the market area (19.6%) with those
who qualify for housing assistance (62.7%), would indicate
that 12.3% of employees in Vernon both reside in the market
(
Housing Element 9
Vernon General Plan
April 18, 1989
area and qualify for housing assistance. Expanding this
proportion to the entire labor force in Vernon represents
5,098 households, which can be considered the amount of
housing needed in the market area to provide affordable
housing for the very low, low, and moderate income
households whose wage earners work in Vernon.
Table H-4
Reported Employee Income Distribution
June 1988
Income Category
Employees
Distribution
$ o - $17,950 4,779 57.75%
$17,951 - $26,550 1,468 17.73%
$26,551 - $33,200 736 8.89%
$33,201 - $39,800 924 11.17%
$39,801 + 369 4.46%
Total 8,276 100,00%
Source: Agajanian & Associates
(
(
Housing Element 10
Vernon General.Plan'
April 18, 1989 .
Interpolating the survey results and expanding it to the entire
Vernon labor force, approximately 5363 income-qualified
workers reside in the market area. Contrasting this with the
estimated 5098 units of "household need", it would appear that
. the housing market is adequately serving the area's very low,
low and moderate income employee households. As indicated
in Table H-5, the current housing market is able to provide
affordable rental housing to very low, low and moderate
income households, and affordable ownership housing in
townhouse-style units to low and moderate income
households. However, like most of Southern California,
single-family ownership housing is affordable only to upper
income households.
(
Further supporting this finding of housing affordability is
SCAG's estimate of existing housing need, as published in the
June 1988 Regional Housing Needs Assessment (RHNA).
As reported in Table 1 of the RHNA, no households in the
City of Vernon spend more than 30% of their income on'
housing, or are "overpaying." A major reason for this absence
of housing oyerpayment is that the City owns a large propor-
tion of the housing stock, and is able to maintain rents at an
affordable level.
(
Housing E/emenlll
Vernon General Plan
April 18, 1989
Table H-5 Affordability of Residential Development
(
(
Housing Element 12
Table H-S
AfTordability of Residential Development
in the Market Area
Assumptions
Townhouse
Rentals
Single Family
Average cost per unit
$136,000
$ 1,036 (2)
$80,000
$ 610 (2)
$24,380
Monthly payment/rent
Required household income (4) $ 41,445
Assisted housing qualified (5)
2 Person Household
not qualified
moderate income
4 Person Household
not qualified
low income
very low
income
(1) Average rent of $405/mo. capitalized at 10%
(2) With 20% down and an 11 %, 30 year fixed mortgage
(3) Average rent in market area .
(4) Assuming housing mortgage/rent payment as 30% of household income
(5) See Table H-6 for details
(
Source: Agajanian & Associates
,
(
'--.
$48,699 (1)
$ 405 (3)
$16,200
low income
Vernon General Plan
April 18, 1989
Table H-6
Income and Rent Limits for Assisted Housing
January 6, 1988
Family Size
Very Low
Income (1)
Low Income (2)
Moderate
Income (3)
Occupancy Income limits
2 persons
$14,350
$17,950
$21,250
$26,550
$31,876
$39,840
4 persons
Maximum Rent
2 persons
$280
$336
$415
$498
$623
$747
(
4 persons
(1) 50% of Los Angeles County median income
(2) 80% of Los Angeles County median income
(3) 120% of Los Angeles County median income
Note: Los Angeles County median income for family of four - $33,200 (1-6-88),
Published by HUD
Source: Agajanian & Associates
(
Housing Element 13
Vernon General Plan
April 18, 1989
. Special Needs
Groups
Certain segments of the population may have a more difficult
time finding decent, affordable housing due to special cir-
cumstances. A household survey was conducted by the City
in November 1988 to determine the composition of its 30
households, and any special needs they may have. Based on
this survey, special needs households in Vernon were found
to consist of the elderly, handicapped persons, large families,
female-headed households and the homeless. Due to the
small size of the City's total resident population, the mag-
nitude of households in Vernon with special needs is very
small.
(
Elderly
The special needs of many elderly households result from
tl1eir lower, fixed incomes, physical disabilities, and depend-
ence needs. Vernon currently has one resident age 65 or
above, representing 1.3% of the total population. The hous-
ing needs of the elderly can be answered through the provision
of smaller units, second units on lots with existing homes,
shared living arrangements, and housing assistance programs.
Handicapped
The household survey identified one person living in Vernon
who suffers from a disability which would likely affect his
housing needs. The City's heavy industrial environment
presents added constraints to the handicapped. Large
volumes of street and rail traffic, and delays caused by trains
and parked trucks additionally limit the maneuverability of
handicapped individuals. In order to address the needs of its
handicapped residents and employees, the City enforces re-
quirements for handicapped accessibility in new construction,
and has undertaken a program to install curb ramps forwheel-
chairs. The City will continue in its efforts to provide equal
access to jobs and public facilities for the handicapped.
Housing Element 14
Vernon General Plan
April 18, 1989
Large Families
Large families are identified as a group with special housing ,
needs based on the limited availability of adequately sized,
. affordable housing units. Large households are often oflower
income, often resulting in the overcrowding of smaller dwell-
ing units and in turn accelerating unit deterioration. Accord-
ing to the resident survey, two of the City's family-households
had 5 or more members. The City's industrial character
presents similar disadvantages for families with children as it
does for the handicapped. Access to residential services, such
as education, recreation and local retail goods and services, is
along roadways with high levels of truck traffic, railroad cross-
ings and loading activities. These conditions make pedestrian
access to residential service facilities difficult and unsafe,
particularly for children.
(
Female-Headed Households
.
Female-headed households tend to have low incomes, thus
limiti~g housing availability for this group. The household
survey identified a single female-headed household in the
City. The housing needs of female-headed households of
lower income can be addressed through the provision of
affordable housing, as well as through affordable day care
options.
Homeless
Throughout the country, homelessness has become an in-
creasing problem. Factors contributing to the rise in home-
lessness include the general lack of housing affordable to low
and moderate income persons, increases in the number of
persons whose incomes fall below the poverty level, reduc-
tions in public subsidy to the poor, and the de-institutionaliza-
tion of the mentally ill. City personnel indicate that there are
few homeless persons or families in Vernon. Tnis is likely ou e
to the City's industrial environment, and its lack of social and
residential services.
(
HOl/sing Element 15
Vernon General Plan
April 18, 1989
(
Future Housing
Needs
(
There are few homeless in Vernon, and the number is insuf-
ficient to warrant the development of a separate emergency
shelter. The City can address the needs of homeless in the
area by supporting t~e Salvation Army shelter located in the
adjacent City of Bell, including possible financial assistance.
The Bell shelter is a regional emergency shelter offering
overnight accommodations and other services to the home-
less. The shelter provides a daily shuttle service to their
facility, with pick ups at the Salvation Army headquarters tn
Huntingtpn Park, Hollywood, East Los Angeles, Compton
and Long Beach. Services provided include overnight lodg-
ing, food, and use of shower and laundry facilities. These
emergency services are avail9ble to homeless individuals and
families on a per night basis, with the shelter able to accom-
modate a total of 250 persons.
State law requires jurisdictions to provide for their fair share
of regional housing needs. The Southern California Associa-
tion of Governments (SCAG) determines the 1989-1994
needs for jurisdictions in Southern California, and designates
the number of households the City will be expected to accom-
modate during this period. Future housing needs reflect the
number of new units needed in ajurisdiction (future demand),
plus an adequate supply of vacant housing to assure mobility
and new units to replace losses. These needs were forecast by
the 1988 Regional Housing Needs Assessment (RHNA),
which considered on a regional and local level: market
demand for housing, employment opportunities, availability
of suitable sites and publicfacilities, commuting patterns, type
and tenure of housing need, and housing needs of
farmworkers.
Housing Element 16
'\
I
Vernon General Plan
April 18, 1989
(
Energy and Water
Conservation
(
The RHNA, published in June 1988, indicated a future hous-
ing need in Vernon. The City of Vernon submitted to SCAG
a revision to its future housing need on September 26, 1988,
documenting a significant error in the RHNA related to
demolition activity and replacement housing needs, along
with the serious environmental constraints to housing
development in Vernon. Based on land use incompatibilities
related to hazardous materials storage and processing, back-
ground contamination, noxious odors, noise pollution, and
truck and railroad traffic, the requested revision concluded
that no site in the City could be considered suitable for future
residential development. (Refer to Section 2.2 of the Hous-
ing Element for additional discussion of environmental con-
straints to housing development in the City.) SCAG has
reviewed the revision requested for Vernon, and has adopted
a future housing need of zero (0) in the City.
While the City's environmental conditions have precluded
requirements for future housing development in Vernon, the
City will continue to accommodate residential development
as necessary to support local industry and public safety per-
sonnel. Major environmental constraints preclude other
types of housing.
Compared with the City's energy-intensive industries, hous-
ing consumes only a very small proportion of the City's total
energy consumption. The City utilizes Title 24 energy stand-
ards for residential construction to minimize energy con-
sumption. Necessary sound insulation on residential units
also results in effective heat insulation, thus reducing energy
usage. The Southern California Gas Company provides fuel
for most heating needs, and offers programs for water heater
insulation, attic insulation, and watet flow limiting devices.
Housing Element 17
Vernon General Plan
April,18, 1989
City water is provided to all dwelling units either from ground
water or by import from the Metropolitan Water District.
Compared to the City's large industrial users, residential
water use is minimal, and no special conservation steps have
been deemed necessary.
(
(
Housing Element 18
Vernon General Plan
April 18, 1989
2.2 Constraints on Housing Development
Governmental
Constraints
The City's zoning ordinance imposes some constraints on
housing. However, new residential development is permitted
anywhere in the City. Because of the industrial nature of the
City, health and safety codes may also constrain housing
location or siting.
(
New attached and detached residential units are permitted
throughout the General Industry and Commercial-Industrial
zones. Residential dwelling unit standards for single family
detached units include 5,000 square foot minimum lot size,
maximum two stories or 35 feet in height, and one off-street
parking space per dwelling unit. Standards for multiple-family
units include minimum 4,000 square foot lot size per dwelling,
maximum three stories or 45 feet in height, and 1.5 off-street
parking spaces per dwelling ucit. Residential uses are re-
quired to be equipped with air conditioning and sound insula-
tion to protect residents from exposure to adverse
environmental conditions. New housing is permitted in the
Heavy Industry zone as a conditional use, subject to more
stringent standards to ensure land use compatibility. The
zoning ordinance permits a temporary residential unit (not to
exceed 180 days) related to construction upon the same lot,
and in addition allows an attached residential unit on the
premises of a non-residential use, business, plant or facility to
house an owner, caretaker, guard or nightwatchman. While
Vernon seeks to retain its industrial orientation, it specifically
permits residential uses in the City.
The City's permit processing fees and procedures do not
unreasonably constrain residential development. Fees are
comparable to those within the region, and have been set at a
level necessary to cover the costs to the City.
(
Housing Element 19
Vernon General Plan
April 18, 1989
Nongovernmental
Constraints to
Housing
(
(.
In Vernon, there is virtually no land available for the develop-
ment of housing. In addition, extensive industrial develop-
ment throughout the City creates serious environmental
conditions which render any site in the City unsuitable for
residential development. These environmental factors are
related to hazardous materials storage and processing, back-
ground contamination, noxious odors, noise pollution, and
truck and railroad traffic generated by the City's pervasive
industrial land uses. Inadequate access to residential services
is an additional constraint to residential development in the
City. These factors which tend to preclude the use of land for
residential purposes in Vernon must be considered in estab-
lishing where housing might be located in the City.
Hazardous Materials
With a history as an industrial City, Vernon's heavy and
prolonged industrial use is reflected in the following condi-
tions:
o A high concentration of both underground and above
ground hazardous material storage tanks throughout the
City.
o Numerous underground pipelines throughout the City,
many carrying potentially explosive materials.
o Residual soil contamination resulting from prior manufac-
turing activities on the site and from previously abandoned
chemical waste open disposal pits, aeration ponds, landfills
or petroleum related activities. (A high lead content in the
soil is common.)
o Approximately 137 miles of railroad track historically
treated with herbicides for weed control. Right-of ways
show patterns of contamination from spilling, overfilling or
transfer of chemicals.
HOl/sing Element 20
Vernon General Plan
April 18, 1989
Overfilling storage tanks, leaking pipes and leaking tanks
have resulted in residual soil contamination in Vernon. Six-
teen sites have been declared Proposition 65 sites (deter-
mined by laboratory tests to have excessive chemical
contamination). Remediation plans are required to decon-
taminate the soil. Due to high background petroleum con-
tamination, several sites were remediated with covenants
being recorded to advise future purchasers of the presence of
contamination, and the unsuitability of the site for future
sensitive land uses such as housing.
(
Due to the high concentration of underground storage tanks
in Vernon, (153 businesses currently store hazardous
materials in the City), there is significant potential for chemi-
cal spills or accidents. The City's Underground Tank Pro-
gram has resulted in the removal of 592 tanks on 239 sites
since May 1984. Additionally, where structures were
threatened by tank removal, 42 underground taDks,were filled
in place. Even where these chemical storage tariks have been
removed or filled, there is the potential for residual con-
tamination from the overfilling of tanks during their usage.
The City is currently in the process of identifying additional
sites with soil contamination problems.
Another component of hazardous materials control in Ver-
non is the "right to know" program. All businesses in the City
are required to submit inventories of all hazardous materials
used or stored. Businesses are then classified as A, B, or C
depending on the volume of chemicals handled. Vernon has
16 Class A businesses, handling less than 220 pounds of
chemicals per month, 89 Class B businesses which handle
between 220 and 2,200 pounds, and 252 Class C businesses
which handle over 2,200 pounds of chemicals on a monthly
basis. The risk of upset from businesses handling such high
volumes of chemicals, many of which are toxic, is a factor
which must be considered in land use planning.
(
Housing Element 21
Vernon General Plan
April 18, 1989
The location of businesses throughout the community with
underground storage tanks and/or use or storage of chemical
materials indicates that the entire City is subject to chemical
spills or accidents, thereby illustrating its inappropriateness
for future residential development.
In summary, the heavy and prolonged use of Vernon as an
industrial City has resulted in significant background con-
tamination. Industrial uses which store or use hazardous
materials are pervasive throughout the City. These condi-
tions make Vernon a highly unsuitable environment for sen-
sitive land uses such as housing.
(
NoXious Odors
Vernon has numerous industries which generate noxious
odors, primarily related to the slaughtering and rendering of
animals. Overlay districts have been designated in the City's
Proposed General Plan in attempts to isolate the locations of
offensive industrial uses responsible for excessive noise and
odors. These overlay districts include a "Slaughtering Over-
lay" for uses which involve the slaughtering of animals, and a
"Rendering Overlay" for the location of rendering facilities,
fertilizer facilities, junk: yards and recycling facilities. These
uses generate significant adverse effects related to odor and
noise, making residential land uses highly incompatible within
their vicinity.
Noise
As could be expected in a highly industrial city, Vernon is
exposed to high levels of noise emanating from stationary
industrial activity, as well as from trucks, automobiles, and
railroad operations. Numerous companies in the City operate
equipment, such as large presses and pumps, which produce
excessive vibrations and generate noise well beyond the level
of acceptablility for noise-sensitive land uses within the
vicinity. Arterial roadways in Vernon have a very high
proportion of truck traffic (approximately 30%), thereby in-'
tensifying noise levels surrounding the City's roadways. In
(
Housing Element 22
. Vernon General Plan
April 18, 1989
addition, four main railroad lines and a number of switching
operations pass through the City, generating significant levels
of noise.
(~
Figure N-1 in the Noise Element presents noise. contours
developed for Vernon in 1986; existing conditions are virtual-
ly the same. The 60 dB CNEL contour represents the Noise
Referral Zone adopted by the City for which any proposed
land use within the zone shall be evaluated on a project
specific basis. The City's policy is that residential develop-
ment in areas between 60 and 65 CNEL should be undertaken
only after detailed analysis of the noise reduction require-
ments are made and necessary noise insulation features in the
project's design are determined. In areas where noise levels
exceed 70 CNEL, residential development should be dis-
couraged. As evidenced by the contour map, a large portion
of the City falls within the Noise Referral Zone, and is thereby
only marginally acceptable for sensitive land uses such as
housing. The noise contours are based on roadway traffic, and
do not account for stationary noise sources. The probability
is that areas mapped as being outside the 60 dB CNEL may
in fact experience excessive noise levels from intermittant or
other sources.
Truck and Railroad Traffic
The City of Vernon is traversed by approximately 137 miles
of railroad tracks, with approximately 114 at-grade and 3
grade-separated railroad crossings. As previously men-
tioned, truck traffic is extremely heavy, comprising nearly
one-third of all traffic in the City. These conditions not only
contribute to excessive noise levels, but also create safety
hazards for pedestrians, particularly a problem for the elderly,
handicapped individuals and families with children.
(>
HOl/sing Element 23
Vernon General Plan
April 18, 1989
Residential Service Adequacy
Residential development requires the provision of services to
meet the needs of the resident population. Services provided
at the municipal level include education, recreation, and local
retail goods and services. While few such residential services
are situated within Vernon, they are located within close
enough proximity to adequately serve potential residential
development in the City. However, access to these residential
services is along roadways with high levels of truck traffic,
railroad crossings, and loading activities. These conditions
make pedestrian access to residential service facilities dif-
ficult and unsafe, particularly for children. The City lacks any
area suitable for residential development which has safe ac-
cess to necessary residential services.
(
Summary of Constraints to Residential Development
Extensive industrial development throughout Vernon has
resulted in severe environmental conditions which render .
virtually any site in the City unsuitable for residential develop-
ment. Environmental degradation related to hazardous
materials and background contamination, noxious odors,
noise pollution and truck and railroad traffic present sig-
nificant land use conflicts for future residential development
in the City. In addition, the lack of adequate, safe access to
residential services acts to constrain housing opportunities in
Vernon. Based on these significant constraints to residential
development in Vernon, SCAG has approved a future hous-
ing need in the City of zero for the 1989-1994 period.
/
Housing Element 24
Vernon General Plan
April 18, 1989
2.3 Housing Opportunities
The Housing Feasibility An~lysis prepared for the City
evaluates sites for potential residential development in the
City. As residential development is permitted throughout the
City's industrial and commercial zones, zoning did not limit
residential selection. Sites were selected which offered the
greatest potential for environmental safety, economic
feasibility, marketing potential, and residential service ade-
quacy. The sites selected were either currently undeveloped
or underutilized, and were considered to have development
potential. Though some smaller parcels do exist in Vernon,
the study examined sites one acre or larger in size.
(
The single largest potential site in Vernon is a 31 acre site
located south of Slausen Avenue between the Union Pacific
Railroad Right-of-Way and the LADWP easement (refer to
Figure H-1, Lot 18). However, based upon a toxic hazard
assessment report, the site was found to contain elevated
concentrations of heavy materials, petroleum hydrocarbons,
and groundwater contamination due to historic industrial uses
on the site. The Remedial Action Plan approved by the State
Department of Health Services on the site upgrades the en-
vironmental conditions to standards sufficient for industrial
and business use only. Residential use on the site is precluded
due to residual contamination and the extreme costs neces-
)
sary to bring the site up to residential standards. For these
reasons, the site was not analyzed for potential residential
development.
Eight undeveloped and four underutilized sites in the City
were considered to have potential for residential develop-
ment. These sites are described in Tables H-7 and H-8, and
.. depicted in Figure H-l. The following discussion evaluates
these sites in terms of economic feasibility, environmental
safety, marketing potential, and residential service adequacy.
(
Housing Element 25
(-
~ '" '" 'li~j~~'.'~ " "#,'>l'~~," ,....! 'I!.JJ'.:,..,I ......' tlllJ~,.,., ~
~..' ,,' .:" ~.. . ,..=t.j" "l:'>l.!':::""",J'5~, t'..,.~~.....i\;.,
~'. ....... '.; l'" ~1C1l.. "-~'I\\ d"f~ J < .~. I . :.....: . ...~". oj" ....'.1 !.l\ ". ...' !
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"T' ~ 1w.::J~' f ,: Y 'r./ ,. .:.=:w.' ,,- .. s.~ · ."1 6' "~
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1,:1- ~ -.:... '... I ~,"~' . ~.!.rt ~ . ~
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'.:.4 '~G\ "'-. -1 'Le~ 3. ~:2 _: ~~~ '. !~~
J:r ': ~rt ~..~., t ~ t: A .....;' ...'l. \"':- r:..~_: -.r-:::~' ~~ 1'-0;:
~-;I on;. zj.-F .'.. I;:""'~. '~ '~4 --I'A w.ooo k,. v,~~~
E~ .- . it~ 1'1' _1. 'r~~ ~~, .~,~
?-" '..::!I..~,,-;' ~J il"'jh:::':'-=:.f: \ .' :~.-;;'.: ..:-""~ ....: .'.~ W,";""~
~ '!f ~\'-1' .;.'"::- J "-'::t' L t 18 k ::::'n." : . 'j; ~ 'or :wi '\11 ~"V1Ooo
L-" ~i' :""L-i~ ~.'H ''!'''U:~'N'TIN r.ON"::' 0 ~! "'/:r :1 ; ,.,.....:. 0~~\\1 !
, N., l.c I '.; I".... ~ L . , . _ \.\, '
I 1L!::.l.!: ;\ ~:'f~. PAR" :!' TI;:J! " ""'." l.! If' . ~ - ~ -~\, .- ~
.., ',k'.\~1 ~ r.. I . '. . . ::r \ I -
1:. . "::' "., \ " J 1;4, - II.r ~ "!,". .. - ~ .!! .' " .!..:!:.
" .' w" , I ~.. '.. . l:ll.,. '!. . .,. ..(, I : I . j":: l.r ,f I . ....
;:: '~,' \ j: I' .. ,";1. =' I.j Co'.., , ::t' 1 'I; :;. I. I -
- .... \ . .:- ... ..,~ . . I'!1 'iI .
::- l '., - '. L ,',' n. ..!Ii ;.. , ~ II ,LUS ' i iI~ '~:
- tF""i ' -'~: "I I .. "" 'i .H. : BEL' j f. ~.'t . n . ~
1:.,: i !-';::"'f~i . " , I : . '. ! "'. r'i,~.'. -,-.\,," U., ~., I _ ~
1 ' '" . lno .... ,; , : ' i: I \ , ,..~:~ ' '.., " ~.~ "'!J!'" r I /1 ,..
:fJ! :1~:.1~~~~:1~!~~~~.' ',J ~.!-."L 'ffL-}'~Mj~~J1~~'i,;~' i~JWl iUfL
1::.
SOURCE: Agajanian & Associates
4/18/89
(
t\'/. ;.,...EJ...D....rsJ.. I. ~..... ... ~ 0
G.~~.~
Ffl-AfTIDO
Figure H-1
Potential Housing Sites
Housing 26
Vernon General Plan
April 18, 1989
(
'"
HOllsing Element 27
Vernon General Plan
April 18, 1989
Table H-8
Locational Characteristics for Undeveloped and
Underutilized Sites in Vernon
July 1988
Adjacent Truck R.R. Waste
Sites Land Uses Traffic Noise Odor Hazards Hazards (1)
UNDEVELOPED
Older Ind. low low low high <0,1 mi
W~rehousing
2 Newer Ind. high high low high <0.1 mi
Warehousing
3 Food Process high high high low 0.4 mi
Food Storage
4. Warehousing high high moderate high <0,1 mi
Storage Tanks
5 Meat Packing high high high low 0.6mi
( Slaughterhouse
6 Fertilizer PI. high moderate high high O,9mi
Recycle Cntr.
7 Warehousing high moderate moderate low 0.3mi
Parking Lot
8 Factory high high high low 0.4 mi
L.A. River
UNDEVELOPED
A Factory low low low high <0.1 mi
Warehousing
B Factory moderate low low high <0,1 mi
Warehousing
C Older Ind, low low low moderate 0.3 mi
Warehousing
D Older Ind, low low low moderate 0.4 mi
Parking Lot
(1) Location of hazardous waste generators exceeding 1000 Kg/month
(" Source: Agajanian & Associates
Housing Element 28
Vernon General Plan
April 18, 1989
Economic
Feasibility
Based upon interviews with brokers in Vernon, land prices
now average $8 to $11 per square foot (SF), or between
$348,000-$436,000 per gross acre. This is by a high cost for
residential land when compared to land in locations more
desirable for residential development. At six dwelling units
per gross acre single family units at market supportable prices
could afford to pay up to $7.49 per SF. Townhome develop-
ment could afford to pay up to $7.34 per SF at ten units per
gross acre. Rental units could afford to pay up to $7.04 per
SF for land at 16 units per gross acre. Based on this analysis,
none of these housing types are able to afford the $8-$11 land
costs in Vernon. Private market residential development can
thus be considered only marginally feasible in Vernon, and
would require some amount of financial assistance to bridge
the gap between actual and affordable land costs. In addition,
recent experience indicates that financial institutions will not
issue mortgage loans for residential units in Vernon. Alter-
native financing, such as personal loans, have had to be used
to finance residential development, significantly adding to the
costs of housing.
en
Costs would also be incurred to make any of the sites suitable
for residential development. The developer of the site would
need to test for ground contamination, pay for any decon-
tamination needed for residential development, discount
sales prices to attract buyers/renters (see next subsection) and
provide minimum safety and nuisance improvements to meet
residential development requirements. For these reasons and
others cited in this element and the backup studies, the con~
elusion is that private market supportable residential
development in Vernon is infeasible economically and from
a public safety standpoint.
(~
Housing Element 29
Vernon General Plan
April 18, 1989
Environmental
Safety/Marketing
Potential
(
Residential
Service
Adequacy
(
Environmental conditions in Vernon are generally incom-
patible with residential neighborhoods. In this sense, housing
in Vernon cannot expect to attract home buyers or renters
who have a choice between residential neighborhoods in the
market area and housing sites within the City of Vernon. As
indicated in Table H -8, the potential residential development
sites in Vernon all have some form of negative environmental
condition. .
The surrounding land uses at the sites analyzed include
warehousing, food processing plans, general industrial plants
and parking lots. The associated truck traffic, noise, odor, and
hazards make all of these sites less than desirable locations
for residential habitation. That all of these sites have poten-
tial ground contamination problems and are within a mile of
hazardous waste generators also makes these sites extremely
hazardous to potential residents.
The development of residential uses at these sites within this
industrial environment would create both hardship and
hazards for residents substantially greater than those ex-
perienced in nearby residential neighborhoods within the
market area. Thus, housing units built at these sites as ex-
clusevely residential or as mixed use projects would be very
difficult to market competively without deep cuts in their
price.
To be competitive, residential development in the City of
Vernon would require that the new residents be provided
basic residential services. The services provided at the
municipal level include education, recreation and local retail
goods and services. The existing residential services are lo-
cated in Figure B-2 and the distances to these facilities from
each site are presented in Table B-9.
Housing Element 30
(
....
....
~ .. ",
1::",
SOURCE: Agajanian & Associates
4/18/89
(
.......~......EE . 1.;.....11.."'-.- "R.'.DiSJ
~p
p..--J~L
.......... ..h......... 0
Figure H-2
Residential Service
Facility Locations
Housing 31
Vernon General Plan
April .18, 1989
Table H-9
(
c
Housing Element 32
Table H-9
Residential Service Characteristics
,
for Undeveloped and Underutilized Sites
in Vernon
July 1988
Site Nearest Nearest Nearest Nearest Nearest Nearest
Elem. Jr. Hi Sr. Hi Conven. Commun. Park!
School School School Retail (1) Retail (1) Rec
. UNDEVELOPED
1 0.5mi 1.0mi 1.0mi 0.5mi 0.5ml 0.8mi
2 0.5mi 0.5mi a.8ml 1.0mi 1.0 mi 0.5mi
3 0.5mi 1.0 mi 0.8mi 0.8mi 0.8mi 1.0 mi
4 0,5 mi 0.5 mi 0.8mi 1.0 mi 1.0 mi 0.5 mi
5 0.8mi 2.0mi 1.5 mi 1.5 mi 1.5 mi 1.5 mi
6 0.5 mi 1.5 mi 2.0mi 1.0 mi 1.0 mi 1.0 mi
7 0.3mi 2.0mi 1,4 mi 1,3 mi 1,3 mi 0,8 mi
( 8 1.4 mi 1.5 mi 1.5 mi 1.4 mi 1.4 mi 1.4 mi
UNDEVELOPED
A 0.5mi 1.0 mi 1,0 mi 0,5 mi 0.5 mi 0.8mi
B 0.5 mi 1.2 mi 1.0 mi 0.5mi 0.5mi 0.8mi
C 0.8mi a.8mi 1.5 mi 0,5 mi 0.5 mi 0.5 mi
D a.8mi a.8mi 1,5 mi 0,5 mi 0,5 mi 0,5 mi
(1) Convenience and community level retail centers
Source: Agajanian & Associates
(
Vernon General Plan
April 18, 1989
From the standpoint of residential development, all of the
sites except Sites 5 and 8 are situated close enough to the
boundaries of adjacent residential districts to provide ade-
quate residential services. It should be noted that access to
residential service facilities from the potential residential
sites are along roadways with high truck traffic, railroad cross-
ings, and loading activities. These conditions make pedestrian
access to residential service facilities difficult for adults and
unsafe for children. Thus, although all but two of the sites are
adequately seIVed by residential support facilities, the seIVice
facilities are accessible only by roadways heavily used by
industrial traffic.
Summary of
Housing
Opportunities
To summarize, the Housing Feasibility Analysis found no
sites in Vernon suitable for residential development. High
land costs, combined with added costs to mitigate negative
environmental conditions, render residential development
economically infeasible. Vernon's peIVasive industrial char-
acter provides an undesirable environment for residential
development, requiring subsidized housing prices in order to
stimulate any potential housing demand. Finally, access to
services from potential residential sites are along roadways
heavily used by industrial traffiC.
(
Significant future residential development is inappropriate in
Vernon. As indicated by the City's RHNA allocation of zero
future housing units, opportunities for residential develop-
ment in Vernon are significantly constrained due to its per-
'vasive industrial character. Nonetheless, additional
residential development will not be precluded in Vernon.
The Housing Element must be concerned with the main-
tenance of the units which currently exist in Vernon and the
addition of any ancillary units required to support public
safety personnel and local industry. Major environmental
constraints preclude other types of housing.
(
Housing Element 33
Vernon General Plan
April 18, 1989
3.0 GOALS, POLICIES AND PROGRAMS
The major features of the City of Vernon General Plan Up-
date as they relate to housing are to preserve the eXisting
housing stock in the City and to insure that housing in the City
is well maintained. The goals and policies of the Housing
Element are concerned with emphasizing the need for safe
and sound housing in the City. The primary goal of the
Housing Element concerns the safety and maintenance of all
dwelling units.
The Housing Element also recognizes the occasional need for
a plant to have a fulltime caretaker, watchman, or key
employee residing on-site. The goals and policies encourage
this use as long as the dwellings are necessary to the operation
and meet all applicable building and zoning codes.
(
The Housing Element is concerned about the health and
safety of residents living on or adjacent to plant sites. The
goals and policies discourage the occupation or construction
of dwelling units on industrial sites where activities are in-
volved in operations potentially hazardous to residents. In
addition, all units are required to have adequate insulation
and air conditioning to reduce potentially adverse air quality
and noise related impacts from the adjacent industrial uses.
f
Housing Element 34
Vernon General Plan
. April 1 'a, 1989
3.1 Goals and Policies
'0
GOAL!
MAINTAIN A. SUFFICIENT NUMBER OF DWELLING
UNITS TO ACCOMMODATE PUBLIC SAFETY PERSON-
NEL AND KEY EMPLOYEES OF INDUSTRY.
POLICY 1.1: Continue to provide housing for persons in-
volved in or concerned with public safety or local industry in
the City.
POLICY 1.2: Provide for the retention of existing residential
units in the City which are economically and physically sound.
(
POLICY 1.3: Continue to permit residential development
within the City's industrial and commercial zones provided
that existing environmental constraints, e.g., noise, odor, haz-
ardous waste, can be mitigated to an acceptable level.
GOAL 2
ENSURE THAT ALL HOUSING UNITS ARE MAIN-
TAINED IN DECENT, SAFE AND SANITARY CONDI-
TION.
POLICY 2.1: Continue to enforce all relevant building and
zoning codes to ensure that all residential units are adequately
maintained.
POLICY 2.2: Encourage the separation of residential units
from industrial operations or storage areas which are poten-
tially hazardous to the health and safety of their occupants.
POLICY 2.3: Require all residential units to be equipped
with air conditioning and sound insulation in new construc-
tion or as part of any remodeling work to protect residents
from exposure to adverse environmental conditions.
POLICY 2.4: Mitigate any residential displacement impacts
occurring as a result of residential demolition through unit
replacement or relocation of tenants.
(
Housing Element 35
Vernon General Plan
April 18, 1989
GOAL 3
PROMOTE THE CONTINUED AVAILABILITY OF A .
RANGE IN UNIT TYPES AND SIZES AVAILABLE
REGARDLESS OF INCOME, RACE OR ETHNIC BACK-
GROUND.
POLICY 3.1: Prohibit discrimination in the availability of
housing, and prosecute anyone found guilty of practicing
housing discrimination. .
(
(
Housing Element 36
Vernon General Plan
April 18, 1989
3.2 Programs
(
Existing Program -
Maintenance of
City-Owned
Residences
Proposed. Program -
I
Code Enforcement
(
As discussed in this Element, residential development is un-
likely in Vernon due to the City's pervasive industrial charac-
ter. SCAG has adopted a future housing need of zero in
Vernon, recognizing the incompatibility of locating housing
in such a heavy industrial environment. As such, programs to
increase the City's housing stock are not appropriate. As
indicated in the goals and policies, the primary goal of the
Housing Element is to ensure the maintenance of the City's
existing housing stock. The following two programs will im-
plement this goal.
The City owns 26 of the total 32 housing units in Vernon which
are rented to public safety personnel to ensure the availability
of safety personnel in case of emergency. The City is respon-
sible for the maintenance and upkeep of these units. As
indicated in the housing conditions survey (refer to Section
2.1 ofthe Housing Element), all of the City-owned units were
determined to be in good repair. The City will continue to
provide maintenance to these units, thus ensuring upkeep for
the majority of Vernon's housing stock.
Of the six non-City owned units located in Vernon, only one
was determined by the housing conditions slirvey to be in need
of substantial rehabilitation. Due to the limited number of
privately-owned units in the City, a code enforcement pro-
gram would have limited application. However, it is nonethe-
less imperative that residential units be adequately
maintained, particularly those integrated with industry, to
minimize potential environmental hazards. The City will, as
required, undertake code enforcement activities on Vernon's
few privately-owned units to ensure the health and safety of
City residents.
Housing Element 37
')
Vernon General Plan
April 18, 1989
SAFETY ELEMENT
1.0 INTRODUCTION
.)
1.1 State Requirements
The Safety Element is concerned with identifying both the
natural and man-made hazards to public safety affecting the
City of Vernon and addressing the City's ability to respond to
them. The element discusses those risks specific to Vernon
that may result in loss of life, injury and property damage. In
addition, the Safety Element is concerned with identifying
ways to reduce risks and minimize property damage, injury,
and loss of life in the event of a man-made or natural
catastrophe.
Prior to amendments in. 1984, State law stipulated that every
general plan must contain a Safety Element and a Seismic
Safety Element or the required components of the two ele-
ments configured into an existing element or elements. The
State eliminated the requirement for a separate seismic safety
element, though the required contents of the element must
now be incorporated intothe expanded Safety Element.
Safety Element 1
/')
Vernon General Plah
April 18, 1989
State law, as amended, requires that every safety element
include the following components:
o The identification, mapping and appraisal of seismic
hazards which would be of concern, including those areas
subject to liquefaction, ground-shaking, surface rupture, or
seismic sea waves (Section 65302(g));
o An appraisal of mudslides, landslides, and slope instability
which may occur as a result of an earthquake (Section
65302(g));
o The identification of the potential for fires and other
natural and man-made disasters and measures designed to
reduce the loss of life, injury, and damage to property
(Section 65302(g)); and
)
o The identification of evacuation routes, peakload water
supply requirements, and minimum road widths and
clearances (Section 65302(g)).
The Safety Element meets the current requirements of State
Law as it relates to the safety element. In addition, this
element is a combination and update of the Public Safety
Element and the Seismic Element adopted in 1975.
Safety Element 2
~)
Vernon General Plan
April 18~ 1989
1.2 Issues and Opportunities
The City of Vernon is fortunate in that it is located on flat land
well away from hillside areas subject to landslides or wildfires.
The Los Angeles River, which flows through the City, is
channelized, thereby greatly reducing danger of flooding.
Also, the City is located some distance from dams and reser-
voirs which might rupture during an earthquake, resulting in
inundation of urban areas. Nevertheless, there are a number
of natural and man-made hazards which pose some threat to
businesses and employees. The major safety hazards facing
Vernon are:
U)
o Severe ground shaking from an earthquake could result in
destruction of buildings and bridges, ruptured gas and water
lines, fires, chemical spills, and downed utility lines. Areas
most subject to earthquake damage are shown on Figure 2
in the General Plan Back~round Report: Safety Element;
o Risk of explosion or leak from the Mobil petroleum storage
facility;
o Risk of accidents or chemical spills from the truck traffic
and railroads which cross the City;
o Risk of a major fire in the older, more densely developed
area of the City where containment would be difficult; and
o Risk of a chemical spill from one of the many industries
using or producing hazardous chemicals in their operations.
In order to respond to these emergencies, the City of Vernon
maintains its own Police, Fire, and Health and Safety depart-
ments. The City's water system is also designed to provide
adequate emergency fireflow for heavy industry. In addition,
many industries have personnel trained in emergency proce-
dures. Nevertheless, in the event of an earthquake-related
disaster, streets, bridges, railroads and freeways to the City
Safety Element 3
'")
Vernon General Plan
~pril 18, 1989
may be disrupted and--if the earthquake occurred during a
work day -- a percentage of 40,000 persons employed in the
City could be affected and need temporary shelter until they
could return home. Since the City lacks private housing and
support facilities (food stores, health care, etc.) this would be
a significant challenge to City resources.
Vernon is also unique in that its industrial character and
central location make it attractive as a potential site for firms
processing hazardous waste. The City has the staff to monitor
such uses and infrastructure to serve them. Planning for such
uses in Vernon must consider appropriate locations for haz-
ardous waste haulers, transfer stations, and reduction ac-
tivities that will protect and complement other businesses.
)
Safety Element 4
C)
Vernon General Plan
April 18, 1989
2.0 PROPOSALS
2.1 Environmental Risk
The natural and man-made hazards which may impact the
City of Vernon are identified in Table 5-1. The table identifies
the "level of risk" and the geographic range for selected
hazards. Each potential hazard to the public safety and wel-
fare has been assessed according to the following levels of
risk:
1. Low Risk - The level of risk below which no specific action
is deemed necessary.
)
2. Medium Risk - The level of risk above which specific
action is required to protect life and property.
3. High Risk - Risk levels are significant and occurrence of
a particular event is deemed highly probable or inevitable.
The "scope of risk" refers to the geographic area that could be
potentially affected with the occurrence of one of the hazards.
The scope of risk also includes three levels:
1. Local - The affected geographic area that is directly af-
fected would be localized or site specific;
2. Citywide - The affected area would include a significant
portion or all of the City; and
3. Regional - The affected area would include entire City of
Vernon and the surrounding regipn.
Polil'!'pl;: idpntifipd in thp nen"'ral pi"" ;dentl'c, the ap-
................- -..... ... --... ............- .i.....ll ............... '-..I' L _ .&. U.l" 1 1 1) .t
propriate action necessary to protect life and property from
those hazards with medium or high levels of potential risk.
Safety Element 5
/)
Vernon General Plan
April 18, 1989
Table S-I
Level/Scope of Risk
-~)
HAZARD LEVEL OF RISK SCOPE OF RISK
Low Moderate High Local City-wide Regional
Earthquake
Surface rupture . .
Liquefaction . .
Ground-shaking . . .
Slope failure . .
Tsunami .
Dam failure . .
Landslide . .
Flooding
Local ponding . I .
50 year flood . .
100 year flood . .
Fire
Industrial . .
Chemical . . .
Gas main . .
Subsurface . .
High-rise . .
Wildland . .
Chemical
Contamination
Road spill . .
Airborne . .
Subsurface . .
. Radiologi . '.
Severe Airborne . .
Pollution Episode
Major Accident
Industrial . . .
Major road . . .
Aircraft . .
Railway . .
Water Shortage . .
Safety Element 6
(~)
Vernon General Plan
April 18, 1989
Seismic Hazards
)
The implementation of the goals and policies of the City of
Vernon General Plan will not result in any additional or
significant hazards beyond those facing the City at the present
time. The potential hazards, both man-made and natural,
which may affect the residents of Vernon include the follow-
ing:
There is a high degree of certainty that an earthquake of
significant magnitude will occur and impact the City during
the "planning period" of the Vernon General Plan. An
earthquake, related to faulting along the San Andreas Fault
System, has been assigned a probability of occurring some-
time in the next 30 years. This earthquake is expected to have
a Richter magnitude in excess of 8.0. According to an analysis
conducted by geologists, an earthquake of this magnitude
would result in the greatest natural disaster in the history of
the United States. Depending on the time of day, the
earthquake would cause between 3,000 anq 13,000 fatalities
in the Southern California region. These are conservative
estimates with others ranging between 20,000 and 50,000
fatalities. The implementation of the goals and policies con-
tained in the Vernon General Plan will have no effect on the
probability of an occurrence though the adverse effects as-
sociated with ,such an event may be lessened
The western two-thirds of the City is underlain by the Gaspar
Aquifer, a course sandy layer susceptible to ground shaking.
In addition, there is a potential for liquefaction in the
easternmost portion of the City in Planning Area 9. The
general location of stress areas and the major fault systems in
the region are identified in Figures in the Background Report
for the Public Safety Element.
To reduce the level of risk associated with seismic activity, the
City will continue tu enforce building code requirements ror
seismic construction in new buildings and Statelaw requiring
the reinforcement of older buildings.
Safety Element 7
Vernon General Plan
April 18, 1989
Fire
The implementation of the goals and policies of the Vernon '
General Plan will have a beneficial effect of reducing poten-
tial fire hazards in the City. The replacement 'of older,
deteriorating structures, requiring owners to maintain their
properties, and incorporating up-to-date fire suppression
devices in appropriate structures will reduce the occurrence
of structural fires in the City. Peak fireflow requirements of
5,000 gpm will be maintained or the City will act to assure
adequate level of fire flow.
Chemical
Contamination
The industrial character of the City, the prevalent use of
chemicals by industry, and the increased importance and use
of chemicals will require continued efforts and cooperation
between the City and industry to see that they are safely
handled. Consistent with State "right-to-know" laws, the City
Fire Department will maintain records of the types of hazard-
ous chemicals used, produced or transported by all industries,
thereby enabling the department to respond quickly and ap-
propriately to an incident. The Fire Department should en-
sure workers City-wide know how to evacuate quickly in the
event of an accident via general evacuation routes identified
in Figure S-l or other routes as necessary. .
)
Hazardous
Wastes
Industries which use hazardous materials in industrial proces-
ses may produce hazardous wastes which require specialized
methods of handling and treatment. Facilities which treat
such wastes require careful planning, and waste transport
routes should be designated to minimize the exposure of
persons to these materials.
The Draft Los Angeles County Hazardous Waste Manage-
ment Plan ("Plan") identifies policies and programs for waste
management in Los Angeles County. The Plan is hereby
adopted by reference as Vernon's hazardous waste manage-
ment plan. Vernon wiil use the facility siting criteria estab-
lished in the Plan for future land use decisions. Applicable
safety measures will be considered.
Safety Element 8
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