Resolution No. 96531
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RESOLUTION NO. 9653
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
VERNON APPROVING AND ADOPTING THE FINAL 2008-2014
HOUSING ELEMENT, MAKING FINDINGS AND ADOPTING
FINDING OF CONSISTENCY WITH THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE GENERAL PLAN AND ZONING
ORDINANCE UPDATE IN CONFORMANCE WITH THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
WHEREAS, the City of Vernon (the "City") is a municipal
corporation and a chartered city of the State of California organized
and existing under its Charter and the Constitution of the State of
California; and
WHEREAS, on February 21, 2001, the City Council of the City
adopted Resolution No. 7711 adopting the Final 2000-2005 Housing
Element, which was certified by the State Department of Housing and
Community Development ("HCD") prior to the due date of June 30, 2000;
land
WHEREAS, Section 65588 of the California Government Code
requires the City of Vernon to update the Housing Elements of the
Vernon General Plan at least every five (5) years to reflect a
community's changing housing needs; and
WHEREAS, the five (5) year cycle originally intended to begin
in 2006 was extended by the California Legislature; and
WHEREAS, the City is within the Southern California
Association of Governments ("SCAG") region and is required to prepare a
Housing Element for the 2008 to 2014 planning cycle; and
WHEREAS, on December 3, 2007, the City Council of the City
adopted Resolution No. 9484 approving the City of Vernon General Plan,
that includes six (6) elements, one of which is the Housing Element
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revised to ensure consistency with the updated General Plan and Zoning
Ordinance; and
WHEREAS, the City adopted the General Plan with the intention
of subsequently updating the Housing Element for the 2008-2014 SCAG
cycle by the deadline of June 30, 2008; and
WHEREAS, on December 3, 2007, the City Council adopted
Resolution No. 9483 certifying the Final Environmental Impact Report
('the "2007 FEIR") for the City of Vernon General Plan and Zoning
Ordinance in compliance with the California Environmental Quality Act
("CEQA"); and
WHEREAS, on December 17, 2007, the City Council adopted
Ordinance No. 1139 adopting a Comprehensive Zoning Ordinance (the
"Zoning Ordinance"); and
WHEREAS, the City of Vernon 2008-2014 Housing Element dated
June 2008 ("Housing Element") has been prepared in compliance with
State requirements and pursuant to the updated cycle for jurisdictions
within the SCAG region and noticed for public hearing; and
WHEREAS, the Housing Element is consistent with other
elements of the City's General Plan and reflects the unique
characteristics of Vernon as a city with heavy and prolonged industrial
use, expansive rail lines and several hundred businesses handling or
(storing hazardous materials; and -
WHEREAS, the proposed Housing Element has been referred to
cities adjoining the City of Vernon, to the Local Agency Formation
Commission, to area -wide planning agencies and to the State of
California for review and comment by each such agency as required by
lGovernment Code Section 65352; and
WHEREAS, notice of a public hearing was published on June 17,1
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2008, posted on the three official bulletin boards of the City of
Vernon on June 16, 2008 and mailed to interested parties on June 16,
12008; and
WHEREAS, the Housing Element is being reviewed by the HCD;
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WHEREAS, the City Council of the City of Vernon has not
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 City, as Lead Agency, has authorized preparation
of a Finding of Consistency for the Housing Element and, based upon
findings set forth in Section 4.0 of the Finding of Consistency, no
further environmental document is required because there has been no
change in circumstances with respect to the proposed project, or the
environment affected by the project, that would alter prior
environmental findings, conclusions or mitigation measures and no major
Idevelopment or redevelopment activity has occurred in the City since
the certification of the 2007 FEIR; and
WHEREAS, the Community Services & Water Department has
prepared a Staff Report recommending the adoption of the Finding of
Consistency and the Housing Element; and
WHEREAS, the City Council of the City of Vernon held a duly
noticed public hearing on July 7, 2008, to consider the adoption of the
proposed Housing Element; and
WHEREAS, the public hearing was closed and all of the
(comments and reports were submitted as evidence to be considered by the
City Council in considering the adoption of the Housing Element.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
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1_ CITY OF VERNON AS FOLLOWS:
2 SECTION 1: The City Council of the City of Vernon hereby
3 finds and determines that the recitals contained hereinabove are true
4 and correct.
5 SECTION 2: The City Council of the City of Vernon, pursuant
6 to State and local guidelines and CEQA, does hereby certify that it has
7 reviewed and considered the information submitted to it prior to any
8 action on the adoption of the Housing Element and has determined that a
9 Finding of Consistency with Final Environmental Impact Report for the
10 General Plan and Zoning Ordinance Update (State Clearing House No.
11 2007061031), a true and correct copy of which is attached hereto as
12 Exhibit "A" and made a part hereof, has been completed in compliance
13 with State guidelines and the California Environmental Quality Act.
14 SECTION 3: The City Council of the City of Vernon concurs
15 with and adopts the Finding of Consistency and finds that (1) pursuant
16 to Section 15162(a)(1) of the CEQA Guidelines, the proposed Housing
17 Element does not constitute "substantial changes" to the project; (2)
18 pursuant to Section 15162(a)(2) of the CEQA Guidelines, no substantial
19 changes have occurred regarding the circumstances under which the
20 project is to be undertaken; (3) pursuant to Section 15162(a)(3) of the
21 CEQA Guidelines, no new information has come to light which shows that
22 the project will have any additional significant effects not previously
23 identified, that any significant effects will be more severe than
24 previously shown, or mitigation measures previously identified as
25 infeasible are now feasible; and (4) the scope of environmental impact
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26 associated with the Housing Element was addressed in the 2007 FEIR for
27 the City's General Plan and Zoning Ordinance update and no further
28 environmental documentation is required for adoption of the Housing
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Element.
SECTION 4: The City Council of the City of Vernon pursuant
to Chapter 3, Title 7 of the Government Code of the State of
California, does hereby approve and adopt said Housing Element as a
part of the Vernon General Plan, a copy of which is attached hereto as
Exhibit "B" and made a part hereof, which has been approved at the
public hearing and which may be corrected for typographical errors and
1grammatical inconsistencies.
SECTION 5: The City Council of the City of Vernon does
hereby find and determine that the public interest, convenience and
necessity require that the Housing Element be adopted amending the
General Plan covering the objections, principles and standards used as
guidelines to develop the City as specified in Article 5 of the
Government Code of the State of California, Section 65300, et seq.
SECTION 6: The City Council of the City of Vernon does
hereby repeal any and all resolutions, general plan elements which have
heretofore been adopted and which are in conflict with the Housing
Element dated June 2008.
SECTION 7: The City Clerk of the City of Vernon shall
certify to the passage of this resolution, and thereupon and thereafter
the same shall be in full force and effect.
APPROVED AND ADOPTED this 7th day of July, 2008.
n��o
a
MANUELA GIRON, Cit Clerk
Name: Leonis C. Malburg
Title: Mayor /seer pro -mom �`
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STATE OF CALIFORNIA )
) ss
COUNTY OF LOS ANGELES )
I, MANUELA GIRON, City Clerk of the City of Vernon, do hereby
certify that the foregoing Resolution, being Resolution No. 9653, was
duly adopted by the City Council of the City of Vernon at a regular
meeting of the City Council duly held on Monday, July 7, 2008, and
thereafter was duly signed by the Mayor or Mayor Pro-Tem of the City of
Vernon.
MANUELA GIRON, City Clerk
(SEAL)
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EXHIBIT A
CITY OF VERNON
2008-2014 HOUSING ELEMENT
UPDATE
FINDING OF CONSISTENCY
FINAL ENVIRONMENTAL IMPACT REPORT
for the
GENERAL PLAN AND ZONING ORDINANCE UPDATE
(SCH# 2007061031)
June, 2007
TABLE OF CONTENTS
Page
1.0 Introduction and Statement of Purpose.........................................................................1
1.1 Background.................................................................................................................. 1
1.2 Legal Requirements.....................................................................................................1
1.3 Conclusion..................................................................................................................2
2.0 Project Description........................................................................................................... 3
2.1 Regional Housing Needs Allocation for 2008-2014...................................................... 3
2.2 New .State Law........,..................................................................................................... 3
2.3 Other Minor Revisions.................................................................................................. 4
3.0 Environmental Analysis...................................................................................................5
3.1 Conclusions of the 2007 FEIR...................................................................................... 5
3.2 Changes in Environmental Circumstances since December, 2007 ............................. 6
3.3 Comparison of Impacts Identified in 2007 FEIR and Impacts
Associated with 2008-2104 Housing Element Update ................................................. 6
4.0 Finding of Consistency..................................................................................................10
List of Tables
Table 1 Comparison of Impacts: 2007 FEIR and 2008-2014 Housing Element ....................... 7
City of Vernon
2008-2014 Housing Element Update i FEIR Consistency Finding
1.0 Introduction and Statement of Purpose
The City of Vernon, as Lead Agency, has authorized preparation of this Finding of Consistency
for the 2008-2014 Housing Element Update, referred to herein as the "project" or "element". The
Housing Element is one of six elements of the City of Vernon General Plan. The purpose of this
document is to demonstrate and find that the proposed project was subject to prior environmental
review pursuant to the California Environmental Quality Act, known as CEQA (California Public
Resources Code, Section 21000 et seq.), and the CEQA Guidelines (California Code of
Regulations, Section 15000 et seq.), and that no change in circumstances has occurred with
respect to the proposed project or the environment affected by the project that would alter prior
environmental findings, conclusions, or mitigation measures.
1.1 Background
On December 3, 2007, the City of Vernon City Council certified the Final Program Environmental
Impact Report (FEIR) for the City of Vernon General Plan and Zoning Ordinance Update,
November, 2007 (State Clearinghouse No. 2007061031). The City Council also adopted by
resolution a comprehensive update of the Vernon General Plan and by ordinance, a
comprehensive update of the Zoning Ordinance (Title 26 of the Vernon Municipal Code). The
2007 General Plan included a revised Housing Element for the 2000-2005 planning period.
Per State law, housing elements must be updated every five years in accordance with a schedule
set forth by the State Department of Housing and Community Development (HCD). For the six -
county region administered by the Southern California Association of Governments (SCAG),
which includes Los Angeles County cities and thus the City of Vernon, the current planning period
is 2008-2014. (The five-year cycle originally intended to begin in 2006 was extended by the
California Legislature.) In June of 2007, SCAG issued the Regional Housing Needs Allocation
(RHNA) targets for jurisdictions within the SCAG region, and jurisdictions are now required to use
these RHNA numbers to complete their 2008-2014 housing element updates by June of 2008.
Because the City of Vernon was looking to complete its comprehensive General Plan update in
2007 and had already initiated minor changes to the 2000-2005 Housing Element to ensure
consistency with the updated General Plan, the City adopted the revised 2000-2005 Housing
Element in December of 2007 in conjunction with the balance of the General Plan, with the
intention of subsequently updating the Housing Element for the 2008-2014 SCAG cycle by the
statutory deadline of June 30, 2008.
The City has now completed the 2008-2014 Housing Element to comply with current State
housing element law and to reflect the 2008-2014 RHNA. This Element is the subject of this
Finding _of Consistency with the Final Environmental Impact Report prepared for the 2007
General Plan and Zoning Ordinance update.
1.2 Legal Requirements
The CEQA Guidelines, Section 15152 (Tiering) encourage tiering of environmental analyses to
eliminate repetitive discussion and focus on the actual issues "ripe for decision" (CEQA
Guidelines, Section 15152[b]) at the time a project is considered. Further, the Guidelines allow
for use of a single EIR to describe more than one project, "if such projects are essentially the
same in terms of environmental impact" (CEQA Guidelines, Section 15153[a]). Finally, Section
15162(b) of the Guidelines states that where prior environmental documentation for a project or
related projects has been prepared, the Lead Agency shall review changes to the project and
associated environmental conditions to determine whether to prepare subsequent environmental
documentation or conclude that no further documentation is required based on the factors
outlined in Section 15162(a), described below.
City of Vernon
2008-2014 Housing Element Update 1 FEIR Consistency Finding
Per Section 15162 of the CEQA Guidelines, when an EIR or negative declaration for a prior
project has been prepared, a subsequent EIR is required for subsequent, related actions if:
1) Substantial changes are proposed in a project which will require major revisions of the
previous EIR or negative declaration due to the involvement of new significant
environmental effects or a substantial increase in the severity of previously identified
significant effects; or
2) Substantial changes occur with respect to the circumstances under which the project is
undertaken which will require major revisions to the previous EIR or negative declaration
due to the involvement of significant new environmental effects or a substantial increase
in the severity of previously identified significant effects; or
3) New information of substantial importance, which was not known and could not have
been known with the exercise of reasonable diligence at the time the previous EIR was
certified as complete or the negative declaration was adopted, shows any of the
following:
a) The project will have one or more significant effects not discussed in the previous
EIR or negative declaration;
b) Significant effects previously examined will be substantially more severe than shown
in the previous EIR;
c) Mitigation measures or alternatives previously found not to be feasible would in fact
be feasible, and would substantially reduce one or more significant effects of the
project, but the project proponents decline to adopt the mitigation measure or
alternative; or
d) Mitigation measures or alternatives which are substantially different from those
analyzed in the previous EIR would substantially reduce one or more significant
effects on the environment, but the project proponents decline to adopt the mitigation
measure or alternative.
As noted above, if none of these circumstances exist, then the Lead Agency "shall determine
whether to prepare a subsequent negative declaration, an addendum, or no further
documentation" (CEQA Guidelines, Section 15162[b]).
1.3 Conclusion
The 2007 FEIR-for the General Plan and Zoning Ordinance Update examined the environmental
effects associated with the adoption and long-term implementation of the City of Vernon General
Plan and Zoning Ordinance update, including adoption of the Housing Element (General Plan and
Zoning Ordinance Update FEIR, p.3-10). Since certification of the 2007 FEIR, the City has
updated the Housing Element as required for the 2008-2014 cycle, primarily to address the new
RHNA of zero housing units for the 2008-2014 planning period and to comply with current State
housing element law. However, as documented in this Finding of Consistency, these revisions
will not result in any of the circumstances cited in the CEQA Guidelines, Section 15162(a) that
would require preparation of a subsequent EIR. The City hereby determines, based on the
findings set forth in Section 4.0 herein, that no further environmental documentation is required
for adoption of the 2008-2014 City of Vernon Housing Element.
City of Vernon
2008-2014 Housing Element Update 2 FEIR Consistency Finding
2.0 Project Description
Beginning on page 3-10 of the 2007 FEIR for the City of Vernon General Plan and Zoning
Ordinance Update, the FEIR provides a description of the 2000-2005 Housing Element. That
Element was updated as follows to comply with requirements for the 2008-2014 SCAG housing
element cycle and more specifically, to address the 2008-2014 RHNA for Vernon and to respond
to changes in State housing element law that became effective for this 2008-2014 update.
2.1 Regional Housing Needs Allocation for 2008-2014
On July 12, 2007, SCAG approved the Regional Housing Needs Allocation Plan that applies to all
jurisdictions within the SCAG region. For each jurisdiction, the plan identifies the number of new
housing units that must be accommodated during the 2008-2014 planning period. In recognition
of Vernon's long-time status as a wholly industrial community, SCAG assigned the City of Vernon
a RHNA of zero housing units. This means that Vernon is not obligated to provide opportunities
for the construction of any new housing units. (Vernon's RHNA for the 2000-2005 cycle was zero,
as well.)
2.2 New State Law
Since adoption of the 2000-2005 Housing Element, the State legislature has amended housing
element law to include the following provisions that apply to the 2008-2014 update:
SB 2: Jurisdictions must identify a zone in which to permit homeless shelters. This law applies
only to draft housing elements submitted to the State Department of Housing and Community
Development (HCD) after March 31, 2008. As Vernon submitted its Draft Housing Element to
HCD prior to this'date, the law does not apply to Vernon at this time. The Housing Element
includes language to this effect. The Housing Element further states that since the City's Police
Department has found that there are no permanent homeless persons living in the City, and that
they rarely see transient homeless, the development of a separate emergency shelter is not
warranted.
AB 2511: This legislation established default minimum densities which are considered
appropriate for the construction of affordable housing without other incentives or programs. As
Vernon is not required to provide sites for housing, the law has no bearing on Vernon's 2008-
2014 Housing Element.
AB 2348: Jurisdictions are required to provide a parcel -specific listing of available sites for
housing development. As Vernon is not required to provide sites for housing, the law has no
bearing on Vernon's 2008-2014 Housing Element.
SB 520: Housing elements must identify constraints on people with disabilities with regard to
either new housing or housing rehabilitation programs. The 2008-2014 Housing Element
indicates that the City of Vernon currently does not have a reasonable accommodation ordinance
or policy in place. Since no new housing is permitted in Vernon, the only issue to be addressed is
housing rehabilitation programs for existing housing for persons with disabilities. Program 4 in
the Housing Element commits the City to adopt procedures to provide exceptions in zoning and
building codes for housing for persons with disabilities and provide information to residents via
public counters and the City's website.
SB 2634: Jurisdictions must now address housing needs for extremely low-income households
with regard to both new housing and housing rehabilitation programs. No extremely low-income
households have been identified in Vernon. Since there is no new housing permitted, the only
City of Vernon
2008-2014 Housing Element Update 3 FEIR Consistency Finding
issue is housing rehabilitation programs for existing housing. The Housing Element now
identifies housing rehabilitation efforts underway on City -owned units.
2.3 Other Minor Revisions
Other minor revisions to the Housing Element have been made to:
■ Reflect current (2008) conditions where such data are available, including current
number of residents and housing units, ongoing rehabilitation of City -owned units,
and an enumeration of homeless persons and needs in Vernon (identified to be
none)
■ Reference the fact that Vernon does not have provisions to accommodate and has
no need to accommodate farmworker housing
• Analyze past accomplishments relative to the 2000-2005 Housing Element
■ Reference the City's 2007 Zoning Ordinance and applicable provisions thereof
■ Assure consistency with the balance of the remaining 2007 General Plan updated
elements
City of Vernon
2008-2014 Housing Element Update 4 FEIR Consistency Finding
3.0 Environmental Analysis
3.1 Conclusions of the 2007 FEIR
The 2007 FEIR for the City of Vernon General Plan and Zoning Ordinance Update examined the
impacts associated with the adoption and long-term implementation of the General Plan and
Zoning Ordinance. The FEIR concluded that the following with regard to level of impacts:
3.1.1 Significant, Unavoidable Environmental Impacts
Transportation and Circulation —Program Level and Cumulative: Poor operating conditions at the
17 intersections throughout the City and on local freeways. While the Circulation and
Infrastructure Element provides programs to address future poor operating conditions, none of
the required funding mechanisms is in place to achieve mitigation.
Air Quality- Cumulative: Although at the program level, the project will not result in significant air
quality effects, the project will contribute to regional emissions, resulting in a cumulatively
significant impact.
Utilities — Cumulative: Although at the program level, the project will not result in significant water
service and waste disposal impacts on utility systems, the project will contribute to regional
consumption of water resources and diminishing landfill capacity, resulting in a cumulatively
significant impact.
3.1.2 Significant Environmental Impacts That Can Be Avoided
The FEIR did not identify any significant impacts that could be avoided or mitigated.
3.1.3 Impacts Considered but Found to Be Less Than Significant
The FEIR examined the following potential impacts but found impacts to be less than significant:
■ Air Quality
■ Hazards and Hazardous Materials
• Hydrology/Water Quality
■ Noise
■ Utilities
3.1.4 Impacts Considered in the Initial Study but not Found to Be Potentially Significant
■ Aesthetics
■ Agriculture
• Biological Resources
■ Cultural Resources
■ Geology/Soils
■ Land Use and Planning
City of Vernon
2008-2014 Housing Element Update
■ Mineral Resources
■ Population/Housing
■ Public Services
■ Recreation
FEIR Consistency Finding
3.2 Changes in Environmental Circumstances since December, 2007
Since certification of the FEIR for the General Plan and Zoning Ordinance in December of 2007,
Vernon has experienced relatively little development activity. The City is largely built out, and any
development that does occur results from demolition of existing structures and their replacement
with new buildings. No major redevelopment activity has occurred since December of 2007.
Also, no major roadway or other infrastructure improvements have been initiated. Thus, no
substantial changes have occurred with respect to the circumstances under which the project will
be undertaken (see CEQA Guidelines Section 15126[b][2] cited above).
3.3 Comparison of Impacts Identified in 2007 FOR and Impacts
Associated with 2008-2014 Housing Element
The 2008-2014 Housing Element does not include any substantive changes to the 2000-2005
Housing Element, as described above in subsections 2.1 to 2.3. The Element has been updated
to address the RHNA for the 2008-2014 planning period and to respond to changes in State law
since the Element was last comprehensively updated. The updated Element does not change
land use policy, nor does the Element include any program that would allow for new housing
development. The revisions set forth above will not result in any direct change to the
environment.
Table 1 compares impacts identified in the 2007 FEIR with those associated with adoption of the
2008-2014 Housing Element. In particular, the City makes the following findings:
1. With regard to the requirements of SB 2 cited above: Since the industrial and hazardous
nature of the City has led both the City and SCAG to determine that it is inappropriate to site
new residential uses within the City, an emergency shelter, which is a residential use, will not
be permitted within the City. There will therefore be no new environmental impact as a result
of this law.
2. With regard to the requirements of SB 50 cited above: Program 4 in the Housing Element
commits the City to adopt procedures to provide exceptions in zoning and building codes for
housing for persons with disabilities and provide information to residents via public counters
and the City's website. The procedure will be a ministerial process, with minimal or no
processing fee, and will be subject to approval by the Director of Community Services
applying specified criteria. Any permitted accommodations for these purposes will not create
any environmental impacts.
3. With regard to the requirements of SB 2634 cited above: No extremely low-income
households have been identified in Vernon. Since there is no new housing permitted, the
only issue is housing rehabilitation programs for existing housing. The Housing Element now
identifies housing rehabilitation efforts underway on City -owned units. All of the City -owned
dwellings have been determined to be in good repair. In addition, the City has completed
renovations on 12 units. An additional 6 units are currently undergoing rehabilitation that is
anticipated to be completed by July 2008. The City plans to renovate the remaining 8 units
by the end of 2011. The five privately owned residences are currently in good condition and
continue to be well maintained by the owners. Continuing maintenance of housing within the
City by both the City and the private owners does not create any environmental impacts.
City of Vernon
2008-2014 Housing Element Update 6 FEIR Consistency Finding
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4.0 Finding of Consistency
Based upon the review of the proposed 2008-2014 Vernon Housing Element, the City Council of
the City of Vernon hereby finds the following:
1. On December 3, 2007, the City of Vernon City Council certified the Final Program
Environmental Impact Report (FEIR) for the City of Vernon General Plan and Zoning
Ordinance Update, November, 2007 (State Clearinghouse No. 2007061031).
2. The FEIR identified the following unavoidable significant environmental effects associated
with the adoption and long-term implementation of the City of Vernon General Plan and
Zoning Ordinance:
a) Transportation and Circulation: Program -level and cumulative traffic impacts on local
surface streets and freeways
b) Air Quality: Cumulative contribution to regional air pollutant emissions
c) Utilities: Cumulative contribution to use of water resources and landfills
3. Based on the analysis in the FEIR, all other impacts were found to be less than significant or
were identified in the Initial Study as not potentially significant.
4. In May of 2008, the City of Vernon completed an update of the General Plan Housing
Element for the 2008-2014 planning period, as required by State law. Key revisions to the
prior Housing Element made to address current law are.
a) SB 2: Jurisdictions must identify a zone in which to permit homeless shelters. This law
applies only to draft housing elements submitted to the State Department of Housing and
Community Development (HCD) after March 31, 2008. As Vernon submitted its Draft
Housing Element to HCD prior to this date, the law does not apply to Vernon at this time.
The Housing Element includes language to this effect. The Housing Element further
states that since the City's Police Department has found that there are no permanent
homeless persons living in the City, and that they rarely see transient homeless, the
development of a separate emergency shelter is not warranted. Since the industrial and
hazardous nature of the City has led both the City and SCAG to determine that it is
inappropriate to site new residential uses within the City, an emergency shelter, which is
a residential use, will not be permitted within the City. There will therefore be no new
environmental impact as a result of this law.
b) AB 2511: This legislation established default minimum densities which are considered
appropriate for the construction of affordable housing without other incentives or
programs. As Vernon is not required to provide sites for housing, the law has no bearing
on Vernon's 2008-2014 Housing Element.
c) AB 2348: Jurisdictions are required to provide a parcel -specific listing of available sites
for housing development. As Vernon is not required to provide sites for housing, the law
has no bearing on Vernon's 2008-2014 Housing Element.
d) SIB 520: Housing elements must identify constraints on people with disabilities with
regard to either new housing or housing rehabilitation programs. The 2008-2014
Housing Element indicates that the City of Vernon currently does not have a reasonable
accommodation ordinance or policy in place. Since no new housing is permitted in
Vernon, the only issue to be addressed is housing rehabilitation programs for existing
City of Vemon
2008-2014 Housing Element Update 10 FOR Consistency Finding
housing for persons with disabilities. Program 4 in the Housing Element commits the City
to adopt procedures to provide exceptions in zoning and building codes for housing for
persons with disabilities and provide information to residents via public counters and the
City's website. The procedure will be a ministerial process, with minimal or no
processing fee, and will be subject to approval by the Director of Community Services
applying specified criteria. Any permitted accommodations for these purposes will not
create any environmental impacts.
e) SB 2634: Jurisdictions must now address housing needs for extremely low-income
households with regard to both new housing and housing rehabilitation programs. No
extremely low-income households have been identified in Vernon. Since there is no new
housing permitted, the only issue is housing rehabilitation programs for existing housing.
The Housing Element now identifies housing rehabilitation efforts underway on City -
owned units. All of the City -owned dwellings have been determined to be in good repair.
In addition, the City has completed renovations on 12 units. An additional 6 units are
currently undergoing rehabilitation that is anticipated to be completed by July 2008. The
City plans to renovate the remaining 8 units by the end of 2011. The five privately owned
residences are currently in good condition and continue to be well maintained by the
owners. Continuing maintenance of housing within the City by both the City and the
private owners does not create any environmental impacts.
f) Other minor revisions to the Housing Element have been made to:
i. Reflect current (2008) conditions where such data are available, including current
number of residents and housing units, ongoing rehabilitation of City -owned units,
and an enumeration of homeless persons and needs in Vernon (identified to be
none)
ii. Reference the fact that Vernon does not have provisions to accommodate and has
no need to accommodate farmworker housing
iii. Analyze past accomplishments relative to the 2000-2005 Housing Element
iv. Reference the City's 2007 Zoning Ordinance and applicable provisions thereof
v. Assure consistency with the balance of the remaining 2007 General Plan updated
elements
5. Pursuant to Section 15162(a)(1) of the CEQA Guidelines, the proposed 2008-2014 Housing
Element does not constitute "substantial changes" to the project.
6. Since certification of the 2007 FEIR, no major development or redevelopment activity has
occurred in the City of Vernon. Thus, pursuant to Section 15162(a)(2) of the CEQA
Guidelines, no substantial changes have occurred regarding the circumstances under which
the project is to be undertaken.
7. The unavoidable significant environmental effects identified in the 2007 FEIR are associated
with the long-term build -out of properties in Vernon pursuant to General Plan land use policy
and the implementation of those policies through application of Title 26 (Zoning). Those
policies and regulations do not allow for any new housing development in Vernon. The
proposed 2008-2014 Housing Element 2007 will not change land use policies or allow for any
intensification of residential use beyond that analyzed in the 2007 FEIR. Thus, pursuant to
Section 15162(a)(3) of the CEQA Guidelines, no new information has come to light which
shows that the project will have any additional significant effects not previously identified,
that any significant effects will be more severe than previously shown, or mitigation measures
previously identified as infeasible are now feasible.
Based on the analysis contained in this document and the above findings, the City of Vernon
hereby determines that the scope of environmental impact associated with the 2008-2014
Housing Element was addressed in the 2007 FEIR for the City of Vernon General Plan and
City of Vernon
2008-2014 Housing Element Update 11 FEIR Consistency Finding
Zoning Ordinance update, and no further environmental documentation is required for adoption of
the 2008-2014 Housing Element.
City of Vernon
2008-2014 Housing Element Update 12 FEIR Consistency Finding
r r_
Ift It
r r
CITY OF VERNON
2008=2014
HOUSING
ELEMENT
CITY OF VERNON
Community Services Department
4305 S Santa Fe Ave
Los Angeles, CA 90058
JUNE 2008
Contents
HOUSING ELEMENT.................................................................1
1.0 INTRODUCTION..........................................................1
1.1 State Requirement.......................................................3
1.2 Relation to Other General Plan Elements................4
1.3 Sources of Information...............................................4
1.4 Public Participation.....................................................5
2.0 HOUSING NEEDS ASSESSMENT ............................. 7
2.1 Population and Housing Trends...................................7
2.2 Housing Characteristics..................................................8
3.0 HOUSING CONSTRAINTS.......................................16
3.1 Governmental Constraints...........................................16
3.2 Non -governmental Constraints to Housing ..............23
4.0 HOUSING OPPORTUNITIES ...........................
5.0 HOUSING PLAN ........................................................ 42
5.1 Evaluation of Previous Accomplishments ............43
5.2 Goals and Policies .................................... ....46
.............
5.3 Programs....................................................................46
5.4 Redevelopment Agency Housing Requirements .50
HOUSING ELEMENT
1.0 INTRODUCTION
Vernon is located near the geographic center of Los Angeles
County. The City is bounded on the north and west by Los
Angeles, on the east by Commerce and Bell, and on the south by
Huntington Park and Maywood. Vernon is three miles southeast
of downtown Los Angeles (Figure H-1) and 15 miles north of
major harbor and port facilities in San Pedro and Long Beach.
The City's fully industrial nature creates unavoidable conflicts
with housing due to safety and environmental concerns. The
Southern California Council of Governments (SCAG) historically
assigned Vernon very low housing production goals - and in the
case of this cycle, a Regional Housing Needs Allocation of zero -
in recognition of Vernon's unique status as city devoted
exclusively to industrial uses. The City of Vernon is committed to
maintaining the existing, long-established housing stock of 31
units. However, City policy precludes the development of any
new residential units.
Vernon General Plan
Housing Element
Housing Element -1
Vernon General Plan
Housing Element
Miles
0 2.5 5
Figure H-1: Regional Location
Housing Element - 2
- - - - - - Vernon General Plan
Housing Element
1.1 State Requirement
The California Government Code is very specific concerning the
preparation and content of a housing element. It is the only
element which must be reviewed by the State for completeness
and compliance with the law before it is adopted. The element
examines existing conditions and, through analysis, identifies
housing needs and presents programs to meet those needs. The
legislature has deemed that the Housing Element is the
appropriate mechanism to implement State-wide goals regarding
the provision of decent and suitable housing for all persons. The
Government Code also makes it clear that the provision of
affordable housing is the responsibility of all local governments
and that they, using vested powers, should make a conscious
effort to see that there are housing opportunities for all income
groups (Section 65580). The intent of the State housing element
requirements is based on the following concerns (Section 65581):
1. Local governments should recognize their responsibilities
in contributing to the attainment of the State's housing
goals;
2. Cities and counties should prepare and implement
housing elements coordinated with State and federal
efforts 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, and covers the required 2008-2014 period for
jurisdictions in the SCAG region.
Many of the housing goals and programs which are desirable in
non -industrial jurisdictions are not feasible in Vernon. The noise,
dust, vibration, chemical wastes, and odors from Vernon's local
industries (many of which operate around the clock) serve as a
deterrent to housing development. Moreover, housing should not
be encouraged in close proximity to heavy industry for health and
Housing Element - 3
Vernon General Plan
Housing Element
safety reasons. The Government Code makes it clear that the local
government has the responsibility to consider such environmental
factors in the Housing Element (Section 65580[e]). Therefore,
while each requirement of State housing element law is
referenced, this Housing Element reflects the unique realities
within the City of Vernon.
1.2 Relation to Other General Plan Elements
The Vernon General Plan is comprised of the following six
elements:
■ Land Use;
■ Circulation and Infrastructure;
■ Housing;
■ Safety;
■ Resources; and
■ Noise.
The Housing Element builds upon the other General Plan
elements and is entirely consistent with the policies and proposals
set forth by the Plan. The General Plan was comprehensively
updated in 2007. As portions of the General Plan are amended in
the future, the Plan (including the Housing Element) will be
reviewed to ensure that internal consistency is maintained.
1.3 Sources of Information
The City of Vernon consists of a single Census Tract, 5324.00. The
1990 Census originally incorrectly attributed Census Tract 5323.01,
BG 7 to the City of Vernon, as well as seven units within Census
Tract 5324 BG 2, which fall outside the City limits. The City
requested a revision from the Census Bureau, and subsequently
received an adjustment to its housing unit and population totals
(30 housing units, 82 persons). Only one unit has been developed
in Vernon since 1980, bringing the total unit count to 31.
Unfortunately, the 2000 Census again incorrectly documented the
City's unit count as 26 and occupied households as 25, figures
which have incorrectly been used by the State Department of
Finance (DOF), as well as the Gateway Cities Council of
Governments_ (COG). The City has verified the existence of 31
units within its jurisdiction (of which 28 were occupied as of
2005), the addresses for which are listed in the Appendix, along
with a memo to DOF requesting correction of the housing unit
count. While Census data and data from the COG are used within
the Housing Element, it is hereby acknowledged these data
Housing Element - 4
represent an undercount of five units. In addition, because of the
City's extremely limited housing stock, combined with the fact
that the City owns 26 of these units, original data from the City on
housing and household characteristics is utilized where available
in place of the Census.
In addition to housing conditions and market information
provided by the City, the following documents serve as
supplemental material to the Vernon Housing Element and are
incorporated by reference:
1. City of Vernon, Community Services Department: Letter to
State Department of Finance, May 26, 2005.
2. 2004 SCAG Regional Transportation Plan Socioeconomic
Projections.
3. 2004 Comprehensive Housing Affordability Strategy
(CHAS) data; HUD tabulations based on 2000 Census data.
1.4 Public Participation
Section 65583 (c)(6)(A) of the Government Code states, "The local
government shall make a diligent effort to achieve public
participation of all economic segments of the community in the
development of the housing element, and the program shall
describe this effort."
For purposes of this Housing Element, community residents will
be provided the following opportunities to review and comment
on the Draft Element prior to adoption. Upon receipt of comments
from the State Department of Housing and Community
Development on the Draft Element, the City Council will conduct
a public hearing on the Element. (The City Council has not created
a separate Planning Commission, so all public hearings are
conducted before the Council.) Notice will be published in the
local newspaper, will be posted in the City, and will be mailed to
those who have a request for notice on file in advance of the
hearing. The Draft Element will be available for review in the
City's Community Services Department and placed in local
libraries. Copies will be made available on request to any person
at a nominal charge. The public hearing will provide an
opportunity for public comment, and recommendations will be
considered by City Council for incorporation into the Element.
Vernon General Plan
Housing Element
Housing Element - 5
Vernon General Plan
Housing Element
In 2005-2007, the City of Vernon amended its previously certified
2000 Housing Element to address contemplated changes in the
City's Zoning Ordinance to further restrict residential uses. The
California Department of Housing and Community Development
(HCD) reviewed the draft element and found it to be in
compliance with State housing element law on May 2, 2006. The
amendment received public review, and was approved by City
Council on December 3, 2007. This 2008 Housing Element update
contains minor amendments to that certified document to address
the RHNA for the 2008-2014 planning period and to respond to
comments in HCD's certification letter regarding City policy that
restricts tenancy of City -owned housing to City public safety
employees.
In December of 2007, the City also adopted a comprehensive
revision to its Zoning Ordinance. As part of this process, the City
held a series of six public meetings with property and business
owners to discuss changes to the document. This successful
outreach process resulted in full support of the revisions to the
Zoning Ordinance, including revisions related to housing, by both
property and business owners and elected officials. In particular,
the Zoning Ordinance now prohibits the construction of any new
housing, and provisions that limited tenancy of existing City -
owned housing to City public safety employees have been
eliminated.
The City made the draft Housing Element, with revisions as
recommended by HCD, available to the public on June 16, 2008.
Notices of the public hearing (held on July 7, 2008) and
availability of the document for review were mailed to all
residences in the City, as well as to the following service
providers:
• Human Services Association, Bell Gardens
• LA County Social Services Department, Cudahy
• St. Matthias Sociaf Service Center, Huntington Park
• Mexican American Opportunity Foundation -
Community Services, Commerce'
• Ability First/East Los Angeles Center, Los Angeles
• Eastern Los Angeles Regional Center, Alhambra
The notice indicated the web location of the draft Element for
download by interested parties, and asked that comments be
directed to S. Kevin Wilson, Director of Community Services and
Water.
Housing Element - 6
2.0 HOUSING NEEDS ASSESSMENT
2.1 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 35 dwelling units, supporting a
resident population of 85 persons. Only one residential unit has
been constructed since that time. Several substandard residential
units have been removed from the housing stock, including three
units in 1984, one unit in 1985, and one in 1992, bringing the
current unit count to 31. These housing units are all located west
of Downey Road. Since 1980, the resident population has ranged
between 77 and 96 persons, with the current population estimated
by the City to be 96 persons. The 2000 Census indicates that the
majority of residents in Vernon are employed in managerial and
sales positions.'
Table H-1
Vernon Em to ment 2000
Occupation
% of All Jobs
Managerial/Professional
37%
Sales and Office
30%
Service Occupations
14%
Production/Transportation
13%
Construction/Maintenance
6%
Farming, Forestry, Fishing
0%
Total Jobs
100%
Source: U.S. Census 2000
The Gateway Cities Council of Governments (COG), of which
Vernon is a part, has developed population, housing, and
employment forecasts through the year 2030. These forecasts
have been developed as part of the subregion's input to SCAG for
the Regional Transportation Plan, adopted by SCAG in April 2004.
As illustrated in Table H-1, SCAG projections show Vernon's
households remaining constant at 25, while - population is
expected to marginally increase to 99 persons by the year 2030. As
previously described in Section 1.3 of the Introduction, as of 2005,
Vernon actually had 28 occupied households, not 25 as indicated
1 Employment data from the U.S. 2000 Census is based on samples of the
population. Because of the low population in the City, the resulting
sample size may have a fairly large margin of error.
Vernon General Plan
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Housing Element - 7
Vernon General Plan
Housing Element
by the Census and subsequently used by the COG. Despite this
error, the COG projections are still relevant in that they indicate
no future housing growth within the City. Table H-1 also presents
the actual household and population count in 2000, as verified by
the City, and applies SCAG's projections to these baseline figures,
resulting in a 2030 household count projection of 28 and
population projection of up to 104 persons.
Table H-2
Projected Po ulation and Household Growth 2000-2030
2000
2010,
2020
2030
'Po
Hshlds
Po
Hshlds
Pop
Hshlds
Po
Hshlds
SCAG
91
25
95
25
97
25
99
25
Ci Actual
96
28
100
28
102
28
104
28
Source: 2004 SCAG Regional Transportation Plan Socioeconomic Projections.
2.2 Housing Characteristics
Households
In the City's May 2005 correspondence to the State Department of
Finance, Vernon documented a total of 28 households or occupied
housing units (see Table H-2) with a resident population
estimated at 96 persons.2 Average household size is 3.4 persons
per unit. The housing stock is not projected to decline over the
next 20 years, and any growth in population will be nominal. The
City does not expect to experience any increase in the number of
persons per household. Housing vacancy is generally very low in
the City, with only three rental units unoccupied as of 2005.3 No
owner -occupied housing is vacant.
2 Most cities must rely on 2000 Census data to perform their Housing
Needs Assessment, and some larger cities may be able to augment this
data with American Community Survey annual estimates. The City of
Vernon is not included in the annual American Community Survey due
to its small population size, so cannot utilize those estimates. However,
the City recently completed a survey of housing units and households in
the City for the 2006 Housing Element update; this data is again
employed here, mostly relying on 2005 data.
3 As of June 2008, six units in the City were vacant and undergoing
renovations (all City -owned rental properties). Work is anticipated to be
complete in July 2008, with units re -occupied by fall 2008.
Housing Element - 8
Table H-3
Housine Characteristics Mac;
Housing Characteristics
Number
Total Housing Units
31
Occupied Units/Total Households
28
Average Household Size
3.4
Total Population
96
=ce: 'Ly O. veruviy %-ommumty Services Department: Letter to State
Department of Finance, May 26, 2005
Table H-3 presents data collected by the City in 2005 on housing
tenure (owner/renter) and housing units per structure, as
reported to the State Department of Finance. Of the total 31
housing units in Vernon surveyed in 2005, 25 were renter
occupied, three were owner occupied, and three were vacant.
Compared with the countywide figure of 52 percent, Vernon has a
significantly higher proportion (90 percent) of renter households.
The majority of Vernon s housing stock is comprised of single-
family dwellings, with only one apartment building located in the
City. The City owns 84 percent of the total housing stock: 26
dwelling units, 18 of which are single family dwellings and one of
which is an 8-unit apartment building, and rents these units.
Table H-4
Units in Structure/Anucina Tenure 2nnC
Total
Owner
Occupied
Renter
Occupied.
Vacant
Units
Total Housing Units
31
3
25
3
Detached Single -Family
19
1
15
3
Attached
2
1
1
0
Duplex
2
1
1
0
Apartments
8
0
8
0
Mobile Home
0
0
0
0
Source: City of Vernon 2005, Community Services Department: Letter to State
Department of Finance
Housing Condition
Given the limited housing stock in Vernon, City staff is able to
assess housing conditions on an ongoing basis. Although the
housing stock is older (largely built before 1950), City staff have
determined that all 31 units, or 100% of the housing stock, is well
maintained and in good condition. No units have been
determined to need replacement. One unit, which had fallen into
disrepair, was demolished by its owner in 1992. A major reason
for the unusually good quality of housing conditions in Vernon is
the City's ownership of 84 percent of the housing stock and its
Vernon General Plan
Housing Element
Housing Element - 9
Vernon General Plan
Housing Element
responsibility for maintaining these units. As needed, the City
performs any required repairs and upgrades. The great demand
for industrial space in the City means that unnecessary or poorly
maintained units are unlikely to remain unless acquired by the
City.
Housing Affordability
The California Health and Safety Code Section 50052.5 provides
the following definition of affordable housing cost based on the
area median income level (AMI) adjusted by family size and
income level:
Calculation of Affordable Calculation of
Housing Cost for Owner Affordable Housing
Cost for Renters
Extremely Low
Income 30% of 30% AMI
Very Low Income 30% of 50% AMI
30% of 30% AMI
30% of 50 % AMI
Lower Income 30% of 70% AMI 30% of 60% AMI
(51-80% MFI)
Moderate Income 35% of 110% AMI 30% of 110% AMI
(81-120 % MFI)
Because the City's resident population is so small, its household
needs are negligible when traditional needs analysis methods are
applied. The Comprehensive Housing Affordability Strategy
(CHAS), special 2000 Census tabulations developed by HUD,
provides a specific breakdown of household income adjusted for
family size. According to CHAS Data, one -quarter of the
households in Vernon were low-income, earning between 51 and
80 percent of the Los Angeles County median family income
(MFI) of $51,300. All other households earned more than 80
percent MFI. Due to the fact that the City owns and rents most of
the housing at unusually low monthly rents, housing
overpayment is virtually non-existent.4 City -owned apartments
and houses rent at the following levels:
4 No housing units in the City have been sold in recent years. As such, an
estimate of ownership housing costs is unavailable. However, recent (2005) land
sales for large industrial sites have been priced at approximately $40 per square
foot, depending on location, soil condition and necessary demolition costs.
Housing Element - 10
■ 1 bedroom apartment
■ 2 bedroom apartment
■ 2 bedroom house
■ 3 bedroom house
■ 3 bedroom house
2 bedroom apartment
Vernon General Plan
Housing Element
$147
$173
$205
$236
$367 (in Huntington Park)
$205 (in Huntington Park)
Using the California Health and Safety Code's updated
affordability thresholds, current housing affordability at the
County level can be estimated for the various income groups
(Table H-5).
Table H-5
AffnrAnU;1."� A4#.-
Income Group
AMI adjusted by size
Affordable
Monthl Payment
Housing Costs
Maximum
Affordable Price
Renter
Owner
Utilities
Taxes and Insurance
Home
Rental
Extremely Low (0-30% MFI)
30% AMI
One Person
$11,880
$297
$297
$50
$80
$29,357
$247
Small Family
$15,270
$382
$382
$100
$90
$33,708
$282
Four Person Family
$16,950
$424
$424
$125
$95
$35,817
$299
Large Family
$18,300
$458
$458
$175
$100
$32,082
$283
Very Low (30-50% MFI)
50% AMI
One Person
$19,800
$495
$495
$85
$115
$51,858
$410
Small Family
$25,450
$636
$636
$125
$130
$67,020
$511
Four Person Family
$28,250
$706
$706
$175
$140
$68,778
$531
Large Family
$30,500
$763
$763
$200
$145
$73,392
$563
Lower (50-80% MFI)
60%AMI
70%AMI
One Person
$23,760
$27,720
$594
$693
$100
$165
$75,238
$494
Small Family
$30,540
$35,630
$764
$891
$150
$190
$96,816
$614
Four Person Family
$33,900
$39,550
$848
$989
$200
$210
$101,738
$648
Large Family 1
$36,600
$42,700
$915
$1,068
$250
$220
$105,034
$665
Moderate (81-120% MFI)
110%
AMI
One Person
$13,560
$1,089
$1,271
$100
$215
$167,967
$989
Small Family
$55,990
$1,400
$1,633
$150
$260
$214,998
$1,250
Four Person Family
$62,150
$1,554
$1,813
$200
$280
$234,277
$1,354
Large Family
$67,100
$1,678
$1,957
$250
$300
$247,351
$1,428
1. Small Family = 3 persons; Large Families = 5 persons
2. Property taxes and insurance based on averages for the region
3. Calculation of affordable home sales prices based on a down payment of 10%, annual interest rate of 6.5%, 30-
year mortgage, and monthly payment 30% of gross household income
4. Based on Los Angele County MFI $56,500 and 2007 HCD State Income Limits
5. Monthly affordable rent based on payments of no more than 30% of household income
Housing Element -11
Vernon General Plan
Housing Element
Housing overpayment occurs when a households pays more than
30 percent of gross monthly income on housing costs. Comparing
housing costs in Vernon and maximum affordable prices for low-
income households in Los Angeles County shows that the City's
rental rates are well below the maximum affordable rents for very
low-income (less than 50% MFI) households, and some one- and
two -bedroom apartments may even be affordable to extremely
low-income households (although the CHAS data indicate that
there are no very low- or extremely low-income households in the
City). As such, no households in Vernon experience a housing cost
burden.
Certain segments of the population may have a more difficult
time finding decent, affordable housing due to special
circumstances. Government Code Section 65583(a) requires cities
to evaluate the following special needs households in the Housing
Element: elderly, disabled persons, large families, female -headed
households, farmworkers, and the homeless. Due to the small
size of the City's resident population, the magnitude of
households in Vernon with special needs is very small.
Special Needs Groups
Elderly
The special needs of many elderly households result from their
lower, fixed incomes, physical disabilities, and dependence needs.
The City estimates that eight residents in Vernon are age 65 and
above, representing a nominal eight percent of the population.
The proportion of elderly persons in Vernon is likely to remain
low as the majority of the City's limited housing stock is occupied
by working -age persons.
Disabled
The City estimates that two persons living in Vernon have
disabilities that would likely affect their housing needs. The
City's heavily industrial environment presents added constraints
to the disabled. Large volumes of street and rail traffic, and
delays caused by trains and parked trucks additionally limit the
maneuverability of handicapped individuals. In order to address
the needs of its handicapped residents and employees, the City
enforces requirements for handicapped accessibility in new
construction, and has undertaken a program to install curb ramps
for wheelchairs.
Housing Element - 12
Large Families/Overcrowding
Large families are identified as a group with special housing
needs based on the limited availability of adequately sized,
affordable housing units. Large households are often of lower
income, which can result in the overcrowding .of smaller dwelling
units and in turn accelerate unit deterioration. The 2000 Census
identifies eight households as having five or more members, five
of which are renter -occupied and three of which are owner
occupied. The City's industrial character presents similar
disadvantages for families with children as it does for the
handicapped. Access to residential services, such as education,
recreation, and local retail goods and services, is along roadways
with high levels of truck traffic, railroad crossings, and loading
activities. These conditions make pedestrian access to residential
service facilities difficult and often unsafe, particularly for
children.
In terms of household overcrowding (defined as greater than 1.01
persons per room), the 2000 Census identifies that one rental unit
is overcrowded in Vernon, and no ownership housing is
overcrowded. With only one overcrowded unit in the City,
household overcrowding is not a significant issue.
Female -Headed Households
Female -headed households tend to have low incomes, thus
limiting housing availability for this group. The 2000 Census
identifies three female -headed households in Vernon,
representing 12 percent of all households. The housing needs of
female -headed households of lower income can be addressed
through the continued provision of the currently existing
affordable housing in the City.
Farmworkers
According to the 2000 Census, no Vernon residents have Farming,
Forestry, and Fishing occupations. Due to the lack of
opportunities for agricultural operations and the highly industrial
nature of the City, no farming operations exist in Vernon. As such,
the City has no need for farmworker housing.
Homeless
Throughout the country, homelessness has become an increasing
problem. Factors contributing to the rise in homelessness include
the general lack of housing affordable to low and moderate
income persons, increases in the number of persons whose
Vernon General Plan -
Housing Element
Housing Element -13
Vernon General Plan
Housing Element
incomes fall below the poverty level, reductions in public subsidy
to the poor, and the deinstitutionalization of the mentally ill. The
2007 Greater Los Angeles Homeless Count conducted by the Los
Angeles Homeless Services Authority (LAHSA) reported a
population of approximately 73,000 homeless in Los Angeles
County on a single night survey. In Census Tract 5324, of which
Vernon is a part, the single -night survey reported 11 homeless
persons. However, this Census tract includes areas (portions of
BG 1, BG 2, BG 4, and BG9) that are not located within the City.
Vernon City Police indicate that there are no permanent homeless
persons living in the City, and that they rarely see transient
homeless. The Police Department therefore estimates that the
homeless population in the City is zero. The City is not desirable
for the homeless because of the City's industrial environment and
its lack of social and residential services.
On October 15, 2007, Governor Arnold Schwarzenegger signed
into law SB2, which amends Government Code Sections 65582,
65583, and 65589.5 of State Housing Element Law. This legislation
requires local jurisdictions to strengthen provisions for addressing
housing needs of the homeless, including the identification of a
zone or zones where ,emergency shelters are allowed as a
permitted use without a conditional use permit. This legislation
took effect January 1, 2008 and will apply to jurisdictions with
housing elements submitted to HCD 90 days or more after that
date. Because the Vernon Housing Element was submitted prior
to this 90-day deadline, the requirements of SB2 do not apply to
this Housing Element.
In addition, with the Police Department indicating that there are
no homeless persons in Vernon, the development of a separate
emergency shelter is not warranted. More importantly, the
industrial and hazardous nature of the City has led both the City
and Southern California Association of Governments (SCAG) to
determine that it is inappropriate to site new residential uses
within the City. An emergency shelter, also a residential use, will
therefore also not be permitted within the City. Vernon, uniquely
placed as a fully industrial city, does not fall within the intention
of the recent SB 2 bill. The allowance of a homeless shelter in an
area that has been deemed inappropriate for new housing because
of environmental concerns, including noxious odors from
rendering and slaughtering, proximity to hazardous waste sites,
and truck traffic pollution and noise, would be inequitable and
could raise potential environmental justice concerns.
Housing Element -14
Vernon General Plan
Housing Element
A large number of facilities for homeless individuals and families
are located within a five -mile radius of the City, in locations that,
do not have the environmental constraints that exist in Vernon.
For example, the Salvation Army Shelter in the city of Bell is a
regional emergency shelter offering emergency and transitional
care for up to 340 homeless adults, including 154 in the shelter,
128 in the drug and alcohol program, and 49 in longer term
transitional housing. In addition to a place to stay, the Bell Shelter
provides case management; substance abuse rehabilitation;
individual and group therapy/counseling; on -site health care,
medical referrals and HIV/AIDS education; job training; on -site
adult education classes and life skills classes. The City of Vernon
can address the needs of homeless in the area by supporting
nearby shelters such as the Salvation Army Shelter.
Future Housing Needs
State law requires jurisdictions to provide for their fair share of
regional housing needs. The Southern California Association of
Governments (SCAG) determines the projected housing needs for
Southern California jurisdictions. Future housing needs reflect the
number of new units needed in a jurisdiction (future demand),
plus an adequate supply of vacant housing to assure mobility and
new units to replace losses. These needs were forecast by the
2006-2014 Regional Housing Needs Assessment (RHNA), which
considered on a regional and local level: market demand for
housing, employment opportunities, availability of suitable sites
and public facilities, commuting patterns, type and tenure of
housing need, and housing needs of farm workers. In July 2007,
SCAG adopted the final 2006-2014 RHNA which included a future
housing need of zero (0) in the City of Vernon, consistent -with the
City's RHNA allocation for the 1989-1994 and 1998-2005 periods 5
Future housing growth has been deemed inappropriate in Vernon
due to the City's pervasive industrial environment and land use
incompatibilities related to hazardous materials, background
contamination, noxious odors, noise pollution, and truck and
railroad traffic.
5 Government Section 65583(a)(1) requires that cities calculate the subset of
very low-income households projected in their RHNA to be extremely low-
income. Because the City's RHNA is zero, the City's projected need for
extremely low-income households is also zero.
Housing Element -15
Vernon General Plan
Housing Element
Energy and Water Conservation
Compared with Vernon's energy -intensive industries, housing
consumes only a small proportion of the City's total energy
consumption. The City utilizes Title 24 energy standards for
residential construction to minimize energy consumption.
Necessary sound insulation on residential units also results in
effective heat insulation, thus reducing energy usage. Power is
provided by the City through its electric system. The Southern
California Gas Company provides fuel for most heating needs,
and offers programs for water heater insulation, attic insulation,
and water flow limiting devices. 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.
3.0 HOUSING CONSTRAINTS
3.1 Governmental Constraints
Future housing growth has been deemed inappropriate in Vernon
due to the City's pervasive industrial environment, and land use
incompatibilities related to hazardous materials storage and
processing, background contamination, noxious odors, noise
pollution, and truck and railroad traffic. The City's zoning
ordinance, therefore, does not allow the development of new
residential housing. These provisions are consistent with the
intent of California Planning and Zoning laws that limit housing
location or siting in close proximity to heavy industry. These
restrictions are consistent with Government Code Section
65040.12, which states that general plans should provide for the
"location of new schools and residential dwellings in a manner
that avoids proximity to industrial facilities and uses that pose a
significant hazard to human health and safety."
Because of the environmental factors affecting any future
residential development, the City has determined that prohibiting
new residential development is necessary for the protection of the
public health, safety, and welfare of the residents of the City.
Government Code Section 65583(a)(4) requires the analysis of land
use controls, site improvements, fees and other exactions required
of developers, and local processing and permit procedures. For
the reasons described below, no specific development standards
are listed in the Zoning Ordinance, nor does the City have in place
Housing Element -16
permit processing fees, site improvement requirements, impact
fee requirements or procedures for new residential development,
These issues are, however, addressed in the following sections of
this Housing Element.
While Vernon fully intends to retain its industrial focus, it
specifically permits continuation of the limited residential uses
currently existing in the City, including renovation, restoration,
maintenance and repair of those existing residences. Because
increases in square footage are not permitted in residential units,
housing additions are not permitted in the City. There is no need
for development standards for new residential construction since
no new dwellings are permitted. And, because the City desires
to facilitate and encourage ongoing maintenance and repairs of
homes, there are no development standards for renovations,
restoration, maintenance, and repair of existing homes.
Residential rehabilitation projects are permitted in Vernon when
the alterations do not increase the square footage of the home and
the rehabilitation is a "Minor Alteration or Repair", as defined in
the Zoning Code (less than 50 percent of the fair market value of
the buildings on the lot).' As a practical matter, the expansive
definition of "Minor Alteration or Repair" and lack of
development standards result in limited governmental constraints
(other than complying with the building code) that would prevent
a homeowner from upgrading or improving a residence within
the existing square footage. However, if the hard costs of
improvements equal or exceed, over a three year period, 50
percent of the then current fair market value of the building, then
the improvement, if voluntary, will be defined as a "Major
Alteration or Repair" and terminate the legal nonconforming
status of the residence. A Major Alteration or Repair is considered
to be the functional equivalent of a tear -down and re -build, which
the City does not permit, for the same reasons that it does not
permit new construction of residences. However, if the Major
Alteration or Repair is necessitated by a natural disaster, such as
an earthquake or fire, the owner does have the right to rebuild the
residence. At that time, the development standards for the home
A minor alteration is that for which the hard costs charged, incurred, or
paid for such renovation, alteration, or repair, over a three year period,
commencing when the `permit required is issued, or if no permit is
required, when the physical portion of the renovation, alteration, or
repair is commenced, is less than 50 percent of the current fair market
value of all of the buildings located on the same lot.
Vernon General Plan
Housina Element
Housing Element -17
Vernon General Plan
--Housing Element
would be developed. The City did not undertake to develop those
criteria at this time since there are only five private residences in
Vernon.
Because all residential units in the City are in good condition, no
such units will require a major alteration to be undertaken during
the planning period. No residential property owners have
proposed major renovations to their properties. Residential
property owners participated in the recent Zoning Ordinance
revision process, and none expressed opposition to the standards
that apply to existing, nonconforming residential structures in the
City, including the prohibitions on increasing square footage and
undertaking major alterations. All residences - whether owned by
the City or others - are in good condition, according to City staff.
As described above, residential rehabilitation that constitutes a
minor alteration (costing, over a three year period, less than 50%
of the market value of the building) is permitted. Because minor
alterations are permitted and existing standards will allow
renovations of these units, the limit on major alterations is not
considered an impact to the maintenance and improvement of the
City's housing stock. As discussed later in this section, to
accommodate housing. needs of the disabled, the restrictions on
major alterations will be addressed as needed through the
implementation of reasonable accommodation procedures.
It is the City's intent to encourage and actively participate in the
rehabilitation of existing residential units. The process is
straightforward and not burdensome; there is no entitlement
process required for rehabilitation projects. Residential
rehabilitation projects that are Minor Alterations or Repairs and
do not exceed the existing square footage require only a building
permit. The building permit process timeframe depends on the
complexity of the renovation. Complex renovations involving new
electrical systems, plumbing, etc. can take up to three weeks to
process. The City has no intention of removing any of the 31 units
in the City, as all units are in good condition.
Replacement of housing units that have been demolished or
destroyed due to force majeure (defined as an event that is not
within the control of the owner of, the property, including, without
limitation, earthquake, flood, fire, and acts of war or terrorism) are
permitted. A building permit would be required, and a housing
unit would be permitted to be rebuilt up to the existing building
square footage. The development standards for the reconstructed
dwelling would be determined at that time.
Housing Element -18
The City has adopted the California Building Code with some
minor local amendments related primarily to industrial buildings
in the City. The amendments include administrative processes
such as the establishment of City permit fees and appeals boards,
as well as requirements specific to hazardous and industrial uses
such as fire access roads, spray booths, and storage of explosive
and flammable materials. Vernon has also made additional
amendments to protect the safety of workers and residents within
the City. Specifically, the City requires all wiring to be in a
metallic conduit, to protect workers and residents from hazards of
accidentally driving a nail or screw through wiring. There is a
marginal cost increase associated with this precaution, but the
benefit associated with safer installation outweighs the cost. The
City has also made amendments to require Class A and B roofing
material, which is more fire resistive and can stop the potential
spread of fire. While this type of roofing material may be more
expensive than some standard materials, this amendment is
necessary to prevent and quickly extinguish fires that may have
far more costly impacts. As such, no restrictions or amendments
have been adopted in the Building Code that would constrain
housing in the City.
The City assesses various fees to cover the costs of permit
processing' (Table. H-6). Most of the fees charged are flat fees based
on the cost of services, or tiered fees based on the size and cost of
the improvement. Fees charged are comparable to surrounding
communities in Los Angeles County, and as such, do not pose a
constraint to housing maintenance and preservation. Owners
intending to renovate or improve existing, residential units are
required to obtain a building permit for a minor alteration. The
fee, which is reviewed annually, is based on the cost of the
improvement.
Vernon General Plan
Housing Element
Housing Element -19
Vernon General Plan
Housing Element
Table H-6
r ermit and
Fees
'1.UU to $2,000
80
2,001 to $5,000
80 for the first $2,000 plus $4 for
each additional $100
5,001 to $25,000
200 for the first $5,000 plus $1
or each additional $1,000
25,001 to $50,000
00 for the first $25,000 plus
.50 for each additional $1,000
50,001 to $100,000
87.50 for the first $50,000 plus
[862.50
.50 for each additional $1,000
100,001 to $500,000
for the first $100,000 plus
for each additional $1,000
500,001 and up
2,462.50 for the first $500,000
lus $3.10 for each additional
Inspection Outside of Normal Hours
75/hour
eins ection Fee
75/hour
Additional Plan Review
MO/hour
Final, Parcel, or Tentative Ma
1,250 - $2,000
Conditional Use Permit
2,875
[Zoning Variance or Amendment
2,000
[Building Code Variance
01,000
Source: City of Vernon Fees, Effective July 1, 2008
The Vernon Department of Community Services is responsible for
code enforcement and the maintenance and upkeep of all City -
owned units. Enforcement of building code standards does not
constrain the improvement of housing in Vernon but instead
serves to maintain or improve the condition of the limited,
existing housing stock.
Of the 31 units in the City, only 5 are not owned by the City. City
staff has investigated and determined that none of these 5 units
requires significant rehabilitation. At this time, an active code
enforcement program is unwarranted due to the limited number
of privately owned units (5) and the fact all units are currently in
good condition and continue to be well maintained by the owners.
The City encourages active maintenance of the housing stock, as
evidenced by the extensive rehabilitation the City has undertaken
on those housing units that it owns. Community Services Staff is
active in the community, and will respond to any visible code
enforcement violations or complaints that may require
rehabilitation of units.
Housing Element - 20
Vernon General Plan
Housing Element
No new housing units are permitted in Vernon. However,
property owners are permitted and encouraged to perform proper
upkeep and maintenance, which can include renovations, as long
as the existing square footage is not exceeded and the cost of the
renovation, over a three year period, does not exceed 50 percent of
the market value of buildings on the lot. For all practical purposes,
all other controls, permit processes, and fees do not constrain the
maintenance and preservation of the City's housing stock.
Constraints to Housing for Persons with Disabilities
The City has adopted the California Building Standards Code.
Standards within the Code of the City of Vernon (through the
adoption of the California Building Standards Code) include
provisions to ensure accessibility for persons with disabilities.
These standards are consistent with the Americans with
Disabilities Act. No local amendments that would constrain
accessibility or increase the cost of housing for persons with
disabilities have been adopted, except that the Zoning Code
would not permit the floor area of the residence to be increased or
permit any major alterations that equal or exceed fifty percent of
the current fair market value of the buildings on the lot. These
restrictions will be addressed as needed through the
implementation of a reasonable accommodation ordinance or
procedures to accommodate housing needs of the disabled
(discussed below).
Sometimes, a city's definition of "family' can limit access to
housing for persons with disabilities when the word is narrowly
defined. This can illegally limit the use of housing as group homes
for persons with disabilities, but not limit housing for families.
The Vernon Zoning Ordinance does not define family, and
therefore is nondiscriminatory in its application.
The Fair Housing Act, as amended in 1988, requires that cities and
counties provide reasonable accommodation to rules, policies,
practices, and procedures where such accommodation may be
necessary to afford individuals with disabilities equal housing
opportunities. While fair housing laws intend that all people have
equal access to housing, the law also recognizes that people with
disabilities may need extra tools to achieve equality. Reasonable
accommodation is one of the tools intended to further housing
opportunities for people with disabilities. Reasonable
accommodation provides a means of requesting from the local
government flexibility in the application of land use and zoning
and building regulations or, in some instances, even a waiver of
Housing Element - 21
Vernon General Plan
Housing Element
certain restrictions or requirements because it is necessary to
achieve equal access to housing. Cities and counties are required
to consider requests for accommodations related to housing for
people with disabilities, and to provide the accommodation when
it is determined to be "reasonable" based on fair housing laws and
the case law interpreting the statutes.
State law allows for a statutorily based four-part analysis to be
used in evaluating requests for reasonable accommodation related
to land use and zoning matters and can be incorporated into a
reasonable accommodation ordinance or procedures. This analysis
gives great weight to furthering the housing needs of people with
disabilities and also considers the impact or effect of providing the
requested accommodation on the City and its overall zoning
scheme. Developers and providers of housing for people with
disabilities must be ready to address each element of the
following four-part analysis:
■ The housing that is the subject of the request for
reasonable accommodation is for people with
disabilities as defined in federal or state fair housing
laws;
■ The reasonable accommodation requested is necessary
to make specific housing available to people with
disabilities who are protected under fair housing laws;
■ The requested accommodation will not impose an
undue financial or administrative burden on the local
government; and
■ The requested accommodation will not result in a
fundamental alteration in the local zoning code.
The City abides by the Fair Housing Act, and will institute a
clearly defined process for making requests for reasonable
accommodation to provide exceptions in zoning, land -use,
permitting processes, and building codes. The City will create
reasonable accommodation procedures and provide information
to residents via public counters at City Hall and on the City's
website (Housing Element Program 4).
Under current conditions, to provide broad exceptions to zoning
and building requirements for housing for persons with
disabilities, Vernon would currently utilize variance and/or
building permit processes to accommodate requests for special
structures or appurtenances (i.e., access_ ramps or lifts), depending
Housing Element - 22
Vernon General Plan
Housing Element
on the type of request. In order, to better accommodate the needs
of persons with disabilities, the City has included Program 4 in
this Housing Element to establish a written and administrative
reasonable accommodation procedure for providing exceptions
for housing for persons with disabilities in zoning and building
codes. The reasonable accommodation procedure will be crafted
to provide ease in receiving zoning and building code exceptions,
but will conform to the Zoning Ordinance in that new housing
units are not permitted in the City.
The State has removed any City discretion for review of small
group homes for persons with disabilities (six or fewer residents).
The City does not impose additional zoning, building code, or
permitting procedures other than those allowed by State law.
The City does not impose special permit procedures or
requirements that could impede the retrofitting of homes for
accessibility. A retrofit would be permitted as a minor alteration
(requiring a building permit), as long as the cost of the retrofit was
less than 50 percent of the market value of the buildings. The
City's requirements for building permits are standard,
straightforward, and not burdensome. No CUP or other special
permitting requirements are required for retrofitting homes for
accessibility. The City's reasonable accommodation procedure will
facilitate flexible approaches to retrofitting or converting existing
buildings so that they will meet the needs of persons with
disabilities.
The City's adopted reasonable accommodation procedures will be
ministerial and include, but not be limited to, identifying who
may request a reasonable accommodation (i.e., persons with
disabilities, family -members, landlords, etc.), timeframes for
decision -making, and provision for relief from the various land -
use, zoning, or building regulations that may constrain the
housing for persons of disabilities. The City will also explore the
feasibility of offering fee reductions for permit processes that
involve retrofitting residences for accessibility, purposes.
3.2 Non -governmental Constraints to Housing
In Vernon, there is no land available which would be suitable for
the development of housing. Although the Housing Element
inventory of vacant and underutilized sites identifies eleven
potential sites, serious environmental conditions render these sites
unsuitable for residential development. These sites are discussed
Housing Element - 23
Vernon General Plan
Housing Element
in detail below. Environmental factors affecting potential
residential development are related to hazardous materials
storage and processing, background contamination, noxious
odors, noise pollution, and truck and railroad traffic generated by
the City's pervasive industrial land uses. Inadequate access to
residential services is an additional constraint to residential
development in the City. These factors that preclude the use of
land for residential purposes in Vernon must be considered; the
resulting conclusion that has been reached by the City and
supported by the State indicates that new residential uses are
inappropriate in the City of Vernon.
Market Constraints
Government Code Section 65583(a)(5) requires communities to
include an analysis of potential and actual nongovernmental
constraints upon the maintenance, improvement, or development
of housing for all income levels, including the availability of
financing, the price of land, and the cost of construction. Because
the Vernon Zoning Ordinance and land use policies do not allow
development of any new housing in the City, these constraints are
only briefly addressed in this Housing Element.
Based upon information regarding the Vernon commercial and
industrial market, recent (2005) land sales for large industrial sites
have been priced at approximately $40 per square foot, depending
on location, soil condition, and necessary demolition costs.
Effective land costs, which also include remediation required to
make old industrial sites developable for residential use, make the
cost of land significantly higher. Additional costs that would also
have to be incurred to make land suitable for residential
development include testing for ground contamination,
remediation for residential development, and providing
minimum safety and nuisance improvements. Although these
additional costs might be feasible if the sites were otherwise
suitable for residential development, the environmental problems
from surrounding uses are so severe that both private market and
assisted housing development is precluded on any site in the City.
Because ,.the majority of the City's housing stock is owned and
managed by the City, maintenance and improvements are
overseen and funded by the City. As such, there are no market
constraints on the maintenance of housing in the City. The City
actively performs maintenance and repairs on all City owned
Housing Element - 24
buildings, with twelve of the residences ' being renovated as of
January 2008.
Hazardous Materials
With its history as an industrial City dating to incorporation in
1903, Vernon's heavy and prolonged industrial use is reflected in
the following conditions (refer to Figures H-2 and H-3):
■ A high concentration of both underground (38 facilities
with 82 underground storage tanks) and above -ground
hazardous material storage tanks throughout the City.
■ Within the City, approximately 571 businesses
handle/store hazardous materials. Thirty-seven of these
businesses handle high levels of extremely dangerous
materials regulated by the State.
■ Numerous underground pipelines throughout the City,
many carrying potentially explosive materials.
■ Residual soil contamination resulting from prior
manufacturing activities on the sites and from previously
abandoned chemical waste, open disposal pits, aeration
ponds, landfills or petroleum related activities. (A high
lead content in the soil is common.) Twenty sites are on the
State hazardous waste Superfund List, with one additional
site on the Federal hazardous waste Superfund List.
■ Approximately 130 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.
■ Four California EPA -permitted hazardous waste
treatment, storage and disposal facilities.
■ Ten closed landfill sites.
Overfilling storage tanks, leaking pipes, and leaking tanks have
resulted in residual soil contamination in Vernon. Sixteen sites
have been declared Proposition 65 sites (determined by laboratory
tests to have excessive carcinogenic or teratogenic chemical
contamination). Remediation plans are required to decontaminate
the soil.
Vernon General Plan
Housing Element
Housing Element - 25
Vernon General Plan
Housing Element
Due to high background and other petroleum contamination and
lack of feasible clean-up options, several sites were remediated
with covenants being recorded to advise future purchasers of the
presence of contamination. Due to public health concerns, these
sites would be unsuitable for future sensitive land uses such as
housing.
There is significant potential for chemical spills or accidents due to
the high concentration of underground storage tanks in Vernon.
The City's Underground Tank Program has resulted in the
removal of over 1,000 tanks. Additionally, where structures were
threatened by tank removal, numerous underground tanks were
abandoned in place.
Another component of hazardous materials control in Vernon is
the "right to know" program. All businesses in the City are
required to submit inventories of all hazardous materials used or
stored. The City currently has 571 businesses that handle or store
hazardous materials. Class C businesses with very high
maximum daily volumes (2,001 to 1,000,000 pounds) are the most
prevalent, and are located throughout the City. The risk of upset
from businesses handling such high volumes of chemicals, many
of which are toxic, is a factor that must be considered in land use
planting.
If high levels of certain highly toxic chemicals are present in a
business' hazardous materials inventory, these businesses are
further regulated through the California Accidental Release
Prevention Program (CALARP). Such businesses are required to
provide the City's Environmental Health Department with a
CALARP report detailing how they plan to prevent the release of
such chemicals, as well as presenting a plan for clean-up and
notification if there were an accidental release. Such regulated
chemicals include ammonia and chlorine gas and could impact a
large, geographic area if released. As illustrated in Figure H-2,
Vernon currently has 37 businesses regulated under CALARP.
The locations of businesses throughout the community with
underground storage tanks and/or use or storage of chemical
materials indicate that the entire City is subject to chemical spills
or accidents, thereby illustrating its inappropriateness for future
residential development.
In summary, Vernon's prolonged history as an industrial City has
resulted in significant background contamination. Industries that
store or use hazardous materials are pervasive throughout the
Housing Element - 26
City. These conditions make Vernon a highly unsuitable
environment for sensitive land uses such as housing.
Future Energy and Waste Facilities
Due in part to Vernon's pervasive industrial character and near
absence of residential uses, the City offers a suitable location for
large-scale energy -related facilities which most communities
would deem environmentally incompatible. The following
facilities are currently being proposed within Vernon:
■ Electric Generating Plant
■ Oil Refinery
■ Biodiesel Plant
The City has submitted an Application for Certification to the
California Energy Commission for the construction of a 943-
megawatt electric power generating plant. The generating plant
will be sited on 13.7 acres in the central section of Vernon, with an
expected completion date of mid-2010. This facility is in addition
to the existing 134 megawatt power plant already located in the
center of the City.
The City is currently investigating the possible expansion of a
petroleum -related facility by adding an oil refinery component.
The existing fuel distribution facility sits on approximately 40
acres in the northern portion of Vernon, and with the addition of
the oil refinery would comprise more than 80 acres.
A private company has obtained a conditional use permit from
the City to construct and operate a biodiesel plant on a site in the
south central section of Vernon. Construction of the plant has
commenced and the plant is scheduled to become operational in
mid 2008. Several other companies have also come to the City
expressing interest in constructing biodiesel plants. Vernon is
uniquely situated to bring in biodiesel plants due to the presence
of numerous rendering plants which create some of the waste
products used in the creation of biodiesel.
The proliferation of such large-scale energy and waste facilities in
Vernon serves to further contribute to the City's heavy -industrial
environment and incompatibility with residential uses.
Vernon General Plan
Housing Element
Housing Element - 27
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Housing Element
Noxious Odors
Vernon has numerous industries that generate noxious odors,
primarily related to the slaughtering and rendering of animals.
Overlay districts have been designated in the City's General Plan
in an attempt to isolate the locations of offensive industrial uses
responsible for excessive noise and noxious odors. These overlay
districts include a "Slaughtering Overlay' for uses which involve
the slaughtering of animals, and a "Rendering Overlay" for the
location of rendering facilities. These uses generate significant
adverse effects related to odor and 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
acceptability for noise -sensitive land uses within the vicinity.
Arterial roadways in Vernon have a very high proportion of truck
traffic (approximately 30%), thereby intensifying noise levels
surrounding the City's roadways. In addition, four main railroad
lines and a number of switching operations are located in the City,
generating significant levels of noise.
- Figure H-4, derived from the Noise Element, presents noise
contours developed for Vernon in 2007 as part of the update to the
General Plan. The City's policy is that future residential
development should not be permitted due in part to excessive
noise levels throughout the City. The 2007 revised Zoning
Ordinance established a one -hour standard of 65 dB(A) between
7:00 A.M. and 10:00 P.M. within 0.10 mile of a school or residence,
and a 60 dB(A) standard between 10:00 P.M. and 7:00 A.M. within
0.10 mile of a school or residence.
Housing Element - 30
F
6
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0
Vernon General Plan
Housing Element
This page intentionally left blank.
Housing Element - 32
As evidenced by the contour map, most properties in Vernon are
exposed to noise levels of 65 CNEL' and therefore are normally
incompatible with 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 65 dB CNEL may in fact experience excessive
noise levels from intermittent or other sources.
Truck and Railroad Traffic
The City of Vernon is traversed by approximately 130 miles of
railroad tracks, with approximately 96 at -grade and seven grade -
separated railroad crossings. As previously mentioned, truck
traffic is extremely heavy, comprising nearly one-third of all
traffic in the City. These conditions not only contribute to
excessive noise levels, but also create safety hazards for
pedestrians, particularly a problem for the elderly, persons with
disabilities, and families with children. Although the construction
of the Alameda Corridor has consolidated rail traffic between the
Ports of Los Angeles and Long Beach and downtown Los Angeles,
no plans have been announced to vacate existing mainline
railroads. Some spur tracks have been eliminated, but have been
replaced by truck transportation. Figure H-5 indicates the
principal transportation elements that contribute to noise and
pollution in the City of Vernon: the Long Beach Freeway, arterial
roadways, collector streets and mainline railroads.
Residential Service Adequacy
- - - - Residential development requires the provision of services to
meet the needs of the resident population. Services provided at
the municipal level include education, recreation, and local retail
goods and services. While few such residential services are
situated within Vernon, they are generally located within close
enough proximity to adequately serve currently existing
residences in the City via car or public transportation. However,
access to these residential services is along roadways with high
levels of track traffic, railroad crossings, and loading activities.
These conditions make pedestrian access to residential service
facilities difficult and unsafe, particularly for children. The City
lacks any area suitable for residential development that has safe
access to necessary residential services.
' Community Noise Equivalent Level (CNEL) is a noise measure that accounts
for increased human sensitivity to noise at night.
Vernon General Plan
Housing Element
Housing Element - 33
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Summary of Constraints to Residential Development
Extensive industrial development throughout Vernon has resulted
in severe environmental conditions that render virtually any site
in the City unsuitable for new residential development.
Environmental degradation related to hazardous materials and
background contamination, noxious odors, noise pollution and
truck and railroad traffic present significant 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
approved a future housing need in the City of zero for the 2006-
2014 period. The Gateway Cities COG projections through the
year 2030 continue to document zero household growth in the
City.
4.0 HOUSING OPPORTUNITIES
As previously described under Section 3.0, due to inherent
incompatibilities between residential uses and the City's heavy
industrial environment, future residential development will not
be allowed. There are no sites in the City on which the
construction of new residential uses is permitted.
However, to abide by State law with regard to a sites inventory,
City staff conducted a field survey of properties within the
Commercial Overlay District along Santa Fe Avenue and a portion
of Soto Street. To assess the current potential for residential
development in Vernon as required under Housing Element
statutes, staff identified both vacant properties and underutilized
buildings, defined as dilapidated and/or unreinforced masonry
structures suitable for demolition.
A total of 11 vacant sites and underutilized properties were
considered to have some limited potential for residential
development. These sites are described in Tables H-7 and H-8,
and specifically identified as letters A-K in Figure H-6. The
following discussion evaluates these sites in terms of
environmental safety and residential service adequacy.
Environmental Safety
Environmental conditions in Vernon are generally incompatible
with residential uses. As indicated in Table H-8, all of the
Vernon General Plan
Housing Element
Housing Element - 35
Vernon General Plan
--- - Housing Element
potential residential development sites in Vernon have some form
of negative environmental condition. The land uses surrounding
the sites listed in Table H-7 include cold storage facilities,
recycling facilities, garment manufacturing, warehousing, and
various wholesale operations. The presence of such heavy
industrial land uses present significant compatibility issues for
residential development. All of the eleven sites are exposed to
high truck traffic due to their location on Santa Fe Avenue or Soto
Street, both major arterials through the City, with an estimated 30
percent truck traffic. High noise hazards for these sites are
directly related to truck, automobile and nearby rail operations.
The Noise Contour Map (Figure H-4) shows that noise levels
exceed 70 CNEL all along Santa Fe Avenue and Soto Street,
indicating residential uses are normally incompatible and should
be discouraged.
Noxious odors are primarily related to numerous industries in
Vernon involved in the slaughtering and rendering of animals,
geographically concentrated within the General Plan Slaughtering
and Rendering Overlay Districts east of Soto Street. Sites J and K
lie immediately adjacent to these districts, and sites A,B,C,D and E
are located between 1/2 and 3/4 miles immediately west, and may be
subjected to moderate odor impacts depending on prevailing
wind conditions. Due to the proximity of the AT&SF rail line
which parallels Santa Fe Avenue less than 1,000 feet to the east, all
nine sites on Santa Fe are considered to have moderate rail
hazards.
City records indicate that all eleven of the potential housing sites
are exposed to significant levels of hazardous materials from
underground tanks, soil contamination and chemicals used for
operations in the adjacent area. With 571 businesses currently
using or storing hazardous materials, over 80 underground
storage tanks, and four hazardous waste treatment facilities, the
presence of hazardous materials and hazardous waste is evident
throughout the City. A total of 37 businesses utilize regulated
substances containing highly toxic materials (CALARP). If an
accidental release were to occur at any of these 37 facilities,
evacuation would be required for a large geographic area.
Housing Element - 36
`LULNu Figure H-6
—•• City Boundary Inventory of Vacant
® Potential Sites and Underutilized Sites
HOGLE-IRELAND INC. Vernon Housing Element
A Land Planning & Development Consulting Firm
Vernon General Plan
Housing Element
Table H-7
Characteristics of Vacant and Underutilized Sites in Comm ercial/rnd„0ria] 7.
Site i
GP
Site
Assessor
Size
Designation
Current
No.
Parcel #
Location
Acres
and Zone,
Site .Improvements
A
6302-008-017
2675 Santa Fe Ave
0.09
I - (Comm.
Two-story unreinforced
Overlay)
masonry retail building.
B
6302-004-014
2626 Santa Fe Ave
0.58
I - (Comm.
Vacant lot
Overlay)
C
6302-004-017
240127w Street
0.41
1- (Comm.
Two-story unreinforced
Overlay)
masonry building.
D
6308-006-010
4300 Santa Fe Ave
0.32
1- (Comm.
Tire repair and parking lot.
Overlay)
Currently for -sale.
E
6308-015-008
4901 Santa Fe Ave
0.26
I - (Comm.
One-story unreinforced
Overlay)
masonry building.
Dilapidated condition.
F
6309-002-009
5200 Santa Fe Ave
0.15
I - (Comm.
Truck repair and adjacent
Overlay)
parking lot.
G
6309-002-008
5208 Santa Fe Ave
0.15
1- (Comm.
Dilapidated retail building
Overlay)
H
6309-005-008
5592 Santa Fe Ave
0.15
I - (Comm.
Vacant lot
Overlay)
I
6309-006-012
5600 Santa Fe Ave
0.15
1- (Comm.
Vacant, dilapidated
Overlay)
building and adjacent
vacant lot
J
6302-020-059
3851 Soto St
0.39
I - (Comm.
Southern portion of the lot
Overlay)
is vacant
K
6302-002-031
3655 E. 37th St
2.21
1- (Comm.
Gasoline distribution and
Overlay)
storage facilities; interior
portion of the parcel is
vacant
Source: City of Vernon, Community Services Department.
Housing Element - 38
Vernon General Plan
`Housina Element
Table H-8
Locational Characteristics of Vacant and Underutilized Sites
in CommercialAndustrial 7.nnPc
On-site/Nearby Sources of
Site
Surrounding.Land
Truck
Railroad
Toxic Materials (within
No.
Uses
Traffic
Noise
Odor
Hazards
200 ft
A
Cold storage, retail,
High
High
Mod
Mod
Nearby underground storage
garment mfg,
tank. Acetylene, freon, lead
warehousing
acid batteries, motor oil,
antifreeze (waste), gasoline,
nitrogen
B
Cold storage, retail,
High
High
Mod
Mod
Nearby petroleum release and
garment mfg,
landfill (closed)
warehousing
C
Cold storage, retail,
High
High
Mod
Mod
Nearby closed landfill and
garment mfg,
underground storage tank.
warehousing
Acetylene, freon, lead acid
batteries, motor oil, antifreeze
waste , gasoline, nitrogen
D
Commercial, retail,
High
High
Mod
Mod
Acetylene, oxygen,
garment mfg, wholesale
antifreeze/coolant, gasoline,
nitrogen, azeotope. 3
CALARP sites within 1200'-
2000'.
E
Wholesale, garment
High
High
Low
Mod
Propane, freon, motor oil,
mfg, warehousing
acetylene gas, coolant,
Andero1500, Aderso1750,
waste oil, oxygen.
F
Commercial, retail,
High
High
Low
Mod
Class B Hazardous materials
garment mfg, wholesale
site - acetylene, oxygen, waste
oil, automotive fluids. The
following substances are
present on the adjacent site -
propane, acetylene, oxygen,
motor oil.
G
Commercial, retail,
High
High
Low
Mod
Acetylene, oxygen, waste oil,
garment mfg, wholesale
automotive fluids, propane,
motor oil.
H
Residential,
High
High
Low
Mod
Acetylene, MEK, oxygen,
warehousing, cold
propane.
storage, wholesale
I
Residential,
High
High
Low
Mod
Acetylene, argon, helium,
warehousing, cold
hydrogen, carbon dioxide,
storage, wholesale
nitrogen, oxygen, map gas,
MEK propane.
J
Commercial, retail
High
High
High
Low
Propane, freon, motor oil,
acetVlene gas, coolant.
K
Gasoline distribution
Propane, freon, motor oil,
and storage facilities
High
High
High
Low
acetylene gas, coolant,
Anderol 500, Adersol 750,
waste oil, oxygen,
source: t-iry or Vernon, Community Services Department
Housing Element - 39
Vernon General Plan
Housing Element
Based on the preceding analysis of surrounding land use, truck
traffic, noise, odor, rail and waste hazards, all eleven sites face
significant constraints to residential development. All of these
sites have potential ground contamination problems and are
within close proximity of sites containing hazardous materials,
making them extremely hazardous to potential residents. The
development of new residential uses at sites within this industrial
environment would create both hardship and hazards for
residents substantially greater than those experienced in
residential neighborhoods in neighboring communities, and at
levels of environmental risk unacceptable for new residential
development.
Residential Service Adequacy
The existing infrastructure in the City, including water, sewer and
all dry utilities, is sufficient to accommodate the existing housing
in the City, and could accommodate development on the sites
discussed in this inventory. However, new residential
development in the City of Vernon would also require that the
new residents be provided basic residential services. The services
provided at the local level include education, recreation and
grocery shopping. The estimated distances to these facilities from
each site are presented in Table H-9. The California Tax Credit
Allocation Committee (TCAC) has established criteria for
appropriate distances between residential uses and services, and
provides the basis for evaluating residential service adequacy in
Vernon.
TCAC's distance criteria for public elementary, middle and high
schools is a maximum of one-half mile from residential
development. The nearest elementary school to the eleven
potential residential sites identified in Vernon is Vernon City
Elementary; the nearest middle school is Carver Middle School in
Los Angeles; and the nearest high school is Huntington Park High
School. As indicated in Table H-9, while four of the sites (E, F, G,
and H) meet the 1/2mile locational criteria for elementary schools,
all ten sites are at least 1-1/2 to 2-1/2miles away from the nearest
middle and high schools.
The closest full service grocery store to the potential residential
sites in Vernon is a Superior Super Warehouse located on Pacific
Blvd. in Huntington Park. The TCAC has established a maximum
one -mile distance criteria within inner city areas for the distance
between residential development and a full scale supermarket
where staples, fresh meat, and produce are sold. Review of Table
H-9 indicates the nearest grocery store is up to 21/2 miles away
Housing Element - 40
from the identified sites, with only four sites (F, G, H and I) falling
within TCAC's one -mile standard.
The TCAC's locational criteria for public parks is a maximum of
one-half mile from residential development. Several park and
recreational facilities are located west of Santa Fe Avenue along
Compton Avenue, as well as a small park on Long Beach Avenue.
Nine of Vernon s potential residential sites lie approximately one
mile from one of these parks, and two lie 1-1/2 miles from a park.
Table H-9
Residential Service Characteristics of Unimproved and
Underutilized Sites in Commercial/Industrial Zone
Site
No.
Nearest
Elementary
School
'Nearest
jr. HigIi
h
School
14earegt
High
School
"Nearest
Grocery
$tore
Nearest
Var ec.
Center
A
3/4 mile
2 1/2 miles
2 1/2 miles
2 1/2 miles
1 mile
B
3/4 mile
2 1/2 miles
2 1/2 miles
2 1/2 miles
1 mile
C
3/4 mile
2 1/2 miles
2 1/2 miles
2 1/2 miles
1 mile
D
1/4 mile
1 1/4 miles
2 miles
2 miles
1 mile
E
1/2 mile
2 miles
1 3/4 miles
11/2 miles
1 mile
F
1/2 mile
2 miles
1 1/2 miles
1 miles
1 mile
G
1/2 mile
2 miles
1 1/2 miles
1 miles
1 mile
H
3/4 mile
21/2 miles
1 mile
1 mile
1 mile
I
3/4 mile
21/2 miles
1 mile
3/4 mile
1 mile
J
1 mile
2 1/2 miles
1 1/2 miles
1 3/4 miles
1 1/2 miles
K
3/4 mile
2 1/2 miles
1 3/4 miles
1 3/4 miles
1 1/2 miles
Source: City of Vernon, Community Services Department.
In summary, none of the eleven potential residential sites in
Vernon fulfills the residential service adequacy criteria established
by TCAC for public schools, grocery stores, and public parks. In
addition, access to residential service facilities from these sites are
along roadways with high truck traffic, railroad crossings, and
loading activities. These conditions make pedestrian access to
residential services difficult for adults and unsafe for children.
Vernon General Plan
Housing Element
Housing Element - 41
Vernon General Plan
- -- Housinq Element
Summary of Housing Opportunities
In addition to the prohibition of new residential construction in
the Zoning Ordinance, analysis of vacant and underutilized sites
within the Commercial Overlay District indicates that no site in
Vernon is suitable for residential development. The presence of
hazardous materials at sites throughout the City and the
pervasive danger from truck and rail transportation routes -
hallmarks of Vernon's industrial character - provide an
undesirable environment for residential development.
Government Code Sections 65583(c)(1) and 65583.2(c) require that
the sites analysis determine whether the inventory can provide for
a variety of types of housing, including multi -family rental
housing, factory -built housing, mobile homes, housing for
agricultural employees, emergency shelters, and transitional
housing. However, as indicated above and in spite of any subsidy
that might be provided for assisted housing, Vernon remains
unsuitable for any type of new housing development. The Zoning
Ordinance does not permit new housing of any kind in the City.
Future residential development is inappropriate in Vernon. As
reflected by the City's RHNA of zero future housing units and the
Gateway Cities COG projections of zero housing growth,
opportunities for residential development in Vernon are
significantly constrained due to its pervasive industrial character.
Consistent with the City's Zoning Ordinance, additional
residential development is not permitted in Vernon.6
5.0 HOUSING PLAN
The Housing Plan for the Vernon Housing Element sets forth
goals, policies, and implementing programs to address the
housing needs particular to the City of Vernon. Prior to presenting
the goals, policies, and programs, an evaluation of the programs
in the previous Housing Element (2000) is presented as a
foundation for developing the Plan for the 2008-2014 Housing
Element.
6 No zone in the City permits new residential development. The City's
RHNA of zero precludes analysis demonstrating how the City's zoning
accommodates the needs of lower -income households, (as prescribed by
Government Code 65583.2(c)(3). As such, no analysis is required.
Further, as described above, all City -owned units are rented at affordable
levels.
Housing Element - 42
5.1 Evaluation of Previous Accomplishments
State law (California Government Code Section 65588(a)) requires
each jurisdiction to review its housing element as frequently as
appropriate and evaluate:
The appropriateness of the housing goals, objectives, and
policies in contributing to the attainment of the state housing
goal;
The effectiveness of the housing element in attainment of the
community's housing goals and objectives; and
The progress in implementation of the housing element.
The Table H-10 shows the progress the City made in
implementing the 2000 Housing Programs. An analysis of the
effectiveness and continued appropriateness of these programs is
provided, and the goals, policies, and programs from the 2000
Housing Element have been updated to reflect this evaluation.
The major focus of housing policy in Vernon is to preserve the
existing housing stock in the City and to ensure that existing
housing in the City is well maintained. 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
existing dwelling units.
The Housing Element is concerned with the health and safety of
residents living on or adjacent to industrial sites. The City's goals
-- ----and policies discourage the occupation or construction of dwelling
units on or near industrial sites since activities on industrial sites
include operations potentially hazardous to residents. In
addition, all units are required to have adequate insulation, air
conditioning, approved air and water filtration systems, and
sound insulation to reduce potentially adverse air quality and
noise related impacts from the adjacent industrial uses.?
7 Vernon does not require an adequate sites implementation/rezone
program per Government Code Section 65584.09; the City's RHNA of
zero required no sites during the previous planning period.
Vernon General Plan
Housina -Element
Housing Element - 43
Vernon General Plan
Housinq-Element -
Table H-10
Housing Element Accomplishments for 2000-2008 Planning Period
daina�nafe
Ivii paiYnecY ltoi��ng j
.. :. _ .
Continue to enforce all
relevant building and zoning
Progress: The City's Department of Community Services is
Policy 1.1
codes to ensure that all
responsible for code enforcement activities. Due to the limited number
residential units are
of units in the City, staff can accurately monitor all units and has
adequately maintained.
determined that all are in good repair.
Effectiveness: The City has been effective in maintaining housing
The City will, as required,
undertake code enforcement
de enforcement
conditions in the City, and responds to complaints as needed. The
activities on few
City renovated twelve City -owned units during 2007.
Program
privately owned units to
Continued Appropriateness: Code enforcement is an important
ensure health and safety of
component that ensures that the limited number of units in the City
residents.
remains in good repair.
Encourage the separation of
Progress: The City discourages the occupation and construction of
residential units from
dwelling units on or near industrial sites since activities on industrial
industrial operations or
sites include operations that can be hazardous to residents.
storage areas that are
Effectiveness: While no residential units have been separated from
potentially hazardous to the
industrial operations during the planning period, no new units have
Policy 1.2
health and safety of their
been constructed.
occupants.
Continued Appropriateness: Safety on the City's industrial properties
has been, and continues to be, of the utmost importance to Vernon.
Because the City does not permit new residential uses, but will
preserve those that exist, this program is no longer necessary and will
be removed from the 2008-2014 Housing Element.
Require any new or remodeled
Progress: The City actively pursues maintenance on City -owned units,
residential units to be
providing renovations on vacated units and repairs as needed on
equipped with air
occupied units. In 2007, twelve units received extensive renovations.
conditioning, approved air
Effectiveness: The City successfully renovated twelve units in 2007,
Policy 1.3
and water filtration systems,
adding new appliances, updating heating and cooling systems, and
and sound insulation to
providing insulation for sound protection and energy conservation
protect residents from
purposes.
exposure to adverse
Continued Appropriateness: The City owns a majority of residences
environmental conditions.
in the City. The City is fully involved with the maintenance and
upkeep of the properties, and will continue to provide these services
The City will continue to
Program
provide maintenance of City-
on other units in the City, as they are needed. No new units will be
owned units.
allowed in the City, but all remodeled units will be required to
provide air filtration and sound insulation protection.
Mitigate any residential
displacement impacts
Progress: No residential units were demolished during the last
occurring as a result of
planning period.
Effectiveness: The City is committed to maintaining the existing
Policy 1.4
residential demolition through
housing units in the City.
unit replacement or relocation
Continued Appropriateness: The City's primary housing goal is to
of tenant.
preserve the existing housing units. The City is committed to
mitigating residential displacement impacts, should they occur.
Housing Element - 44
Vernon General Plan
- - - - _ - Housing -Element
saw
Provide for the retention of
Progress: All units in the City were retained during the last planning
existing residential units in the
period.
City that are economically and
Effectiveness: The 31 residential units in the City have all been
Policy 2.1
physically sound.
determined to be in good condition.
Continued Appropriateness: The major focus of housing policy in
Vernon is to preserve the existing housing stock and maintain safe
and viable housing units.
The City has no assisted
Progress: There are no assisted housing units in the City. The City
housing in its jurisdiction. As
does not allow new housing; as such, no new assisted units will be
such, there are no housing
located in the City.
units at risk of losing its
Effectiveness: While there are no federally- or state -assisted units in
subsidized status.
Vernon, the City owns 26 of the City's 31 housing units. These units
are rented at levels that are affordable to very -low income tenants.
Program
City policy focuses on retention and maintenance of the 31 existing
housing units, with no plans for removal of any units, City -owned or
otherwise.
Continued Appropriateness: While there is no assisted housing in the
City that requires monitoring, the City will include this program in
the 2008 Housing Element discussing assisted housing to address
Government Code Section 65583(a)(8).
On an as -needed basis, allow
Progress: The City did not permit any new dwelling units in the C-M
new dwelling units in the C-M
zone; no new housing units have been built in the City.
zone to accommodate public
Effectiveness: In response to HCD's letter dated May 2, 2006
safety personnel.
regarding review of the City's draft Housing Element, the City has
removed reference to the allowance of new housing for City safety
personnel from City policy, and will not permit any new housing in
the City. HCD's concern regarding potential discrimination based on
Policy 2.2
occupation led the City to adjust its policy accordingly. If the City
determines that more housing is appropriate in order to meet the
housing needs of residents and employees, it will purchase housing in
neighboring Huntington Park, as has been the practice recently.
Continued Appropriateness: This policy is no longer appropriate and
will be removed from the 2008 Housing Element. The City's Zoning
Ordinance was comprehensively updated in 2007 and reflects revised
City policy. No new residential uses are permitted in the City.
s
Prohibit discrimination in the
Progress: The City has not been advised of any discriminatory
availability of housing, and
practices that have occurred in regards to the availability of housing.
prosecute anyone found guilty
The City will take a proactive approach in enforcing
of practicing housing
antidiscrimination laws.
discrimination.
Effectiveness: The City has received no complaints regarding any
discriminatory actions and will continue to enforce all fair housing
Policy 3.1
law.
Continued Appropriateness: The City's Zoning Ordinance does not
allow the development of new housing in the City. As such, housing
discrimination related to the siting of housing is not an issue. This
program will be updated in the 2008 to address a range of fair housing
concerns related to the existing housing stock, including access for
persons with disabilities.
Housing Element - 45
Vernon General Plan
Housing Element
5.2 Goals and Policies
GOAL H-1
Ensure that all housing units are maintained in decent, safe, and
sanitary condition.
POLICY H-1.1: Continue to enforce all relevant
building and zoning codes to ensure that all residential
units are adequately maintained.
POLICY H-1.2: Require any remodeled residential
units to be equipped with air conditioning, and sound
insulation to protect residents from exposure to
adverse environmental conditions.
POLICY H-1.3: Mitigate any residential displacement
impacts occurring as a result of residential demolition.
GOAL H-2
Maintain all existing dwelling units within the City.
POLICY H-2.1: Provide for the retention of existing
residential units in the City that are economically and
physically sound.
POLICY H-2.2: The City will accommodate the needs
of disabled residents through establishment of a
reasonable accommodation ordinance or procedures
for existing units.
GOAL H-3
Continue to promote the availability of a range in existing unit
types and sizes, and equal housing opportunity in the City's
housing market on the basis of age, race, sex, marital status,
ethnic background, source of income, and other factors.
POLICY H-3.1: Prohibit discrimination in the
availability of existing housing.
5.3 Programs
As discussed in this Element, residential development is not
permitted in Vernon due to the City's pervasive industrial
character. SCAG adopted a future housing need of zero in
Vernon as part of the 2006-2014 Regional Housing Needs
Assessment, recognizing the incompatibility of locating housing
in such a heavy industrial environment. The Gateway Cities GOG
has continued to project zero housing growth in Vernon through
Housing Element - 46
Vernon General Plan
Housing Element
the year 2030. 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
programs will implement this goal.
Program 1: Maintenance of City -Owned Residences
The City owns 26 of the total 31 housing units in Vernon all of
which are rented. The City is responsible for the maintenance and
upkeep of these units. As indicated in Section 2.0, Housing Needs
Assessment, of this Housing Element, all of the City -owned units
were determined to be in good repair. In addition, the City has
initiated an extensive renovation project on all City -owned units
to ensure the continued longevity of existing units. The City has
recently completed renovations on 12 units, with an additional 6
units currently undergoing rehabilitation (anticipated completion
by July 2008). The City plans to renovate the remaining 8 units by
the end of 2011. The City will continue to provide maintenance to
these units, thus ensuring upkeep for the majority of Vernon's
housing stock.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Complete current renovations (6 units) by July
2008. Complete remaining renovations (8
units) by December 2011.
Program 2: Code Enforcement
Of the five non -City owned units located in Vernon, none was
determined by the City to be in need of substantial rehabilitation.
Due to the limited number of privately owned units in the City, a
code enforcement program would have limited application.
However, it is nonetheless imperative that residential units be
adequately 'maintained for health, safety, and aesthetic concerns.
Community Services staff is active in the community and will
enforce the City's code to eliminate and prevent unsafe conditions
in residential units. Community Services staff responds quickly
to code enforcement complaints in Vernon. -
Services
staff is active in the community and will actively monitor all
residential units in the City to ensure the health and safety of City
residents. Staff will respond to reports of code violations within
the week that they are reported, and enforce applicable laws to
Housing Element - 47
Vernon General Plan
- - - Housing Element -
ensure the safety and preservation of all housing units within the
City.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing
Program 3: Preservation of Assisted Housing
State law (Chapter 1451, Statutes of 1989) requires the City to
identify, analyze and propose programs within the Housing
Element to address the potential conversion of all federal, State
and locally assisted housing developments eligible to change to
non -low-income use during the next ten-year period (2008-2018).
Government Code Section 65583(8) defines assisted housing
developments as the following: "multi -family rental housing that
receives governmental assistance under federal programs listed in
subdivision (a) of Section 65863.10, state and local multi -family
revenue bond programs, local redevelopment programs, the
federal Community Development Block Grant Program, or local
in -lieu fees. Assisted housing developments shall also include
multi -family rental units that were developed pursuant to a local
inclusionary housing program or used to qualify for a density
bonus pursuant to Section 65915-65917."
Vernon has no assisted housing in its jurisdiction, as confirmed by
City and State HCD staff, and through review of "Inventory of
Federally Subsidized Low -Income Rental Units at Risk of
Conversion" (California Housing Partnership Corporation), and
the "Use of Housing Revenue Bond Proceeds - 1994" (California
Debt Advisory Commission). As a result, there is no housing at
risk of losing its subsidized status that must be considered in the
Housing Element.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing
Program 4: Housing Opportunities for Residents with Special
Needs
The Fair Housing Act, as amended in 1988, requires that cities and
counties provide reasonable accommodation to rules, policies,
practices, and procedures where such accommodation may be
Housing Element - 48
necessary to afford individuals with disabilities equal housing
opportunities. To create a process for making requests for
reasonable accommodation, the City will draft and adopt
procedures to provide exceptions in zoning and building codes for
housing for persons with disabilities and provide information to
residents via public counters and the City's website. This
procedure will be a ministerial process, with minimal or no
processing fee, subject to approval by the Director of Community
Services applying the following decision -making criteria:
1. The request for reasonable accommodation will
be used by an individual with a disability
protected under fair housing laws.
2. The requested accommodation is necessary to
make housing available to an individual with a
disability protected under fair housing laws.
3. The requested accommodation would not
impose an undue financial or administrative
burden on the City.
4. The requested accommodation would not
require a fundamental alteration in the nature of
the City's land -use and zoning program.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: June 2009
Program 5: Priority Water and Sewer Services
In accordance with Government Code Section 65589.7 as revised
in 2005, after the Vernon Housing Element is adopted by City
Council, a copy will be immediately delivered to all public
agencies or private entities that provide water or sewer services to
properties within Vernon.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: 2008
Program 6: Equal Housing Opportunity
The Vernon City Clerk's Department is responsible for referring
equal housing opportunity questions. Any questions or concerns
raised by residents will be accepted by the City Clerk and brought
before City Council for resolution. In order to disseminate
information on fair housing resources more broadly throughout
the City, a Frequently Asked Questions brochure on fair housing
(FAQ) will be drafted by the City and be made available on the
Vernon General Plan
Housing Element
Housing Element - 49
Vernon General Plan
- Housing --Element
City's website and at public counters. The FAQ will include a
listing of fair housing resources, in addition to briefly explaining
existing fair housing laws and resident rights.
Responsible Agency: Department of Community Services;
City Clerk
Project Funding: Departmental Budget
Timeframe: June 2009
Table H-11 summarizes the City's quantified objectives for the
2008-2013 planning period by income group. The City will initiate
renovations on eight City -owned housing units during the
planning period, in addition to renovations that are currently
underway, and encourage the preservation of existing housing
units within the City.
Table H-11
Rehabilitation and Conservatinn Cna1c2
ot Cteg�'
ax�sex�atlbit/
ehalr3iftion
-73
r .F
Extremely Low -Income
Very Low -Income
Low -Income
2
8
Moderate -Income
6
23
Above Moderate -Income
TOTAL
8
31
5.4 Redevelopment Agency Housing Requirements
The Vernon Redevelopment Agency adopted a Redevelopment
Plan for the Industrial Redevelopment Project Area in November
1990. The properties included in the approximate 1,988-acre
Project Area were those which exhibited the worst blighted
conditions and which were in need of public assistance to
ameliorate the problems. The Project Area contains a mix of
established industrial uses, including food processing,
warehousing, manufacturing, truck terminals, and slaughtering
and rendering operations. In 1998, the Industrial Redevelopment
Project Area was amended to include an additional 137 acres of
2 CHAS data indicates that 25 percent of existing households in Vernon are low
income, no households are extremely low or very low income, and 75 percent of
households are moderate or above moderate income. The City's quantified
objectives have been correlated to these estimates.
Housing Element - 50
land, divided into 30 parcels. These parcels are predominantly
used for industrial purposes, with significant portions also being
used for parking and storage. Four housing units are located
within the Project Area, two of which are owned by the City, with
no additional housing proposed. The Redevelopment Agency has
no plans to demolish or relocate the four housing units in the
Project Area.
Pursuant to the Community Redevelopment Reform Act of 1993
(AB 1290), the Vernon Redevelopment Agency adopted a five-
year Redevelopment Implementation Plan for the 2005-2009
period. This Plan updated the Agency's goals, objectives, and
programs from the previous Implementation Plan adopted in
1999. One of the components of the Plan is to detail the Agency's
responsibilities under redevelopment law to increase and improve
the supply of low and moderate -income housing. The following
section summarizes the Vernon Redevelopment Agency's
responsibilities with regard to housing production, housing
replacement, and expenditures for low and moderate income
housing from its Implementation Plan.
Housing Production
Legislative Requirements
Health and Safety Code Section 33413(b)(1) requires that 15
percent of all housing developed or substantially rehabilitated
within a project area and without assistance from a
redevelopment agency, must be affordable to low and moderate
income households, 40 percent of which must be affordable to
very low income households. Section 33413(b)(2) requires that 30
percent of all housing developed or substantially rehabilitated
with an agency's assistance be affordable to low and moderate -
income households, 50 percent of which must be affordable to
very low income households.
Existing Housing Production in Project Area
City records indicate that the housing stock within the Vernon
Project Area has undergone a decrease of one dwelling unit since
the Project Area was adopted in 1990, leaving a total of only four
units. No housing has been added in the Project Area by either
the Redevelopment Agency or any other private or public entity.
Projected Housing Production Requirements
The City of Vernon has no existing or future housing production
requirement as defined in Section 33413(b) of the Health and
Safety Code. Because the Redevelopment Plan calls for neither the
Vernon General Plan
Housing Element
Housing Element - 51
Vernon General Plan
Housing Element
construction, destruction, nor replacement of any housing within
the Project Area, the Agency does not anticipate any housing
production requirement during the five-year Implementation Plan
period, or in the future.
Housing Replacement Requirements
Legislative Requirements
When residential housing units affordable to low and moderate
income households are demolished, destroyed, or otherwise made
unaffordable to households at these income levels as part of a
redevelopment project, the agency must replace those units within
four years (Section 33413(a) of the Health and Safety Code).
The replacement housing obligation is only triggered when the
units destroyed or removed are subject to a written agreement
with the redevelopment agency or have been financially assisted
by the agency. Destroyed units which were vacant but would
reasonably be expected to be occupied by low and moderate -
income households if occupied, must also be replaced.
Replacement units may be located anywhere within the territorial
jurisdiction of the agency.
Existing Replacement Housing Obligation
Within the Vernon Project Area, one housing unit has been
destroyed or removed from the housing market since the Project
Area was adopted in 1990. This housing unit was not destroyed
or removed as a result of any Redevelopment Agency activity or
agreement. In 1990 there were five housing units within the
Project Area boundaries, and there are currently four units
remaining.
Anticipated Removal of Units During Five -Year Plan
No units are anticipated to be removed as a part of any
redevelopment activity of the Vernon Redevelopment Agency
during the 2005-2009 Implementation Plan period, or in the
future.
Projected Housing Replacement Requirements
The adopted Redevelopment Plan is not expected to destroy,
displace or remove any housing from the market. As a result, the
Agency should not have, nor should it incur during its five-year
Implementation Plan, any replacement housing obligation as
defined under Section 33413(a) of the Health and Safety Code.
Housing Element - 52
Vernon General Plan
- - Housing Element
The City complies with Redevelopment Law regarding residential
displacement. Section V of the Report to Council and Section 450
of the Redevelopment Plan set forth the procedures the Agency
will follow, should any resident be displaced by redevelopment
activities. Additionally, if the Agency executes any agreement
that would cause the removal of any low or moderate income
housing, the Agency must . adopt a comprehensive replacement
housing plan within 30 days of the agreement, and the plan must
comply with the requirements of Section 33413 of the Health and
Safety Code (see Section V, Proposed Industrial Redevelopment
Project -- Report to Council).
Redevelopment Housing Set -Aside Requirements
Legislative Requirements
Sections 33334.2 through 33334.6 of the Health and Safety Code
require redevelopment agencies to set -aside 20 percent of the tax
increment revenues generated by a project area to a special Low
and Moderate Income Housing Fund (Low/Mod Fund). The
Low/Mod Fund must be used to "increase, improve and preserve
the community's supply of low and moderate income housing"
within the territorial jurisdiction of the agency (see Section
33334.3(c) of the Health and Safety Code).
The Community Redevelopment Law, however, contains several
exceptions to the 20 percent set -aside requirement. Section
33334.2 contains three specific exceptions, which if any one of
them applies, exempts the agency from depositing all or part of
the required monies in a Low/Mod Fund for a given year. The
— -- ---- — exceptions contained in 33334.2 were also incorporated into
Section 33334.6 of the Health and Safety Code.
A redevelopment agency need not set -aside tax increment for Low
and Moderate Income Housing if it can make the following
finding:
(1)(A) That no need exists in the community to improve, increase,
or preserve the supply of low- and moderate -income housing,
including housing for very low income households in a manner
which would benefit the project area and that this finding is
consistent with the housing element of the community's general
plan... including its share of regional housing needs of very low
income households and persons and families of low or moderate
income. (See Section 33334.2 of the Health and Safety Code).
The 2008-2014 Vernon Housing Element continues to document
that the City of Vernon has no existing housing need. SCAG has
Housing Element - 53
Vernon General Plan
Housing Element
adopted a zero Regional Housing Needs Assessment (RHNA) for
Vernon for the 2006-2014 period. The Gateway Cities Council of
Governments (COG) Subregion projections through the year 2030
continue to indicate zero housing growth in the City. As
discussed above, there are only four housing units within the
Project Area boundaries. Two of these units are owned by the
City; the remaining two are privately owned. Because of Vernon's
heavy concentration of industrial uses and the concomitant
environmental and social concerns, Vernon is not suited for new
housing development of any kind.
The Vernon Redevelopment Agency annually adopts resolutions
making the required findings that no housing need exists in the
community. The Agency expects to be able to adopt similar
resolutions annually with the appropriate findings exempting the
Agency under Section 33334.2(1)(A) of the Health and Safety
Code, as supported by the City's Housing Element.
Redevelopment Housing Set -Aside Fund Projections
Because the Agency has determined there to be no need, and
expects to continue to be able to adopt such findings, which
findings relieve the Agency from depositing money in a
Low/Mod Fund under Section 33334.2(1)(A) of the Health and
Safety Code, there are no existing or projected housing set -aside
funds for the Industrial Redevelopment Project Area.
Housing Element - 54
APPENDIX
Existing Residential Units in Vernon
City Letter to State Department of Finance
Vernon General Plan
Housing Element
Residential Units within the City of Vernon Jurisdiction
1.
3376 E. 50th Street
17.
4323 Furlong Place
2.
3378 E. 50th Street
18.
4324 Furlong Place
3.
3380 E. 50th Street
20.
4326 Furlong Place
4.
3382 E. 50th Street
21.
4327 Furlong Place
5.
3384 E. 50th Street
22.
4328 Furlong Place
6.
3386 E. 50th Street
23.
4329 Furlong Place
7.
3388 E. 50th Street
24.
4330 Furlong Place
8.
3390 E. 50th Street
25.
2328 E. Vernon Avenue
9.
3345 Fruitland Avenue
26.
2332 E. Vernon Avenue
10.
3349 Fruitland Avenue
27.
2334 E. Vernon Avenue
11.
3353 Fruitland Avenue
28.
3550 E. Vernon Avenue
12.
3357 Fruitland Avenue
29.
3560 E. Vernon Avenue
13.
3361 Fruitland Avenue
30.
2801 Leonis Boulevard
14.
3365 Fruitland Avenue
31.
2833 Leonis Boulevard
--- - - - - - , -15.
4321 Furlong Place
16.
4322 Furlong Place
19.
4325 Furlong Place
Housing Element A-1
..vAnM',- L L 1 Mb%. 1 4110
Wd VV2
CITY CCJUNCIL
LE014 5 C. MALO URG
Mayor
MOMAS A. 4IiARRA
Mayor Pro-Tem
WM. OBILi." DAVIS
CAund1mar,
K "LARRY" GONZALES
councgman
W. MICFFLAFL WCORMICK
comdlmm
BRUCE V. MALXENHORST
City. Adv&hdvtntot/City clerk
Ctdef Hmutive 041 et of
>l.ight & % er
ERX T, FRISCH
crty At Mr,r
CITY MALL
4305 SANTA FE AVENUA VEPM , CALWORN'IA M58
TBI:EPLIONE 03) ass-mi
May 26, 2005
Daniel Sheya
Research Specialist 11
Demographic Research Unit
915 L Street, 811Floor
Sa�-rarmenrto, CA 95814
JOHN' KARNS
Kamc & Rasblan
Ganes! Counsel
MUN K7LK V
factor of C *=%U- uy SoMeas & tiNatar
STEWN E. PA1(t
Fire thief
SOL BENUDIZ
polite Chef
LEINI$ f- POMBON
I4rrn for of $nvua menud ]Reath
RORY BURNETf
,G+.usex Ee ider & Co. LLP
C tyAm ntacd
Acting ftwee Ditedo.
Sub)ect: E-5 C1ty/C0unty Population. and Rotxstng Estimates for Individual
Counties
DW Mr. Shoya:
This latter is in response to your letter dated -May 6, 2005. The City of Venlon Wa-UI'i
like to thank you for the opportunity to review the ,.p CitWCounty Popaz]atioL and
Housing Estmates for Individual Gourttit;s". The C ty staff tins revkwed the 4103i'icW
State Estimates as of January 1, 2005" data for the City of Vernon. Upon resit w of lMs
list we have found the follMug figures listed within the document axe irteonwt. The
City of Vernon is an industrial City with 31 ?lousing units. The uWts'havc- been verified
and We accurate. As scut in the supporling documentation our original siNbmigal was
accurate and we request that the list be corrected, nerefore, please changre your records
to 1efXect these figures.
'La#aluseboltl Gru
96 0 MR
Persons per hoa:9ehold:
3.4,28
"E'xclusl*v Industrial"
D v .i�:uaa (12A%Ii�ILa 49JUUi)
t
Dan Sheya Pap 2 May 26, 2005
If you have any questions regarding this matter you may contact Serg-�o Canales of my
staff at (323) 583-$811 extension 219.
Very truly yours,
ev1n
Director of ConnnuWty Services and Water
SKW/4e
n
CITY CLERK'S OFFICE
INTER -OFFICE MEMORANDUM
DATE: July 14, 2008
TO: Samuel Kevin Wilson, Director of Community Services & Water
FROr Nelly Giron, City Clerk
RE: t Resolution No. 9653 - A Resolution of the City Council
of the City of Vernon Approving and Adopting the Final
2008-2014 Housing Element, Making Findings and Adopting
Finding of Consistency With the Final Environmental
Impact Report for the General Plan and Zoning Ordinance
Update in Conformance With the California Environmental
Quality Act
Transmitted herewith is a copy of Resolution No. 9653,
referenced above, which was approved by City Council on July 7,
2008.
NG:dr
c: Resolution No. 9653
Resolution No. RA-366
Ea'-4-Arl
4305 Santa Fe Avenue, Vernon, California 90058
Telephone (323) 583-8811
July 14, 2008
California Department of Housing & Community Development
Division of Housing Policy Development
1800 Third Street, Suite 430
Post Office Box 952053
Sacramento, CA 94252-2053
Re: Resolution No. RA-366 - A Resolution of the Board of Directors of
the Redevelopment Agency of the City of Vernon Regarding Low- and
Moderate -Income Housing in the City of Vernon
Dear Sir or Madam:
Transmitted herewith is a certified copy of Resolution No. RA-366,
------that was approved by the Board of Directors of the Redevelopment
Agency of the City of Vernon on July 7, 2008, along with a copy of the
Housing Element Update of the General Plan and the Final Regional
Housing Needs Assessment.
If you have any questions regarding this matter, please call Mr.
Samuel Kevin Wilson at (323) 583-8811 ext. 245.
Very truly yours,
Nelly Giron
City Clerk
NG:dr
Enclosures
c: S. Kevin Wilson
Resolution No. RA-366
Resolution No. 9653
EXc(usivefy Industria(
CERTIFICATE
STATE OF CALIFORNIA )
) ss
COUNTY OF LOS ANGELES)
I, Manuela Giron, Secretary of the Redevelopment Agency of
the City of Vernon, County of Los Angeles, State of California,
hereby certify that the attached is a full and complete copy of:
RESOLUTION NO. RA-366 - A Resolution of the Board of
Directors of the Redevelopment Agency of the City of Vernon
Regarding Low- and Moderate -Income Housing in the City of
Vernon
IN WITNESS WHEREOF, I have hereunto set my hand and affixed
the official Seal of the City of Vernon, County of Los Angeles,
State of California, on this day of July 2008.
SEAL:
zl_�
Manuela Giron
Secretary