Resolution No. 098692
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RESOLUTION NO. 9869
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
VERNON APPROVING AND ADOPTING A REVISED FINAL 2008-
2014 HOUSING ELEMENT OF THE CITY OF VERNON
WHEREAS, on December 3, 2007, the City Council of the City
of Vernon adopted Resolution No. 9484 approving the City of Vernon
General Plan; and
WHEREAS, on December 17, 2007, the City Council of the City
of Vernon adopted Ordinance No. 1139 adopting a Comprehensive Zoning
Ordinance (the "Zoning Ordinance"); and
WHEREAS, on July 7, 200.8, the City Council of the City of
Vernon adopted Resolution No. 9653 approving a 2008-2014 Housing
Element (the "Housing Element") as part of the City of Vernon General
Plan and making findings and adopting finding of consistency with the
Final Environmental Impact Report for the General Plan and Zoning
Ordinance; and
WHEREAS, the Housing Element was forwarded to the State of
California Department of Housing and Community Development ("HCD"),--�for
final review and approval; and
WHEREAS, on October 14, 2008, the HCD provided comments on
the adopted Housing Element and the City transmitted proposed revisions
to the Housing Element to the HCD; and
WHEREAS, on December 24, 2008 the HCD accepted the City's
Housing Element as revised; and
WHEREAS, the Director of Community Services & Water has
recommended that the revised Housing Element be approved.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
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CITY OF VERNON AS FOLLOWS:
SECTION 1: The City Council of the City of Vernon hereby
finds and determines that the recitals contained hereinabove are true
and correct.
SECTION 2: The City Council of the City of Vernon hereby
approves and adopts the revised Vernon General Plan 2008-2014 Housing
Element, a copy of which is attached hereto as Exhibit A and
incorporated herein by reference.
SECTION 3: The City Council of the City of Vernon hereby
directs the City Clerk, or her designee, to send a copy of the revised
Vernon General Plan 2008-2014 Housing Element to the State of
California Department of Housing and Community Development pursuant to
Government Code Section 65585(g) at the following address:
I/ / /
I/ / /
State of California -business, Transportation and
Housing Agency
Department of Housing and Community Development
Division of Housing Policy Development
Attention: Cathy E. Creswell, Deputy Director
1800 Third Street, Suite 430
P. 0. Box 952053
Sacramento, CA 94252-2053
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SECTION 4: 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 23'd day of February, 2009.
ATTEST:
MANtELA GIRON,Ci y Clerk
Name: Leonis C. Malbura
Title: Mayor / --Mmay-E����
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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. 9869, was
duly adopted by the City Council of the City of Vernon at a regular
meeting of the City Council duly held on Monday, February 23, 2009, and
thereafter was duly signed by the Mayor or Mayor Pro-Tem of the City of
Vernon.
(SEAL)
A"Z2 11'4�
MANUELA Gf�O�W, City Clerk
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2008-2014
HOUSIN,G ELEMENT
HOUSING ELEMENT
1.0 INTRODUCTION
Vernon is located near the geographic cer�ter of Los Angeles
County.'1he City is bounded on the north and west by Los
Angeles, on the east by Commerce and Bell, 4nd on the south
by Huntington Park and Maywood. Vernon is three miles
southeasto,f 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
Mlocation of zero - in recognition of Vemon'sunique 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 residentml units.
Vernon General Plan
Housing Bernent
Housing Vement - I
1.1 State Requirement
The i 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-wid.e goals
regarding the provision of decent'and suitable I 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 opporturd ties
for all 'income groups (Section 65580). 1 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 safety reasons. The Government Code
Vernon General Plan
Housing Elernent
Housing Element - 3
Vernon General Plan
Housim Element
makes it clear that the local government has the responsibility
to consider such environmental factors in the Housing Element
(Section 65580[e]). Therefore, while eachrequirement 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;
5 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 Micorrectly 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 juris I diction (of
which 28 were occupied as of 2005), the addresses for which
are listed in Appendix C, 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
Housing Mement - 4
Vernon General Plan
Housing �Iernent
Element, it is hereby acknowledged these data 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.
Utter to State Department of Finance, May 26, 2005.
2. 2004 SCAG Regional Transportation Plan
Socioeconomic Projections.
3. 20014 Comprehensive Housing Affordability Strategy
(CHAS) data; HUD tabulations based on 2000 Census
data.
j 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 Plarming 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
Housing Eletnent - 5
Vernon General Plan
Hoqsigg,glement
comment and recommendations will be considered by City
Council for incorporation into the 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 ibis 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 housin& 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 an
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 Social Service Center, Huntington Park
• Mexican American Opportunity Foundation -
Community Services, Commerce
• Ability First/East Los Angeles Center, Los Angeles
• Eastern Los Angeles Regional Center, Alhambra
I -lowing Element - 6
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. No comments were received during the public
review period. Following the review period, on July 7, 2008, a
City Council public hearing was held to review and adopt the
Housing Element. No written or oral comments were received
during the public hearing.
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 tmvlovm,
Managen
�al/ProfesAional
Sales and Office
Service Occupations
Production/Transpor
Construc: "on Maintenance
Farmm1g, Forestry, Fishing
I To�2! Jobs
I Employment data from the U.S. 2000 Census is based on samples of
the population. Because of the law population in the City, the
resulting sample size may have a fairly large margin of error.
Vernon General Plan
Housing Element
Housing Element - 7
Vernon General Plan
Hpq�ing Element
The Gateway Cities Council of Governments (COG), of which
Vernon is a part has Aeveloped population, housing, and
employment forecasts, through the year 2030. These forecasts
have been developed as part of the -subregioes 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 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
Proiected Povulation and Household Growth 20MI-MIA
.2
rdol
10shids,
9*.
RAW-
:Hihlds.
SCAG
91 25
05
25
97
25
99
25
9!X (&(Lu
96 28
100
28
102
28
104
1
2004 5UAU 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
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; tMs data is again employed bere, mostly relying on 2005 data.
Housing Element - 8
Vernon General Plan
Housing Element
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-Gccupied housing is
vacant.
Table H-3
HousinLr CharacteristieR 2005
Total Housing Units.
31
Occupied Units/Total Households
Average Household Size
3.4
Total Population
96
b(mrce: Uty ot Vernon, Uommuruty Z�ervwcs Departinent; Letter toIftte
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
budding located in the City. The City owns 84 percent of the
total housing stock: 26 dwelling unitsi 18 of which are single
family dwellings and one of which is an 8-unit apartment
building, and rents these units.
Table H-4
VoRs JA StruptureMousing Tenure M5
000her
epl.
V 60ht .1
'A
Total Housing units
31
3
25
3
De!!cheJ Singl2jamily
9
1
1�
3
Attached
2
1
1
0
Duplex
2
1
1
0
Apartments
8
0
8 J
0
0
0
0
Source: City of Vernon 2005, Community Services Department Letter to State
Department of Finance
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-occapied. by fall 2W8.
Housing Element - 9
Vernon General Plan
Hou�ing Element
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 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 A ffordapffity
The California Health and Safety Code Section 50052.5
provides the following definition of affordable housing cost
based on the area median income level (AW) 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
30% of 30% AMI
(0-30% MFI)
Very Low Income
(0-50% p
30% of 50% AMI
30% of 50% AM]
Lower Income
(51-80% MFI)
30% of 70% AMI
30% of 60% AMI
Moderate Income
(81-120% MFI)
35% of 110% AM
30% of 110% AMI
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-mcome, earning between 51 and 80 percent of the Los
Angeles County median family income (MFI) of $51,300. All
Housing Elemeni - 10
Vernon General Plan
Housing Element
other households earned more than 80 percent MFL Due to the
fact that the City owns and rents most of the housing at
unusually low monthly rents, housing overpayment is virtually
non-existenM City -owned apartments and houses rent at the
following levels:
a 1 bedroom apartment $147
0 2 bedroom apartment $173
a 2 bedroom house $205
0 3 bedroom house $236
M 3 bedroom house $367 (in Huntington Park)
a 2 bedroom apartment $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).
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 (200) land 'Sales for large industrial sites have been priced at
approximately $40 per square foot, depending on location, soil
condition and necessary demolitiorkosts.
Housing Element - 11
Vernon General Plan
Housing Element
Table H-5
Aff6rdabilif-v Matriv
. . . . . . . . . .
&
Extremely Low (O-Wlo MR)
30% AMI rrr
One Person
$11,886
$50
$so
$29,357
$247
SmallFamily
$15,270
$3K
$382
$iO6
$90
$33,708
$282
Four Person Family
sm,950
$424
442i--
$125
$95
$35,817
$299
Large Family
�18,300
W8
$IZ
$100
$3ZO82
$283
Very Low (30-500/a MR)
500/6 AMI
One Person
$1918,60
$499
$495
$&5
$115
$51,858
$410
small Family
$25 1 �4 1 50
$6 1 36
$636
$125
$ . 13 1 0
$67,020
$511
Four Person Family
250
$7'06�
$7 06
$ . 175
$140
$68,778
$531
Large Family
.$763
$763
$200
$145
$73,392
$563
Lower (6040% MR)
600/,,AMl
70%AMl
One Person
$23,760
$7,72U
%94
$693
$lW
$165
$75,238
$494
small E!T�y
W, 540
$764
$891
$150
$190
$96,816
$614
Four Pe M Family
$33,900
$39,550
$848
$989
$200
$210
$101,738
$648
Large Family
$36,6DO
$dZ700
$915
$1,068
$250
$�W.
$105,034
$665
Moderate (81-1201/16 MR)
AMI
6w Person
$43,560
$1, 1 089
$ 100
$215
$167,967
$989
Small Family
$55,990
$1,400
L$;1,271
$1,633
$150
$260
$214,998
$1,250
Pour Persm Famihj
$62,150
$1,554
:M
$1,813
$200
$28 . 0
$234,277
$1,354
Large Fan,&y
�6�,100
$1,678
'957
$250
$300 ,
$247,351
$1,428
Notations:
1. Small Family = 3 persms; Large Families = 5 persons
2. 'Property taxes and insurance based on averages for the region
3-Calculation of affordable home sales prices based on a down payment of 10%, annual interest rate of 6.5%, 30-
year mortgage, and monthly payment 30% of gross household income
4. Based on Los Angeles County ME $56,500 and 2007 HCD State Income Limits
5. Monthly affordable rent based on payments of no more than 30% of household income
Homing Element - 12
Vernon General Plan
Houping Element
Housing overpayment occurs when a households pays more
than 30 percent of gross montMy 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% T*M)
householdsi 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,
Cert ain 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.
Speoial 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 I , added
constraints to the disabled. Large volumes of street and rail
traffic, and delays qaused 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 - 13
Vemon General Pian
Hopising Element
Large Familles/Overcrowding
Large families are identified as a group with special housing
needs based on the limited availability of adequately sized,
affordable housing unita. 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 ren.ter-occupied and three of which
are owner occupied. The City's industrialcharacter 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 residenti Ol 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
housin *
g 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 fernale-headed households in Vernon,
representing 12 percent of allhouseholds. The housing needs
of female -headed households of lower income can be
addressed through the continued provision of the currently
existingaffordable housing in the. City.
Farmworkers
According to the 2000 Census, no Vernon residents have
Farming, Forestry, and Fishing occupations. Due to the laick of
opportunities for agricultural operations and the highly
industrial nature of the City, no farmin operations exist in
9
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
Housing Element - 14
Vernon General Plan
Housing Element
persons whose 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. h-t 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 tl-ds 9&-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 m'appropriate 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
Housing Element - 15
Vernon General Plan
Housing Element
inequitable and could raise potential environmental justice
concerns.
A large number of facilities for homeless individuals and
families are located within a five -mile radius of the City, in
locations that do not have the environmental constraints that
exist in Vernon. For example, the Salvation Army Shelter in
the city of Bell is a regional emergency shelter offering
emergency and transitional care for up to 340 homeless adults,
including 154 in the shelter, 128 n the . drug and alcohol
program, and 49 in longer term transitional housmig. In
addition to a place to stay, the Bell Shelter provides case
management; substance abuse rehabilitation;' individual and
group therapy/counseling; on -site health carp, medical
referrals and HIV/AID� 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 supportmg nearby
shelters such as the Salvation Army Shelter.
Future Housing Nevels
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 I . 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
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 exhvniely low-income households is also zero.
Housing Element - 16
Vernon General Plan
Housing Element
contamination, noxious odors, noise pollution, and truck- and
railroad traffic.
Energy and Water Conseivation
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 Distric . t. 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 residentia. I I 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
prolubiting 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)
Housing Elment - 17
Vernon General Plan
Housing Element
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 permit
processing fees, sitc, 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).6 As a practical matter,
the expansive definition of, "Minor Alteration or Repair" and
lack of development standards result in limited gov . ernmental
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
A minor alteration is that for which the hard costs charged,
incurred, or paid for such renovation, alteration, or repaiz� 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 valu� of all of the buildings located on the same
lot.
- Howing Element - 18
Vernon General Plan
Housing Element
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 Jhe 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' r At that
time, the development standards for the home would he
developed. The City did not undertake to develop those
criteria at this time since there are only five private residences
in Vernon.
The Major Alteration provision does not constrain the
maintenance of the existing housing stock, as property owners
are permitted to undertake a broad array of improvements that
extend the life of residential structures and im
, , prove unit
conditions, Under State lawany and all such improvements
canbe pursued consistent with Health & Safety Code Section
17922(d) and Section 17958.8 relating to the alteration and
repair of existing buildings. Section 17922(d) relates to the
standards adopted by the State, which the Zoning Ordinance in
no way invalidates. This section discusses the use of original
materials and methods for the repair, replacement, or extension
as long as it meets Building Code standards. The Zoning
Ordinance has no provisions or fin-dtations on the construction
materials utilized. Section 17958.8 is similar, as it is addresses
the use of original construction materials and methods.
Nothing in the Zoning Ordinance or Building Code prohibits
the use of original materials and methods, with the exception
of an unreinforced masonry structure, which would have to, be
seisn-dcally retrofitted. As no residential units in Vernon are
constructed of unreinforced masonry, this does not affect any
housing units.
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 Cityincluding 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
Housing Blement..19
Vernon General Plan
Housing !Elernent
(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 i's 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. Ile 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.
The City has adopted the California Building Code i
with some
minor local amendments related primarily to industrial
buildings in the- City. Per Health and Safety Code Sections
17958.5 and 17958.7, the City made required findings and filed
such findings with the California Building Standards
Commission. The amendments include administrative
processes such as'the establishment of City permit fees and
appeals boards, as well as requirements specific to hazardous
and industrial uses such as fire access roads, spray booths, and
storage of explosive and flammable materials. Vernon has also
made additional amendments to protect the safety of workers
and residents within the City. Specifically, the City requires all
wiring to be in a metallic conduit, to protect workers and
Housing Ekment - 20
residents from hazards of accidentally driving a nail or screw
through wiring. There is a marginal cos
t 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 niaterials, 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. Owne rs 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.
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, e'xistinR hous' ck.
1119 sto
Of the 31 units in the Cit I y, 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
um
Vernon General Plan
Housing Element
Hotiong Element - 21
Vernon General Plan
Housing Element
Table H-6
rarm'
U ninA V�.
1.00 to $2,000
so
2,001 to $5,000
80 for the first $2,OOD plus $4- fox
ach additional $100
$5,001 to $25,ODO
200 for the first $5,000 plus $1C
each additional $1,000
$25,001 to $50,000
.0 for the first $25;000 plus
.50 for each additional $1,000
$50,001 to siO0,000
87.50 for the first $50,000 plus
.50 fox each additional $1,000
$100,001 to $500,000
862.50 for the first $100,W0 plus
for each additional $1,000
M,001 and up
2462.50 for ��e first $500,000
$3.10 for each additional
1,000.
hour
Reinspection Fee .
hour
Additional Plan Review
0/hour
Final, Parcel, or Tentative Map
1,250- $2,006
Conditional Use Permit
-1875
Zoning Variance or Amendment
ZOOO
P��Code Variance
1,000
No new housing units are permitted in Vernon. Ho . wever,
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 notexceed 50 per�ent ue
of the market val 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 Ci has adopted the California Building Stand
.. ty ards 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 perjons 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
Housing Element - 22
Vernon General Plan
Housing Element
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, e ce
qual or ex ed 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 accommo - date housing needs of the disabled
(discussed Wow).
Sometimes, a city's' definition of "family" can limit access to
housing for pers -
ons with disabilities when the word is
narrowly defined. TTds can illegally limit the use of housing as
group homes for, persons with disabilities, but not limit
hous for families. The Vernon. Z
. ing oning Ordinance does not
define family, and therefore is . nondiscriminatory �in its
application.:
The Fair, Housing Act, as �amended in 1988, requires that c'
ities
and counties provide reasonable accommodation to rules,
policies, practices, afidprocedures where such accommodation
may be necessary to afford indivi
iduals with disabilities -equal
housing opportunities. While fair housing laws in.tend that all
people have equal access to.housing, the law also recognizes
that people with disabilities may needextra 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 certain restrictions or
requirements because it is necessary to achieve equal access to
housing. Cities and counties I are required to consider reques I ts
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
u . sed 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
ne eds of people with disabilities and also considers the impact
or effed of providing the requested accommodation on.the City
and its overall zoning scheme. Developers and providers of
Housing Element - 23
Vernon General Plan
Housing Element
housing for people with disabilities must he 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 cre . ate
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 spe . cial
structures or appurtenances (i.e., access ramps ' or lifts),
depending on ffie type of request. In order to bet -ter
accommodAe the needs of persons with disabilities, the City
has included Program 4 in this Housing Ejerne nt 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 OTdinance 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
Housing Element - 24
Vernon General Plan
Housing Element
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 dim 50 percent of the market value of the
buildings. The City's requirements for building pern-dts 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 Non7governmental 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 in detail below. Environmental fac '
tors affecting
potential residential development are related to hazardous
materials storage and processin& 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 -
Housing Element - 25
Vernon General Plan
Housing Flement
Market Constraints
Government Code Section 65583(a)(5) requires communitids 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
rernediation 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 M' the City. The City
actively performs maintenance and repai'rs-on all City owned
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, Vemor�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.
Housing Element - 26
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, landfifls 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.
0 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 carcmiogemc or teratogenic
chemical contamination). Remediation plans are required to
decontaminate the soil.
Due to high background and other petroleum contamination
and lack of feasible clean-up options, several sites were
remediated with covenants being recorded to advise future
purchasers of the presence of contamination. Due to public
health concerns, these sites would be unsuitable for future
sensitive land uses such as housing,
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
Vernon General Plan
Hotjslng,�Iement
Housing Element - 27
Vernon General Plan
Housing Element
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 bu ' sinesses handling such high volumes of
chemicals, many of which are toxic, is a factorthat must be
considered in land use planning.
If high levels of certainhighly 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 chlorin�a 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 businesse.s'throughout the community with
underground storage tanks and/or use or storage of chen-dcal
materials indicate that the entire City is subject to chemical
spills or accidents, thereby illustrating its inappropriateness for
future residential development.
In summary, Vernon�s prolonged history as an industrial City
has resulted in significant background contamination.
Industries that store or use hazardous materials are pervasive
throughout the City. 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 industrialcharacter 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
Homing Element - 28
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Vernon General Plan
Housing Element
TWs page intentionally left blank.
Housing Element - 32
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.
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 ardimals,
and a "Rendering Overlay" for the location of rendering
Vernon Oweneral Plan
Housing Element
HousingElement - 33
Vernon General Plan
Housing Element.
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 vibrationsand 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 H4, 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 16:00 P.M. within 0.10 mile of a school or
residence, and a 60 dB(A) standard be I tween 10:00 P.m. and 7.00
A.M. within 0.10 mile of a school or residence.
Housing Element - 34
Vemon Gener-alPlan
Housing Element
TMs page intentionally left blank.,
Housing Element - 36
As evidenced by the contour map, most properties in Vernon
are exposed to noise levels. of 65 CNEU 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 stationaxy noise sources. The probability is
that areas mapped as being outside the 65 dB CNEL may mi
fact expe . fien e IeVels from intermittent or other
ce excessive nois
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,
t . ruck traffic is extremely heavy, comprising nearly one-third of
all traffic in the City. These c6nditions; not only contribute to
excessive. noise levels, but also create safety hazards for
pedestrians,. particularly a problem for the elderly, persons
with dislabilities, and families with children. Although the
constr I uction Df the A lameda 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
7Community Noise Equivalent Level (CNEL) is a noise measure that
accounts for increased human sensitivity to noise at night
Vernon General Plan
Housing glernent
Housing Element -.37
1 0
9L
0
'IE
Lo
a
0
Lu
LL 0
0
E
0
0
CL
zil
Of
za
0
Vernon General Plan
Housing F-lompnt,
This page intentinnafly left blank.
Hous , ing E, lement - 40
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
childrent. The City lacks any area suitable for residential
development that has safe access to necessary residential
services.
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 Citys 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
un.reinforced masonry structures suitable for demolition.
A total of 11 vacant sites and underutilized properties were
considered to have some limited potential for residential
Vernon General Plan
Housing Element
HousingElement - 41
Vernon General Plan
Housing Element
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 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 ABCD 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 wWch 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
treatmentfacilities, the presence of hazardous materials and
Housing Element - 42
LEGEND Figure H-6
City Boundary inventory of Vacant
Potenfial Skes and Underutilized Sites
o IGLE-IR51.AO RE Wmon U; 7en�j Flin
w Plooft & DemlopmWE COMIdfixgFrm
Vernon General Plan
Housing Element
Table H-7
Characteristics of Vacant and Underutilized Sites in Commercial/Industrial Zones
Des
Ak
an e:
t
A
6302-OOM7
2675 Santa Fe Ave
0.09
1 - (Comm.
Two-story unreinforced
Overlay)
masonry retail building.
13
6302-004-014
1 Santa Fe Ave
0.58
1 - (Conun.
Vacant lot
12626
Overlay)
C
6302-004-017
2401 27th Street
0.41
1 - (Comm.
Two-story unreh-iforced
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
1 - (Comix-L
One-story unreinforced
Overlay)
masonry building.,
Dilapidated condition.
F
6309-002-009
5200 Santa Fe Ave
0.15
1 - (Comn-L
Truck repair and adjacent
Overlay)
parking lot.
G
6309-002-M8
5208 Santa Fe Ave
0.15
1 - (Comm.
Dilapidated retail building
Overlay)
H
6309-005-008
5592 Santa Fe Ave
0.15
1 - (Conum
Vacantlot
Overlay)
1
6309-006-012
5600 Santa Fe Ave
0.15
1 - (Comn-L
Vacant, dilapidated
Overlay)
building and adjacent
vacantlot
J
6302-020-059
3851 Soto St
0.39
1 - (Conum
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 - 44
Vernon General Plan
Housing Element
Table, H-8
Locational Owacteristics of Vacant and Underutilized Sites
in Commercial/Industrial Zones
J.,
�Odot
Haz 4:4:.,
A
Cold storage, retail,
High
High
Mod
Mod
Nearby underground storage
garment mf&
tank. Acetylene, freon, lead
warehousing
acid batteries, motor oil,
antifreeze (waste), gasoline,
2!!Io�en
B
Cold storage, retail,
High
High
Mod
Mod
Nearby petroleum release and
garment mfg,
landfill (dosed)
ware -housing
C
Cold storage, retail,
High
High
Mod
Mod
Nearby dosed landfill and
garment mfg,
underground storage tank.
warehousing
Acetylene, freon, lead acid
batteries, motor oil, antifreeze
(waste), gasoline, nitrogen
Commercial, retail,
High
High
Mod
Mod
Acetylene, oxygen,
garment mf& wholesale
antifreeze/coolant, gasoline,
nitrogen, azeotqpe. 3
CALARP sites within 12W-
20W.
E
Wholesale, garment
High
High
Low
Mod
Propane, freon, motor oil,
mf& warehousing
acetylene gas, coolant,
Anderol 500, Adersol 750,
waste oil, oxygen.
F
Commercial, retail,
High
High
Low
Mod
Class B Hazardous materials
garment mf& 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 mf& wholesale
automotive fluids, propane,
motor oil.
H
Residential,
High
High
Low
Mod
Acetylene, MM oxygen,
warehousing, cold
propane.
storage, wholesale
I
Residenfial,
High
High
Low
Mod
Acetylene, argon, helium,
warehousing, cold
hydrogen, carbon dioxide,
storage, wholesale
nitrogen, oxygen, map gas,
MEKI Z22M.
J
Commercial, retail
High
High
High
Low
'Propane, freon, motor oil,
acetylene gas, c�jlqnt.
K
Oasoline disMu—fion
Propane, freon, motor ot
and storage facilities
High
High
High
Low
acetylene gas, coolant,
Anderol 500, Adersol 750,
-pste I -oxygen
source, City of Vernon, Community Services Department
Housing Element - 45
Vernon General Plan
-Housing Element
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.
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 pro'
blems and are
within close proximity of sites containing hazardous materials,
making them extremely hazardous to potential residents. The
development of new residential useg 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.
TCACs 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 Ffigh
School. As indicated in Table H-9, while four of the sites (E, F, G,
and q meet the 1/2 mile locational criteria for elementary schools,
all ten sites are at least 1-Y2 to 2-1/2 miles away from the nearest
middle and high schools.
Housing Element - 46
The closest full service grocery store to the potential residential
sites in Vernon is a Superior Super Warehouse located on Pacifi�
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 thenearest grocery store is up to 2 1/2 miles away
from the identified sites, with only four sites (F, G, Hand 4 failing
within TCAC's one -mile standard.
The TCACs locational criteria for public parks is a maximum of
one-half mile from residential development.. Several park and
recreational facilities are locate d west of Santa Fe Avenue along
Compton Avenue, as well as a small park on I�ong Beach Avenue.
Nine of Vernoes potential residential sites he approximately one
mile fro m' one of these parks, and two he 1-1/2 miles from a park.
Table H-9
Residential Service Characteristics of Unimproved and
Underutilized Sites in Commercial/Industrial Zone
. . .. ... . .
wfte y-;..,.;,
�Xear -.6V.
A
3/4 mile
21/2 miles
21/2n-dles
21/2miles
I mile
13
3/4 Mile
21/2 miles
2 Y2 miles
21/2 miles
.1 mile
�c
3/4 mile
21/2 miles
2 Y2 miles
21/2 miles
1 mile
D
1/4 n-ffle
TI/4 -ndles
2 miles
2 miles
1 mile
jE
Y2 mile
2 miles
13/4
11/2 miles
1 mile
F
Y2 mile
2 miles
11/2 miles
I miles
1 mile
G
1/2 mile
2 miles
I Y2 miles
1 miles
1 mile
H
3/4 mile
2 Y2 rrd4bS
.1 mile
1 mile
1 mile
1
3/4 mile
21/2 miles
1 mile
3/4 mile
1 mile
j
I mile
21/2 miles
1 Y2 miles
13/4 miles
TY2 miles
K
3/4 mile
2 Y2 miles
1 3K miles
A 3/4 miles
11/2 miles
Sowce: City of Vemon, Community Services DepartmenL
Verno n General Plan
Housing Element
Housing Element - 47
Vernon General Plan
Hpwing Element
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 pubhc 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.
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�-buflt 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 Zorung
Ordinance does not permit new housing of any kind in the City.
Future residential development is inappropriate in Vernon. As
reflected by the citys 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.8
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-m'come households, (as prescribed by
Government Code 65 583.2(c)(3). As such, no analysis is required.
Further, as described above, all City -owned units are rented at affordable
levels.
Housing Element - 48
Vernon General Plan
Housing Element
5.0 HOUSING PLAN
The Housing Plan for the Vernon Housing Element sets forth
goals, policies, and implementing programs to address the
housing needs patticular to the City of Vernon. Prior to presenting
the goals, policies, and programs, an evaluation of the programs
in the previous Housing Element (2000) is presented as: a
foundation for developing the Plan for the 2008-2014 Housing
Element.
5.1 Evaluation of Previous Accomplishments
State law (California Government Code Section 65588(a)) Tequires
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 Ho i Element are concerned with emphasizing the need
UsIng
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
Housing Element. 49
Vernon General Plan
Housing Plement
Table H-10
Unn-eine 1F.Im"ant Avenvnnimahmanto
" =w-', MAJIMMA
-40- -� __ g
fiV
Continue to enforce all relevant
Progress: The City's Department of Community Services is responsible
Policy 1.1
building and zoning codes to
for code enforcement activities. Due to the lin-dted number of units in
ensur e that all residential units
the City, staff can accurately monitor all units and has deten-nined that
are adequately maintained.
all are in good repair.
Effectiveness: The City has been effective in maintaining housing
The City- wMas required,
undertake code enforcement .
conditions in the City, and responds to complaints as needed. The City
Program
activities on Vernon's few
renovated twelve City -owned units during 2007.
privately owned units to ensure
Continued Appropriateness: Code enforcement is an important
health and safety of residents.
component that ensures that.the limited number of units in the City
Lemain, in �� repair.
Encourage the separation of
Progress: The City discourages the occupation and construction of
residential units from industrial
dwelling units on or near industrial sites since activities on industrial
operations or storage areas that
sites include operations that can be hazardous to residents.
are potentially hazardous to the
Effectiveness: While no residential units have been separated from
health and safety of their
industrial operations during the planning period, no new units have
Policy 1.2
occupants.
been constructed.
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 programis 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 equipped
providing renovations on vacated units and repairs as needed on
with air conditioning, approved
occupied units. In 2007, twelve units received extensive renovations.
policy 1.3
air and water filtration systems,
Effectiveness: The City successfully renovated twelve units in 2007,
and sound insulation to protect
adding new appliances, updating heating and cooling systems, and
residents from exposure to
providing insulation for sound protection and energy conservation
adverse environmental
purposes. I .
conditions.
Continued Appropriateness: The City owns a majority of residences in
the City. The City is fully involved with the maintenance and upkeep
The City will continue to
provide maintenance of City-
of the properties, and will continue to provide these services on other
Program
owned units.
units in the City, as they are needed. No new units will be allowed in
the City, but all remodeled units will be required to provide air
filtration and sound insulation protection.
hfitigate any residential
Progre I ss- No residenti al units were demolished during the last
displacement impacts occurring
planning period.
as a result of residential
Effectiveness: The City is committed to maintaining the existing
Policy 1.4
demolition through unit
housing units in the City.
replacement or relocation of
Continued Appropriateness: The City's primary housing goal is to
tenant.
preserve the existing housing units. The City is committed to
I
mitigating residential displacement impacts, should they occur.
Housing Element - 50
Vernon General Plan
Housing, Element
Table H-10
RonsinLr Element AcconiDlishments for 2000-2008 PlanninL, Period
R
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 a been
Policy 2.1
physically sound.
determined to be in good condition.
Continued Appropriateness: The major focus of housing policy in
Vernon is topreserve the existing housing stock and maintain safe and
viable housingtinits.
The City has no assisted
Progress: There are no assisted housing units in the City. The City does
housing in its jurisdiction. As
not allow new housing; as such, no new assisted units will be located in
such, there are no housing units
the City.
at risk of losing its subsidized
Effectiveness- While there are no federally- or state -assisted units in
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. City
Program
policy focuses on retention and maintenance of the 3.1 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 fids 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 Z 2006 regarding
safety personnel.
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 discriniination based on occupation
Policy 2.2
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: Tins 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 �o icy. No new residential uses are permitted in the 2Y.
Prohibit discrimination in e
gress: The City has not been advised of, any discriminatory practices
availability of housing, and
that have occurred in regards to the availability of housing. The City
prosecute anyone found guilty
will take a proactive approach in enforcing antidiscrimination laws.
of practicing housing
Effectiveness: The City hasreceived no complaints regarding any
discrimination.
discriminatory actions and will continue to enforce all fair housing law.
Policy 3.1
Continued Appropriateness: The City's Zoning Ordinance does not
allow the development of new housing in the City. As such, housing
discrin-dnation 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 - 51
Vemon:G.eneral Plan
Mousing �-lernent
sound insulation to reduce potentially adverse air quality and
noise related impacts from the adjacent industrial uses.9
6.2 Goals and Policies
GOAL H-1
Ensure that all housing units are maintained in decent, safe, and
sanitary condition.
POLICY H71.1: 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.
TOLICY H-1.3: Mitigate any residential displacement
im pacts 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, I sex, marital status,
ethnic background, source of income, and other factors.
POLICY H-3.1: Prohibit. discrimination in the
availability of existing housing.
9 Vernon does not require an adequate sites, implementation/rezone
program per Govemment Code Section 655M.09, the City's RHNA of
zero required no sites during the previous planning period.
Homing Element - 52
Vernon General Plan
Housing Ele ment
6.3 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 heav industrial environment The Gateway Cities GOG
I y
has continued to project zero housing growth in Vernon through
the year 2030. As such, program s 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
Timefirame: Complete current re ' novations,(6.units) by July
2008. Complete remaining renovations (8
u") by December 2011.
Program 2- Code Enforcement
Of the five non -City owned units located in Vernon, none was
detern-dned 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 applicatiom
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
HousingEtement-53
Vernon General Plan
Housing Element
enforce the City's code to eliminate and prevent unsafe conditions
in residential units. Community Services staff responds quickly to
code enforcement complaints in Vernon, Community Services
staff is active in the community and will actively monitor all
residential units in the City to ensure the health '
and safety of City
residents. Staff will respond to reports of code violations within
the week that they are reported, and enforce applicable laws to
ensure the safety and preservation of all housing units within the
City.
Responsible Agency: Department of Community Services
Project Funding. Departmental Budget
Timeftante: Ongoing
Program 3: Preservation of Assisted Housing
State law (Chapter 1451, Statutes of 1989) requires the City to
identify, analyze and propose progr�ms within the Housing
Element to address the potential conv&sion 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
Timeftame: Ongoing
Housing Element - 54
Program 4: Housing Opportunities for Residents with Special
Needs ,
The Fair Housing Act, as amended in 1988, requires that cities and
counties provide reasonable accommodation to rules, policies,
practices, and procedures where such accommodation may be
necessary to afford individuals with disabilities equal housing
opportunities. 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
require a fundamental alteration in the nature of
the City's land -use and zoning program.
The procedure will include consideration of allowing an increase
in habitable floor area, of an existing residence to accommodate
disabled persons.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeftame: 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
Timeftame: 2008
Vernon General Plan
Housing Element
Housing Element - 55
Vernon General Plan
Housing Element
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 b� 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
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
Prqect Funding: Departmental Budget
Timeftame: June 2009
Table H-11 'summarizes the C I ity'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 Cninaprvn*;�" t--igio
0- teg§�
W
Exi
VeryLow-Income
Low -Income
2
8
Moderate -Income
6
23,
Above Moderate-Incmne
TOTAL
8
31
6.4 Redevelopment Agency Housing Requimments
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
10 CHAS data indicates that 25 percent of,existing households in Vernon
are low m*come, 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 esUmtes.
Housing Element - 56
Vernon General Plan
Housing.flpment
conditions and which were in need of public assistance to
ameliorate the problems. The Project Area containsa n-dx of
established industrial uses, including food processing,
warehousing, manufacturm& truck terminals, and slaughtering
and rendering operations. In 1998, the Industrial Redevelopment
Project Area was amended to include an additional 137 acres of
land, divided into 30 parcels. These parcels are predon-dnantly
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, objpctives, 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 Agen . cy'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.
Fixisting 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 his been added in the Project Area by either
the Redevelopment Agency or any other private or public entity.
Housing Element - 57
Vernon General Plan
Housing Flernent
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
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.
1-l'ousingy 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 m'come levels as part of a
redevelopment project, the agency must replace those unitswifl-tin
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
remammg.
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.
ProjecW Housing Replacement Requirements
The adopted Redevelopment Plan is -not expected to destroy,
displace or remove any housing from the market. As a result, the
Housing Eleinent - 58
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.
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).
RedeVVIOPMOnt 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 "micrease, 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
Vernon General Plan
Hot4sing Element
HousingElement-59
Vernon General Plan
Housing Element
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
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 own ed by the
City; the remaining two are privately owned. Because of Vernon�s
heavy concentration of industrial uses and the concomitant
enviromnental 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(l)(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(l)(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 - 60
VERNON GENERAL PLAN
2008-2014
HOUSING ELEMENT
HOUSING ELEMENT
11.0- 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 conu-nitted 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 - I
Vernon General Plan
Housing Element
r-- 1 11 Miles
0 2.5 5
Figure H-1: Regional Location
Housing Element - 2
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
exan-dnes 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 attami 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 safety reasons. The Government Code
Vernon General Plan
Housing Element
Housing'Element - 3
Vernon General Plan
Housing Element
makes it clear that the local government has the responsibility
to con' sider 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;
• Safe 7-
• 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 Appendix C, 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
Housing Element - 4
Element, it is hereby acknowledged these data 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
comrnent 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 Conu-nission,
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
Vernon General Plan
Housing Element
Housing Element - 5
Vernon General Plan
Housing Element
comment, and recommendations will be considered by City
Council for incorporation into the 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, 2006.7he 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-pwned 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,
�008. 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 Social Service Center, Huntington Park
• Mexican American Opportunity Foundation -
Community Services, Commerce
• Ability First/ East Los Angeles Center, Los Angeles
• Eastern Los Angeles Regional Center, Alhambra
Housing Element - 6
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. No comments were received during the public
review period. Following the review period, on July 7, 2008, a
City Council public hearing was held to review and adopt the
Housing Element. No written or oral comments were received
during the public hearing.
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 Ern-olovrnent 2000
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
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
Housing Element
Housing Element - 7
Vernon General Plan
Housing Element
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 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
Proiected Po-oulation and Household Growth 2000-2030
2 00
.2016�1
.2030
P op
Rshlds
Hshlds
Po p
Hshldg..
Pop
1, Hshlds
SCAG
91
25
95
25
97
25
99
25
City (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
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.
Housing Element - 8
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.
Table H-3
HousinLy Characteristics 2005
0*04)�hdr 1. a I cte- flstics�
Total Housing Units
31
Occupied Units/Total Households
28
Average Household Size
3.4
Total Population
96
nource: t.
_iuy or vemon, �,_ommurutyoervices uepartment: Letter to titate
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/Housing Tenure 2005
_T
0*�,qer.
Occd i&d,:
p
Renter
Oc cuple&
Va&nt
M�' S
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
F:::E4
8
0
Mobile Home
0
0
0
0
Source: City of Vernon 2005, Community Services Department: Letter to State
Department of Finance
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.
Vernon General Plan
Housing Element
Housing Element - 9
Vernon General Plan
Housing Element
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 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 A ffordability
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
30% of 30% AMI
(0-30% MFI)
Very Low Income
(0-50% MFI)
30% of 50% AMI
30% of 50% AMI
Lower Income
(51-80% MFI)
30% of 70% AMI
30% of 60% AMI
Moderate Income
(81-120% MFI)
35% of 110% AMI
30% of 110% AMI
Because the City's resident population is so small, 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
Housing Element - 10
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:
M 1 bedroom apartment $147
0 2 bedroom apartment $173
M 2 bedroom house $205
M 3 bedroom house $236
N 3 bedroom house $367 (in Huntington Park)
M 2 bedroom apartment $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).
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.
Vernon General Plan
Housing Element
Housing Element - 11
Vernon General Plan
Housing Element
Table H-5
Affordabilitv Matrix
nico: me, 'i
iuste&N
T
0
t
S S-
0 ce,
S' Ce
0
',-Rentai
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% MR)
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
$14 . 5
$73,392
$563
Lower (50-80% MR)
60%AMI
70%AMI
I
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
$36,600
$42,700
$915
$1,068
$250
$220
$105,034
$665
Moderate (81-120% MFI)
110%
AMI
One Person
$43,560
$1,089
$1,271 1
$100
$215
$167,967
$989
Small Family
$55,990
$1,400
$1,633
$150
$260
$214,99L
$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
'4ULdUUJ.tS;
1. Small Family = 3 persons; Large Families = 5 persons
2. Property taxes and insurance based on averages for the region
3. Calculation of affordable home sales prices based on a down payment of 10%, annual interest rate of 6.5%, 30-
year mortgage, and monthly payment 30 % of gross household income
4. Based on Los Angeles County MFI $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 - 12
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.
Vernon General Plan
Housing Element
Housing Element - 13
Vernon General Plan
Housing Element
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 rn I ake
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
Housing Element - 14
persons whose incomes fall below the poverty level, reductions
in public subsidy to the poor, and the deinstitutionalization of
the mentally iff. 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 co ' nditional 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
Vernon General Plan
Housing Element
Housing Element - 15
Vernon General Plan
Housing Element
inequitable and could raise potential environmental justice
concerns.
A large number of facilities for homeless individuals and
families are located within a five -mile radius of the City, in
locations that do not have the environmental constraints that
exist in Vernon. For example, the Salvation Army Shelter in
the city of Bell is a regional emergency shelter offering
emergency and transitional care for up to 340 homeless adults,
including 154 in the shelter, 128 in the drug and alcohol
program, and 49 in longer term transitional housing. In
addition to a place to stay, the Bell Shelter provides case
management; substance abuse rehabilitation; individual and
group therapy/ counseling; on -site health care, medical
referrals and HIV/AIDS education; job training; on -site adult
education classes and life skills classes. 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
A.ssessment (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 deeme&inappropriate in Vernon due
to the City's pervasive industrial environment and land use
incompatibilities related to hazardous materials, background
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 - 16
contamination, noxious odors, noise pollution, and truck and
railroad traffic.
Energy and Water Conservation
Compared withVernon'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 hn-dting, 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 envirom-nental 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)
Vernon General Plan
Housing Element
Housing Element - 17
Vernon General Plan
Housing Element
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 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).6 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
6 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.
Housing Element - 18
nonconforming status of the residence. A Major Alteration or
Repair is considered to be the functional equivalent of a tear -
down and re -build, which the City does not permit, for the
same reasons that it does not permit new construction of
residences. However, if the Major Alteration or Repair is
necessitated by a natural disaster, such as an earthquake or fire,
the owner does have the right to rebuild the residence. At that
time, the development standards for the home would be
developed. The City did not undertake to develop those
criteria at this time since there are only five private residences
in Vernon.
The Major Alteration provision does not constrain the
maintenance of the existing housing stock, as property owners
are permitted to undertake a broad array of improvements that
extend the life of residential structures and improve unit
conditions. Under State law.- any and all such improvements
can be pursued consistent with Health & Safety Code Section
17922(d) and Section 17958.8 relating to the � alteration and
repair of existing buildings. Section 17922(d) relates to the
standards adopted by the State, which the Zoning Ordinance in
no way invalidates. This section discusses the use of original
materials and methods for the repair, replacement, or extension
as long as it meets Building Code standards. The Zoning
Ordinance has no provisions or limitations on the construction
materials utilized. Section 17958.8 is similar, as it is addresses
the use of original construction materials and methods.
Nothing in the Zoning Ordinance or Building Code prohibits
the use of original materials and methods, with the exception
of an unreinforced masonry structure, which would have to be
seismically retrofitted. As no residential units in Vernon -are
constructed of unreinforced masonry, this does not affect any
housing units.
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
Vernon General Plan
Housing Element
Housing Element - 19
Vernon General Plan
Housing Element
(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 detern-dned at that
time.
The City has adopted the California Building Code with some
minor local amendments related primarily to industrial
buildings in the City. Per Health and Safety Code Sections
17958.5 and 17958.7, the City made required findings and filed
such findings with the California Building Standards
Commission. The amendments include administrative
processes such as the establishment of City permit fees and
appeals boards, as well as requirements specific to hazardous
and industrial uses such as fire access roads, spray booths, and
storage of explosive and flammable materials. Vernon has also
made additional amendments to protect the safety of workers
and residents within the City. Specifically, the City requires all
wiring to be in a metallic conduit, to protect workers and
Housing Element - 20
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.
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.
Vernon General Plan
Housing Element
Housing Element - 21
Vernon General Plan
Housing Element
Table H-6
Yermit and Frocessing Fees
$1.00 to $2,000
$80
$2,001 to $5,000
$80 for the first $2,OOFplus _$4 foi
each additional $100
$5,001 to $25,000
$200 for the first $5�000 -plus $1C
each additional $1,000
-for
$25,001 to $50,000
$400 for the first $25,000 plus
$7.50 for each additional $1,000
$50,001 to $100,000
$587.50 for the first $50,000 plus
--
$5.50 for each additional $1,000
$100,001 to $500,000
$862.50 for the first $100,000 plus
$4 for each additional $1,000
$500,001 and up
$2,462.50 for the first $500,000
plus $3.10 for each additional
Inspection Outside of Normal Hours $75/hour
Reinspection Fee $75/hour
Additional Plan Review $150/hour
Final, Parcel, or Tentative Map $1,250 - $2,000
Conditional Use Permit $2,875
Zonin Variance or Amendment $2,000
Building Code Variance $1,000
auurce; _ny oi vernonrees, htiecuvejuiy i, 2uu8
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
Housing Element - 22
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 hn-dt the use of housing as
group homes for persons with disabilities, but not limit
housing for families. The Vernon Zoning Ordmiance 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 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
Vernon General Plan
Housing Element
Housing Element - 23
Vernon General Plan
Housing, Element
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 on the type of request. In order to better
accommodate the needs of persons wi ' th 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 housingunits 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
Housing Element - 24
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 -govern mental 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 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.
Vernon General Plan
Housing Element
Housing Element - 25
Vernon General Plan
Housing Element
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
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.
Housing Element - 26
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.
M Ten closed landfill sites.
Overfilling storage tanks, leaking pipes, and leaking tanks have
resulted in residual s oil contamination in Vernon. Sixteen sites
have been declared Proposition 65 sites (determined by
laboratory tests to have excessive carcinogenic or teratogenic
chemical contamination). Remediation plans are required to
decontaminate the soil.
Due to high background and other petroleum contamination
and lack of feasible clean-up options, several sites were
remediated with covenants being recorded to advise future
purchasers of the presence of contamination. Due to public
health concerns, these sites would be unsuitable for future
sensitive land uses such as housing.
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
Vernon General Plan
Housing Element
Housing Element - 27
Vernon General Plan
Housing Element
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 planning.
If high levels of certain highly toxic chemicals are present in a
business' hazardous materials inventory, these businesses are
further regulated through the California Accidental Release
Prevention Program (CALARP). Such businesses are required
to provide the City's Environmental Health Department with a
CALARP report detailing how they plan to prevent the release
of such chemicals, as well as presenting a plan for clean-up and
notification if there were an accidental release. Such regulated
chemicals include ammonia and chlorine gas and could impact
a large geographic area if released. As illustrated in 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 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
Housing Element - 28
Figure H-2 - Hazardous Materials Locations
Vernon General Plan
Housing Element
Housing Element - 29
Vernon General Plan
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Housing Element - 30
Figure H-3 Highly Toxic Regulated Substances
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Housing Element - 32
following facilities are currently being proposed within
Vernon:
Electric Generating Plant
Oil Refinery
Biodiesel Plant
The City has subn-dtted 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.
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
Vernon General Plan
Housinq Element
Housing Element - 33
Vernon General Plan
Housing Element
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 - 34
Figure H-4 — Noise Contour Map (11" x 17")
Vernon General Plan
Housing Element
Housing Element - 35
Vernon General Plan
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Housing Element - 36
As evidenced by the contour map, most properties, in Vernon
are exposed to noise levels of 65 CNEU 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
7 Community Noise Equivalent Level (CNEL) is a noise measure that
accounts for increased human sensitivity to noise at night.
Vernon'General Plan
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Housing Element - 37
Vernon General Plan
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Housing Element - 38
Figure H-5 — Major Transportation Corridors
Vernon General Plan
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Housing Element - 39
Vernon General Plan
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Housing Element - 40
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.
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
Vernon General Plan
Housing Element
Housing Element - 41
Vernon General Plan
Housing Element
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 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
Housing Element - 42
Figure H-6 — Inventory of Vacant and Underutilized Sites in
Vernon
Vernon General Plan
Housing Element
Housing Element - 43
Vernon General Plan
Housina Element
Table H-7
Characteristics of Vacant and Underutilized Sites in Commercial/Industrial Zones
Re
site
"A ssessor,, -
'§Iz
igna ion,
q�
a 14
rce ,
t( cfe$
A, ')
an Z
1 1, 1 d'. � One
hvlkovemenrtS�
A
6302-008-017
2675 Santa Fe Ave
0.09
1 - (Comm.
Two-story unreinforced
Overlay)
masonry retail building.
B
6302-004-014
2626 Santa Fe Ave
0.58
1 - (Comm.
Vacant lot
Overlay)
C
6302-004-017
2401 27th 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
1 - (Comm.
One-story unreinforced
Overlay)
masonry building.
Dilapidated condition.
F
6309-002-009
5200 Santa Fe Ave
0.15
1 - (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
1 - (Comm.
Vacant lot
Overlay)
1
6309-006-012
5600 Santa Fe Ave
0.15
1 - (Comm.
Vacant, dilapidated
Overlay)
building and adjacent
vacantlot
J
6302-020-059
3851 Soto St
0.39
1 - (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 - 44
Vernon General Plan
Housing Element
Table H-8
Locational Characteristics of Vacant and Underutilized Sites
in CommerciaVIndustrial Zones
to Sources, Of
d'- L d
S Yrroup.-Ing, �an
'
Ti
Rafir
To C,Material� ii�
-,N
1 ,0
T-Offk
_Oise.
-N
JOdot
ffq;tAtd
": ; .11 , 2001it
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 mf-g,
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,
Anderol 500, Adersol 750,
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.
*
Commercial, retail,
High
High
Low
Mod
Acetylene, oxygen, waste oil,
garment mfg, wholesale
automotive fluids, propane,
motor oil.
*
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
I
High
Low
Propane, freon, motor oil,
acetylene 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: City of Vernon, Community Services Department
Housing Element - 45
Vernon General Plan
Housing Element
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.
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 inj 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 1/2 mile locational criteria for elementary schools,
all ten sites are at least 1-1/2 to 2-1/2 miles away from the nearest
middle and high schools.
Housing Element - 46
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 2 1/2 miles away
from the identified sites, with only four sites (F, G, H and 1) 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
Zone
Ne:a: rest
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
13/4 miles
2 miles
2 miles
1 mile
E
1/2 mile
2 miles
13/4 miles
11/2 miles
1 mile
F
1/2 mile
2 miles
11/2 miles
1 miles
1 mile
G
1/2 mile
2 miles
11/2 miles
1 miles
I mile
H
3/4 mile
21/2 miles
1 mile
1 mile
1 mile
1
3/4 mile
2 1/2 miles
1 mile
3/4 mile
1 mile
j
1 mile
2 1/2 miles
11/2 miles
13/4 miles
11/2 miles
K
3/4 mile
2 1/2 miles
13/4 miles
13/4 miles
11/2 miles
Source: City of Vernon, Community Services Department.
Vernon General Plan
Housing Element
Housing Element - 47
Vernon General Plan
Housing Element
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.
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-fan-dly 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 nuight 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.8
8 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 - 48
5.0 HOUSING PLAN
The Housing Plan for the Vernon Housing Element sets forth
goals, policies, and implementing programs to address the
housing needs particular to the City of Vernon. Prior to presenting
the goals, policies, and programs, an evaluation of the programs
in the previous Housing Element (2000) is presented as a
foundation for developing the Plan for the 2008-2014 Housing
Element.
5.1 Evaluation of Previous Accomplishments
State law (California Government Code Section 65588(a)) requires
each jurisdiction to review its housing element as frequently as
appropriate and evaluate:
• The appropriateness of the housing goals, objectives, and
policies in contributing to the attainment of the state housing
goal;
• The effectiveness of the housing element in attainment of the
community's housing goals and objectives; and
• The progress in iinplemen,tation. 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
Vernon General Plan
Housing Element
Housing Element - 49
Vernon General Plan
Housing Element
Table H-10
Housing Element Accomplishments for 2000-2008 Planning Period
1 'i 1:11! In i, 11il 1 3:
Continue to enforce all relevant
Progress: The City's Department of Community Services is responsible
Policy 1.1
building and zoning codes to
for code enforcement activities. Due to the limited number of units in
ensure that all residential units
the City, staff can accurately monitor all units and has determined that
are adequately maintained.
all are in good repair.
Effectiveness: The City has been effective in 'maintaining housing
The City will, as required,
undertake code enforcement
conditions in the City, and responds to complaints as needed. The City
Program
activities on Vernon's few
renovated twelve City -owned units during 2007.
privately owned units to ensure
Continued Appropriateness: Code enforcement is an important
health and safety of residents.
component that ensures that the limited number of units in the City
remains in ood repair.
Encourage the separation of
Progress: The City discourages the occupation and construction of
residential units from industrial
dwelling units on or near industrial sites since activities on industrial
operations or storage areas that
sites include operations that can be hazardous to residents.
are potentially hazardous to the
Effectiveness: While no residential units have been separated from
health and safety of their
industrial operations during the planning period, no new units have
Policy 1.2
occupants.
been constructed.
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 equipped
providing renovations on vacated units and repairs as needed on
with air conditioning, approved
occupied units. In 2007, twelve units received extensive renovations.
Policy 1.3
air and water filtration systems,
Effectiveness: The City successfully renovated twelve units in,2007,
and sound insulation to protect
adding new appliances, updating heating and coohng.systems, and
residents from exposure to
providing insulation for sound protection and energy conservation
adverse environmental
purposes.
conditions.
Continued Appropriateness: The City owns a majority of residences in
the City. The City is fully involved with the maintenance and upkeep
The City will continue to
provide maintenance of City-
of the properties, and will continue to provide these services on other
Program
owned units.
units in the City, as they are needed. No new units will be allowed in
the City, but all remodeled units will be required to provide air
filtration and sound insulation protection.
Mitigate any residential
Progress: No residential units were demolished during the last
displacement impacts occurring
planning period.
as a result of residential
Effectiveness: The City is committed to maintaining the existing
Policy 1.4
demolition through unit
housing units in the City.
replacement or relocation of
Continued Appropriateness: The City's primary housing goal is to
tenant.
preserve the existing housing units. The City is committed to
sidential displacement impacts, should they occur.
Housing Element - 50
Vernon General Plan
Housing Element
Table H-10
HousinLy Element Accomnlishments for 2000-2009 Plannino Perind
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 does
housing in its jurisdiction. As
not allow new housing; as such, no new assisted units will be located in
such, there are no housing units
the City.
at risk of losing its subsidized
Effectiveness: Whilethere are no federally- or state -assisted units in
status.
Vernon, the City owns 26 of the City's 31 housing units. These units are
Program
rented at levels that are affordable to very -low income tenants. City
policy focuses on retention and maintenance of the 31 existing housing
units, with no plans for removal of any units, City -owned or otherwise.
Continued Appropriateness: While there is no assisted housing in the
City that requires monitoring, the City 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 regarding
safety personnel.
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 occupation
Policy 2.2
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.
Jr
Prohibit discrimination in the
Progress: The City has not been advised of any discriminatory practices
availability of housing, and
that have occurred in regards to the availability of housing. The City
prosecute anyone found guilty
will take a proactive approach in enforcing antidiscrimination laws.
of practicing housing
Effectiveness: The City has received no complaints regarding any
discrimination.
discriminatory actions and will continue to enforce all fair housing law.
Policy 3.1
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 - 51
Vernon General Plan
Housing Element
sound insulation to reduce potentially adverse air quality and
noise related impacts from the adjacent industrial uses.9
5.2 Goals and Policies
GOAL H-1
Ensure that all housing units are maintained in decent, saf e, 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.
9 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.
Housing Element - 52
Vernon General Plan
Housing Element
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
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
Proj . ect Funding: Departmental Budget
Timeftame: 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
Housing Elethent - 53
Vernon General Plan
Housing Element
enforce the City's code to eliminate and prevent unsafe conditions
in residential units. Community Services staff responds quickly to
code enforcement complaints in Vernon. Community Services
staff is active in the community and will actively monitor all
residential units in the City to ensure the health and safety of City
residents. Staff will respond to reports of code violations within
the week that they are reported, and enforce applicable laws to
ensure the safety and preservation of all housing units within the
city.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Titneftame: 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 -fan -Lily 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
Housing Element - 54
Program 4: Housing Opportunities for Residents with Special
Needs
The Fair Housing Act, as amended in 1988, requires that cities and
counties provide reasonable accommodation, to rules, policies,
practices, and procedures where such accommodation may be
necessary to afford individuals with disabilities equal housing
opportunities. 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 CiVs 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
require a fundamental alteration in the nature of
the City's land -use and zoning program.
The procedure will include consideration of allowing an increase
in habitable floor area of an existing residence to accommodate
disabled persons.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeftame: June 2009
Program 5: Priority Water and Sewer Services
In accordance with Goverm-nent 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
Timefrante: 2008
Vernon General Plan
Housing Element
Housing Element - 55
Vernon General Plan
Housing Element
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
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 Conservation Goalsio
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
10 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 house ' holds are moderate or above moderate income.
The City's quantified objectives have been correlated to these estimates.
Housing Element - 56
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
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
respon'sibilities 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.
Vernon General Plan
Housing Element
Housing Element - 57
Vernon General Plan
Housing Element
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
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 2005-2,009 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
Housing Element - 58
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.
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 Requirqments
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
Vernon General Plan
Housing Element
Housing Element - 59
Vernon General Plan
Housing Element
income households and persons and fan-tilies 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
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(l)(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(l)(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 - 60
_.Ap� — .
4305 Santa Fe Avenue, Vernon, California 90058
Telephone (323) 583-8811
March 4, 2009
State of California -business, Transportation and
Housing Agency
Department of Housing and Community Development
Division of Housing Policy Development
Attention: Cathy E. Creswell, Deputy Director
1800 Third Street, Suite 430
P.O. Box 952053
Sacramento, CA 94252-2053
Re: Revised Final 2008-2014 Housing Element
Dear Ms. Creswell:
Transmitted herewith is a copy of the City of Vernon Revised Final
2008 - 2014 Housing Element, which was approved by the City of Vernon
City Council on February 23, 2009.
If you have any questions regarding this matter, please call Mr. Kevin
Wilson at (323) 583-8811 ext. 245.
_Aery truly yours,
Nelly Glro
City Clerk
NG: dj
Enclosure
c: S. Kevin Wilson
Resolution No. 9869
E�,-cfusivefy industfiaf
of VP�
APPROVED FEB, 2 '09 C111 CMUN(JI1..
COMMUNITY SERVICES & WATER DEPARTMENT
OFFICE MEMORANDUM
G4
TO: Eric Fresch, City Administrator
_1J RECEIVED
FROM: Samuel Kevin Wilson, Director of Community Services & Water
DATE: February 11, 2009
SUBJECT: HOUSING ELEMENT
FEB 1 2 2009
CITY CLERK'S OFFICE
The City Council of the City of Vernon adopted by Resolution No. 9653 the 2008-2014 Housing
Element. The Housing Element was then forwarded to the State of California Department of Housing and
Community Development (HCD) for final review and approval. On October 14, 2008 HCD provided the City
with comments on the adopted elements. The Community Services Department working in conjunction with its
consultant and the City Attorney's office prepared a response to these comments which are enclosed herewith.
Text that is proposed to be added to the Housing Element is highlighted in red and proposed omissions from
text have been -shown as struck out.
The proposed, revisions were sent to HCD and on December 24, 2008 HCD forwarded a letter
accepting the City's Housing Element as revised.
It is hereby recommended that the final revised Housing E lement enclosed herewith be approved by
City Council and a copy be submitted to the State of California Department of Housing and Community
Development pursuant to Government Code Section 655 85 (g).
SKW/ca.
Enclosures
c: City Attorney
City Clerk
I§MJ14 OF CALIFORNIA -BUSINESS, TRANSP ADON AND MUSING AGFNCY ARN LID SCHWAR717blEGGER, C' nvprnnr
DEPARTMENT OF HOUSING AND COMMUNITY DEVELOPMENT
DIVISION OF HOUSING POLICY DEVELOPMENT
1800 Third Street, Suite 430
P. 0. Box 952053
Sacramento, CA 94252-2053
(916) 323-3177 / FAX (916) 327-2643
www.hcd.ca.gov
RECFIVED
December 24, 2008
j
Mr. Samuel Kevin Wilson, P.E.
Director of Community Services and Water,
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
Dear Mr. Wilson:
RE: Review of the City of Vernon's Revised Housing Element Update
Thank you for submitting the City of Vernon's revised housing element received for
review on November 12, 2008. As you know, the Department is required to review
housing elements and report the findings to the locality pursuant to Government Code
Section 65585(b). Several conversations with Ms. Laura Stetson, the City's consultant,
facilitated the review.
The revised draft addresses the statutory requirements described in the Department's
October 14, 2008 review. For example, the element now includes a complete analysis
of governmental constraints. The revised draft element will comply with State housing
element law (Article 10.6 of the Government Code) when adopted and submitted to the
Department, pursuant to Government Code Section 65585(g).
The Department looks forward to receiving the City of Vernon's adopted housing
element. If you have any additional questions, please contact Mario Angel, of our staff,
at (916) 445-3485.
Sincerely,
Cathy E. Creswell
Deputy Director
?,r- 'd Amn Hr)l 11,11,1n A ramKinv I-V
DEMARTMENT OF HOUSING ANir(;'OMMUNITY DEVELOPMENT
Division of Housing Policy Development "q
1800 Third Street, Suite 430
P. 0. Box 952053
Sacramento, CA 94252-2053
(916) 323-3177 / FAX (916) 327-2643
www.hcd.ca.gov
P
0
October 14, 2008 COM01-
N
Mr. Samuel Kevin Wilson, P.E.
Director of Community Services and Water
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
Dear Mr. Wilson:
RE: Review of the City of Vernon's Adopted Housing Element
Thank you for submitting City of Vernon's housing element adopted on July 7, 2008 and
received for review on July 16, 2008. As you know, the Department is required to review
housing elements and report the findings to the locality pursuant to Government Code
Section 65585(h). A telephone conversation on October 10, 2008 with Ms. Laura Stetson,
the City's consultant, facilitated the review. I -
The adopted element addressed some of the statutory requirements described in the
May 15, 2008 review. However, further revisions are still needed for the element to comply
with State housing element law (Article 10.6 of the Government Code). In particular, the
element must still include a complete analysis of governmental constraints. The enclosed
Appendix describes this and other revisions needed to comply with State housing element
law.
The Department would be pleased to provide any additional assistance necessary to
facilitate the City's efforts to comply with State law. If you have any questions, please
contact Mario Angel, of our staff, at (916) 445-3485.
Sincerely,
Cathy E. Creswell
Deputy Director
Enclosure
APPENDIX
CITY OF VERNON
The following changes would bring Vernon's housing element into compliance with Article 10.6
of the Government Code. Accompanying each recommended change, the Appendix cites the
supporting section of the Government Code.
Housing element technical assistance information is available on the Department's website at
www.hcd.ca.gov. Refer to the Division of Housing Policy Development and the section
pertaining to State Housing Planning. Among other resources, please refer to the
'Department's latest technical assistance tool Building Blocks for Effective Housing Elements
(Building Blocks) hftp://www.hcd.ca.gov/hpd/housinci element2/index.pho, the Department's
publication, Housing Element Questions and Answers (Qs & As), and the Government Code
addressing State housing element law.
A. Housing Needs, Resources, and Constraints
1. Analyze potential and actual governmental constraints upon the maintenance,
improvement, and development of housing for all income levels, including land use
controls, building codes and their enforcement, site improvements, fees and other
exactions required of developers, and local processing and permit procedures
(Section 65583(a)(4)).
As noted in the previous review, since the City does not have a regional housing need
allocation, the element focuses on preservation 'and maintenance of the existing
housing stock., As a result, the element should expand the analysis of the potential
constraints on the improvement and maintenance of housing.
Land-Ule Controls
The element (pages 18-19) was revised to describe how residential rehabilitation
projects are permitted in Vernon. The element states that a Major Alteration or repair is
considered to be a functional equivalent of a te'ar-down and rebuilding is not permitted.
The element should evaluate the City's Major Alteration rehabilitation prohibition as a
potential constraint to the maintenance of the existing housing stock. The element
should also describe how the City's rehabilitation requirements adhere to Health &
Safety Code Section 17922(d) and Section 17958.8 relating to t he alteration and repair
of existing buildings,
Building Code Enforcement
The element was revised to describe the local amendments to the State Uniform
Building Code (page 20). The City should be aware State housing law (SHL) prohibits
modification of SHL standards, except where local variations are necessary for reasons
of climate, geology, or topography (Health and Safety [H&S] Code Section 17958.5 and
17958.7). H&S Code Section 17958.7 requires the City to file its findings pursuant to
H&S Code Section 17958.5 with the California Building Standards Commission. The
element should describe how the City complied with these provisions,.
.2-
B. Housing Programs
1 . Include a program which sets forth a five-year schedule of actions the local government is
undertaking or intends to undertake to implement the policies and achieve the goals and
objectives of the housing element through the administration of land use and
development controls, provision of regulatory concessions and incentives, and the
utilization of appropriate federal and state financing and subsidy programs when
available. The program shalt include an identification of the agencies and officials
responsible for the implementation of the various actions (Section 65583(c)).
Program 4: Housing Opportunities for Residents with Special Needs (page 53):
The program was revised to describe how the City will provide a ministerial process for
reasonable accommodation requests. However the element should demonstrate the
administrative procedures and fees do not deter'thb approval of such requests. The r
program notes that requests would be approved if the "accommodation would not impose
an undue financial or administrative burden on the City". In addition, the program states
the requested accommodation would be approved if they do not require a "fundamental
alteration in the nature of the City's land -use and zoning program". The element should
describe how these procedures impact approvals of reasonable accommodation requests
for persons with disabilities.
As noted in the prior review, a reasonable accommodation procedure should not be
limited to a process to make a request or physical accessibility in existing housing. It is a
separate and unique exception process to zoning and land -use regulation beyond
accessibility. The program should be revised to expand the scope of the reasonable
accommodation procedure and describe the nature of the procedure being considered
and clarify it will provide broad exception in zoning and land -use, beyond accessibility.
For sample program language and an ordinance, please see the Building B/ocks'website
at hftp://www.hcd.ca.aov/hpd/housin.q element2/CON disabilities.php.
2. The housing element shall contain programs which "address, and where appropriate and
legally possible, remove governmental constraints to the maintenance, improvement, and
development of housing" (Section 65583(c)(3)). I
As noted in finding All, the element requires a more detailed analysis of potential
governmental constraints. Depending upon the results of that analysis, the City may
need to add or expand programs to address and remove or mitigate any identified
constraints.
V I
ERNON HOUSING ELEMENT
RESPONSES TO HCD COMMENTS DATED OCTOBER 14,2008
This memo addresses comments received from HCD dated October 14, 2008 on the adopted
2008 Vernon Housing Element. HCD comments are outlined below, with responses to comments
included in boxes below each comment/recommendation. PLEASE NOTE: Additions that will be
made to the adopted 2008 Vernon Housing Element are included here in red text, omissions with
StFike-ou text.
A. Housing Needs, Resources, and Constraints
1. Analyze potential and actual governmental constraints upon the maintenance,
improvement, and development of housing for all income levels, including land use
controls, building codes and their enforcement, site improvements, fees and other
exactions required of developers, and local processing and permit procedure
(Section 65583(a) (4)).
As noted in the previous review, since the City does not have a regional housing
need allocation, the element focuses on preservation and maintenance of the
existing housing stock. As a result, the element should include a thorough analysis of
the potential constraints on the improvement and maintenance of housing.
Land Use Controls
The element (pages 18-19) was revised to describe how residential rehabilitation
projects are permitted in Vernon. The element states that a Major Alteration or repair
is considered to be a functional equivalent of a tear -down and rebuilding is not
permitted. The element should evaluate the City's Major Alteration rehabilitation
prohibition as a potential constraint to the maintenance of the existing housing stock.
The element should also describe how the City's rehabilitation requirements adhere
to Health & Safety Code Section 17922(d) and Section 17958.8 relating to the
alteration and repair of existing buildings.
RESPONSE
Vernon is an industrial city with only 31 residential units. As noted by HCD, the City does not
have a regional housing need allocation, which to a large degree reflects SCAG's recognition
- as part of the RHNA development process - that new housing is not appropriate in a
community where residents could be exposed to hazards associated with industrial uses. The
City's long-standing planning policies reflect this same concern. Residential uses are non-
conforming uses in all zones, and through its land use regulations, the City discourages new
construction that could potentially increase Vernon's residential population.
The Zoning Ordinance does allow for alterations to residential units that are necessary to
address basic health and safety issues, as well as general maintenance and comfort. For
example, residential property owners can upgrade plumbing and electrical systems, replace a
roof, remodel a kitchen or bathroom, or complete any combination of such improvements.
However, the Zoning Ordinance does not allow for extensive new construction - defined as a
Major Alteration - that would potentially cause a substantial increase in the habitable floor area
of a residential unit and thus have the potential to increase the residential population, contrary
to policy and rational planning.
I P a g e
The Major Alteration provision does not constrain the maintenance of the existing housing
stock, as property owners are permitted to undertake a broad array of improvements that
extend the life of residential structures and improve unit conditions. Under State law, any and
all such improvements can be pursued consistent with Health & Safety Code Section 17922(d)
and Section 17958.8 relating to the alteration and repair of existing buildings. Section I 7922(d)
relates to the standards adopted by the State, which the Zoning Ordinance in no way
invalidates. This section discusses the use of original materials and methods for the repair,
replacement, or extension as long as it meets Building Code standards. The Zoning Ordinance
has no provisions or limitations on the construction materials utilized. Section 17958.8 is similar, as
it is addresses the use of original construction materials and methods. Nothing in the Zoning
Ordinance or Building Code prohibits the use of original materials and methods, with the
exception of an unreinforced masonry structure, which would have to be seismically retrofitted.
As no residential units in Vernon are constructed of unreinforced masonry, this does not affect
any housing units.
With this in mind, the City proposes to add the following text to pages 17-18 of the Housing
Element (new text in red):
"A Major Alteration or Repair is considered to be the functional equivalent of a tear -down and
re -build, which the City does not permit, for the same reasons that it does not permit new
construction of residences. However, if the Major Alteration or Repair is necessitated by a
natural disaster, such as an earthquake or fire, the owner does have the right to rebuild the
residence. At that time, the development standards for the home would be developed. The
City did not undertake to develop those criteria at this time since there are only five private
residences in Vernon'The Major Alteration provision does not constrain the maintenance of the
existing housing stock, as property owners are permitted to undertake a broad array of
improvements that extend the life of residential structures and improve unit conditions. Under
State law, any and all such improvements can be pursued consistent with Health & Safety
Code Section 17922(d) and Section 17958.8 relating to the alteration and repair of existing
buildings. Section 17922(d) relates to the standards adopted by the State, which the Zoning
Ordinance in no way invalidates. This section discusses the use of original materials and
methods for the repair, replacement, or extension as long as if meets Building Code standards.
The Zoning Ordinance has no provisions- or limitations on the construction materials utilized.
Section 17958.8 is similar, as it is addresses the use of original construction materials and
methods. Nothing in the Zoning Ordinance or Building Code prohibits the use of original
materials and methods, with the exception of an unreinforced masonry structures, which would
have to be seismically retrofitted. As no residential units in Vernon are constructed of
unreinforced masonry, this does not affect any housing units. "
As an aside, please note that Government Code Section 65852.25(f), in addressing rebuilding
requirements for mulfi-family housing destroyed as a result of a catastrophic event, specifically
states that local agencies can prohibit reconstruction of residential units in industrial zones. This
provision seems to recognize that housing is not considered appropriate in industrial zones.
Notwithstanding this allowance and to provide some relief to residential property owners,
Vernon's Zoning Ordinance, as noted above, includes a force majeure provision that allows for
complete reconstruction of housing to its prior condition in the event of a catastrophe. This
provision certainly does not constrain housing.
2 1 P a g e
Building Code Enforcement
The Element was revised to describe the local amendments to the State Uniform
Building Code (page 20). The City should be aware State housing law (SHL)
prohibits modifications of SHL standards, except where local variations are
necessary for reasons of climate, geology, or topography (Health and Safety
Code Section 17958.5 and 17958.7) H&S Code Section 17958.7 requires the City to
file its findings pursuant to H&S Code Section 17958.5 with the California Building
Standards Commission. The element should describe how the City complied with
these provisions.
RESPONSE
The City is well aware of State Health and Safety Code requirements and complied with the law
at the time such modifications were adopted. Copies of the relevant ordinances are attached
for HCID's information. The City does not believe it is necessary to amend the Housing Element to
reference the fact that the City complied with State law. However, if HCD feels this is necessary,
the City could add the following to page 19 of the adopted Housing Element (new text in red):
"The City has adopted the California Building Code with some minor local amendments related
primarily to industrial buildings in the City. Per Health and Safety Code Sections 17958.5 and
17958.7, the City made required findings and filed such findings with the California Building
Standards Commission. The amendments include administrative processes such as the
establishment of City permit fees and appeals boards, as well as requirements specific to
hazardous and industrial uses such as fire access roads, spray booths., and storage of explosive
and flammable materials."
B. Housing Programs
Prociram 4: Housing Opportunities for Residents with Special Needs (page 53): The
program was revised to describe how the City will o provide a ministerial process for
reasonable accommodation requests. However, the element should demonstrate the
administrative procedures and fees do not defer the approval of such requests. The
program notes that requests would be approved if the "accommodation would not
impose an undue financial or administrative burden on the City". In addition, the
program states the requested accommodation would be approved if they do not
require a "fundamental alteration in the nature of the City's land -use planning program".
The element should describe how these procedures impact approvals of reasonable
accommodation requests for persons with disabilities.
As noted in the prior review, a reasonable accommodation procedure should not be
limited to a process to make a request for physical accessibility in existing housing. it is a
separate and unique exception process to zoning and land -use regulation beyond
accessibility. The program should be revised to expand the scope of the reasonable
accommodation procedure and describe the nature of the procedure being
considered and clarify if will provide broad exception to zoning and land -use, beyond
accessibility. For sample program language and an ordinance, please see Building
Blocks'websife at hffo://www.hcd.ca.gov/hod/housing element2/CON disabilifies.phip.
31 P a g e
RESPONSE
As described in Program 4 of the adopted Housing Element, the City has not yet prepared or
implemented a reasonable accommodation procedure but is committed to doing so. The
process will be ministerial. The language included in Program 4 reflects language in a May 17,
2004 Joint Statement of the Department of Housing and Urban Development and the Justice
Department, which states that that housing providers can deny reasonable accommodation
requests if they impose undue administrative or financial burdens or fundamentally, alter the
nature of the provider's operations. Vernon has broadly interpreted the language to apply not
only to housing providers but also to jurisdictions' with reasonable accommodation provisions.
Upon further reading of the joint statement, Vernon has determined that such qualifiers do not
necessarily need to be included as part of its program. Program 4 is hereby amended as
follows:
"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:
I . 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 d-A-tieR WGUld Ret impese GR URGlUe fiRGRGiGI GF Gdrni.RiStrefive
h. lrdpp C)p the City.
3.4-. The requested accommodation would not require a fundamental alteration in the
nature of the City's land -use and zoning program.
The procedure will include consideration of allowing an increase in habitable floor area of an
existing residence to accommodate disabled persons."
With regard to policies and standards that the reasonable accommodation process would
apply to, such a process can only apply to existing housing units since City policy does not allow
for the construction of any new housing, nor does rational planning include the idea that new
housing should be allowed in an industrial zone, the only zone in Vernon. The City intends for the
reasonable accommodation procedure to apply broadly to existing housing units, including, as
noted above, consideration of the construction of additional habitable space to
accommodate disabled persons. However, the reasonable accommodation procedure will not
allow for exceptions to land use policy, i.e. permitting a new residence in the Industrial zone, as
such a practice does not represent good land use planning and would have the potential to
expose disabled persons to industrial hazards.
1 . The housing element shall contain programs which "address, and where appropriate
and legally possible, remove governmental constraints to the maintenance,
improvement, and development of housing',' (Section 65583(c) (3)).
As noted in finding A], the element requires a more detailed analysis of potential
governmental constraints. Depending upon the results of that analysis, the City may
need to add or expand programs to address and remove or mitigate any identified
constraints.
RESPONSE
Please refer to the response to comment A].
41 P a g e
VERNON GENERAL PLAN
2008-2014
HOUSING ELEMENT
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, qnd 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 - I
I 1 11 Miles
0 2.5 5
Figure H-1: Regional Location
Housing Element - 2
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 safety reasons. The Government Code
Vernon General Plan
Housing Element
Housing Element - 3
Vernon General Plan
Housing Element
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 Appendix C, 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
Housing Element - 4
Element, it is hereby acknowledged these data 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
Vernon General Plan
Housing_ Element
Housing Element - 5
Vernon General Plan
Housing Element
comment, and recommendations will be considered by City
Council for incorporation into the 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 Social Service Center, Huntington Park
• Mexican American Opportunity Foundation -
Community Services, Commerce
• Ability First/ East Los Angeles Center, Los Angeles
• Eastern Los Angeles Regional Center, Alhambra
Housing Element - 6
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. No comments were received during the public
review period. Following the review period, on July 7, 2008, a
City Council public hearing was held to review and adopt the
Housing Element. No written or oral comments were received
during the public hearing.
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 Emnlovment 2000
Occupation
% of All Jobs
Managerial/Professional
37%
Sales and Office
30%
Service Occupations
14%
Production/Transport ation
13%
Construction/Maintenance
6%
Farming, Forestry, Fishing
0%
Total jobs
100%
nource: u.b.,,-ensus zuuu
I 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
Housing Element
Housing Element - 7
Vernon General Plan
Housing Element
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 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
Proje ted Population and Household Growth 2000-2030
2000
2010
2020
2030
Pop
Hshlds
Pop
HshKis—
Pop
HshIds
Pop
HshIds
SCAG
91
25
95
25
97
25
99
25
City (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
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. Howev 6r, 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.
Housing Element - 8
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.
Table H-3
T4nu,;inq Characteristic,; 2005
Housing Characteristics
Number
Total Housing Units
31
Occupied Units/Total Households
28
Average Household Size
3.4
1 Total Population
96
Source: City of Vernon, Conununity Services Uepartment: 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 Structurefflousing Tenure 2005
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
1 0
Mobile Home
0
0
1
Source: City of Vernon 2005, Community Services Department: Letter to State
Department of Finance
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.
Vernon General Plan
Housing Element
Housing Element - 9
Vernon General Plan
Housing Element
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 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 A ffordability
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
Affordable Housing
Housing Cost for Owner
Cost for Renters
Extremely Low
Income
30% of 30% AMI
30% of 30% AMI
(0-30% MFI)
Very Low Income
30% of 50% AMI
30% of 50% AMI
(0-50% MFI)
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
Housing Element - 10
other households earned more than 80 percent MFL 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:
M 1 bedroom apartment
M 2 bedroom apartment
a 2 bedroom house
0 3 bedroom house
0 3 bedroom house
0 2 bedroom apartment
$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).
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.
Vernon General Plan
Housing Element
Housing Element - 11
Vernon General Plan
Housing Element
Table H-5
Affordabilitv Matrix
co P
In rne
AMJ -A Ju I ste b 1,
,y size
Affor able
ly P
'Mon t ayrnght
us Cos ts
�'-�-o lag
aximum
Affo,
rdable_
Price
enter:
0 wher'.�,
Utj ities
Taxe I s and
In surance,
-Home�
kerital
Extremely Low (0-30% MFI)
30% AMI
One Person
$11,880
$297
$297
$50
$80
$29,357
$247
Small Family
$15f270
$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
$36,600
$42,700
$915
$1,068
$250
$220
$105,034
$665
Moderate (81-120% MFI)
110%
AMI
One Person
$43,560
$1,089
$1,271
$100
$215
$167,967
$989
Small Family
$55,990
$1,400
$1,633
$150
$260
$214,998
$1f250
Four Person Family
$62,150
$1,554
$1,813
$200
$280
$234,277
$1,354
rT���ily
1 $67,100
$1,678
$1,957
$250
$300
$247,351
$1,428
'-Jotations:
1. Small Family = 3 persons; Large Families = 5 persons
2. Property taxes and insurance based on averages for the region
3. Calculation of affordable home sales prices based on a down payment of 10%, annual interest rate of 6.5%, 30-
year mortgage, and monthly payment 30% of gross household income
4. Based on Los Angeles County MFI $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 - 12
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 tTucks
additionally limit the maneuverability of handicapped
individuals. ln 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.
Vernon General Plan
Housing Element
Housing Element - 13
Vernon General Plan
Housing Element
Large Families/Over crowding
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
Housing Element - 14
persons whose 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 S132 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
Vernon General Plan
Housing Element
Housing Element - 15
Vernon General Plan
Housing Element
inequitable and could raise potential environmental justice
concerns.
A large number of facilities for homeless individuals and
families are located within a five -mile radius of the City, in
locations that do not have the environmental constraints that
exist in Vernon. For example, the Salvation Army Shelter in
the city of Bell is a regional emergency shelter offering
emergency and transitional care for up to 340 homeless adults,
including 154 in the shelter, 128 in the drug and alcohol
program, and 49 in longer term transitional housing. In
addition to a place to stay, the Bell Shelter provides case
management; substance abuse rehabilitation; individual and
group therapy/ counseling; on -site health care, medical
referrals and HIV/AID8 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
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 - 16
contamination, noxious odors, noise pollution, and truck and
railroad traffic.
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)
Vernon General Plan
Housing Element
Housing Element - 17
Vernon General Plan
Housing Element
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 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).6 As a practical matter,
the expansive definition of "Minor Alteration or Repair" and
lack of development standards result in limited goverm-nental
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
6 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.
Housing Element - 18
nonconforming status of the residence. A Major Alteration or
Repair is considered to be the functional equivalent of a tear -
down and re -build, which the City does not permit, for the
same reasons that it does not permit new construction of
residences. However, if the Major Alteration or Repair is
necessitated by a natural disaster, such as an earthquake or fire,
the owner does have the right to rebuild the residence. At that
time, the development standards for the home would be
developed. The City did not undertake to develop those
criteria at this time since there are only five private residences
in Vernon.
The Major Alteration provision does not constrain the
maintenance of the existing housing stock, as property owners
are permitted to undertake a broad array of improvements that
extend the life of residential structures and improve unit
conditions. Under State law, any and all such improvements
can be pursued consistent with Health & Safety Code Section
17922(d) and Section 17958.8 relating to the alteration and
repair of existing buildings. Section 17922(d) relates to the
standards adopted by the State, which the Zoning Ordinance in
no way invalidates. This section discusses the use of original
materials and methods for the repair, replacement, or extension
as long as it meets Building Code standards. The Zoning
Ordinance has no provisions or limitations on the construction
materials utilized. Section 17958.8 is similar, as it is addresses
the use of original construction materials and methods.
Nothing in the Zoning Ordinance or Building Code prohibits
the use of original materials and methods, with the exception
of an unreinforced masonry structure, which would have to be
seismically retrofitted. As no residential units in Vernon are
constructed of unreinforced masonry, this does not affect any
housing units.
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
Vernon General Plan
Housing Element
Housing Element - 19
Vernon General Plan
Housina Element
(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.
The City has adopted the California Building Code with some
minor local amendments related primarily to industrial
buildings in the City. Per Health and Safety Code Sections
17958.5 and 17958.7, the City made required findings and filed
such findings with the California Building Standards
Commission. The amendments include administrative
processes such as the establishment of City permit fees and
appeals boards, as well as requirements specific to hazardous
and industrial uses such as fire access roads, spray booths, and
storage of explosive and flammable materials. Vernon has also
made additional amendments to protect the safety of workers
and residents within the City. Specifically, the City requires all
wiring to be in a metallic conduit, to protect workers and
Housing Element - 20
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.
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.
Vernon General Plan
Housinq Element
Housing Element - 21
Vernon General Plan
Housing Element
Table H-6
rermit anct Yrocessing kees
er
$1.00 to $2,000
$80
$2,001 to $5,000
$80 for the first $2,000 plus $4 for
each additional $100
$5,001 to $25,000
$200 for the first $5,000 plus $10
for each additional $1,000
$25,001 to $50,000
$400 for the first $25,000 plus
$7.50 for each additional $1,000
$50,001 to $100,000
$587.50 for the first $50,000 plus
$5.50 for each additional $1,000
$100,001 to $500,000
$862.50 for the first $100,000 plus
04 for each additional $1,000
0500,001 and up
02,462.50 for the first $500,0001
Ins $3.10 for each additional
Inspection Outside of Normal Hours
$75/hour
Reinspection Fee
$75/hour
Additional Plan Review
$150/hour
Final, Parcel, or Tentative Map
$1,250 - $2,000
Conditional Use Permit
$2,875
Zoning Variance or Amendment
�2,000
Building Code Variance
1$1,000
Cif, nf Vprnnn Fopq FT(prtivp Tiflv 1 ?nng
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
Housing Element - 22
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 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
Vernon General Plan
Housing Element
Housing Element - 23
Vernon General Plan
Housing Element
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 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
Housing Element - 24
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 -govern mental 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 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.
Vernon General Plan
Housinq Element
Housing Element - 25
Vernon General Plan
Housing Element
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
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.
Housing Element - 26
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.
M Ten closed landfill sites.
Overfilling storage tanks, leaking pipes, and leaking tanks have
resulted in residual soil contamination in Vernon. Sixteen sites
have been declared Proposition 65 sites (determined by
laboratory tests to have excessive carcinogenic or teratogenic
chemical contamination). Remediation plans are required to
decontaminate the soil.
Due to high background and other petroleum contamination
and lack of feasible clean-up options, several sites were
remediated with covenants being recorded to advise future
purchasers of the presence of contamination. Due to public
health concerns, these sites would be unsuitable for future
sensitive land uses such as housing.
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
Vernon General Plan
Housing Element
Housing Element - 27
Vernon General Plan
Housing Element
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 planning.
If high levels of certain highly toxic chemicals are present in a
business' hazardous materials inventory, these businesses are
further regulated through the California Accidental Release
Prevention Program (CALARP). Such businesses are required
to provide the City's Environmental Health Department with a
CALARP report detailing how they plan to prevent the release
of such chemicals, as well as presenting a plan for clean-up and
notification if there were an accidental release. Such regulated
chemicals include ammonia and chlorine gas and could impact
a large geographic area if released. As illustrated in 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 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
Housing Element - 28
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Housing Element - 30
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Vernon General Plan
Housing Element
This page intentionally left blank.
Housing Element - 32
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.
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
Vernon General Plan
Housina Element
Housing Element - 33
Vernon General Plan
Housing Element
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 - 34
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Vernon General Plan
Housing Element
This page intentionally left blank.
Housing Element - 36
As eviden ced by the contour map, most properties in Vernon
are exposed to noise levels of 65 CNEU 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
7 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 - 37
Vernon General Plan
Housing Element
This page intentionally left blank.
Housing Element - 38
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Vernon General Plan
Housing Element
This page intentionally left blank.
Housing Element - 40
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.
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 betweenresidential 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
Vernon General Plan
Housina Element
Housing Element - 41
Vernon General Plan
Housing Element
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
Enviromnental conditions in Vernon are generally
incompatible with residential uses. As indicated in Table H-8,
all of the 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 57-1 businesses
currently using or storing hazardous materials, over 80
underground storage tanks, and four hazardous waste
treatment facilities, the presence of hazardous materials and
Housing Element - 42
E
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AF Last Update: Hogle Ireland, January 24, 2008,
Source: City of Vernon, 2007 and Los Angeles County,
F-� �� Feet
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In All
LEGEND Figure H-6
CityBoundary Inventory of Vacant
Potential Sites a n d U n d e ruti I ized Sites
HOGLE-IRELAND INC. Vernon General Plan
ALaiidP[aiiiiiiig&D�elopyiwiitCoitsulti)igFinit
Vernon General Plan
Housina Element
Table H-7
Characteristics of Vacant and Underutilized Sites in Cornmercial/Industrial Zones
Site
Site
Ass,ess6r
Size
Desipatlion
Current
-No.
Parcel:#
Location
(Acres)
a' nd Zone
Site Improvements
A',
6302-008-017
2675 Santa Fe Ave
0.09
1 - (Comm.
Two-story unreinforced
Overlay)
masonry retail building.
B
6302-004-014
2626 Santa Fe Ave
0.58
1 - (Comm.
Vacant lot
Overlay)
C
6302-004-017
2401 27th 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
1 - (Co=.
One-story unreinforced
Overlay)
masonry building.
Dilapidated condition.
F
6309-002-009
5200 Santa Fe Ave
0.15
1 - (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
1 - (Corrtm.
Vacant lot
Overlay)
1
6309-006-012
5600 Santa Fe Ave
0.15
1 - (Comm.
Vacant, dilapidated
Overlay)
building and adjacent
vacantlot
J
6302-020-059
3851 Soto St
0.39
1 - (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 - 44
Vernon General Plan
Housina Element
Table H-8
Locational Characteristics of Vacant and Underutilized Sites
in Cornmercial/Industrial Zones
On-site/Nearby Sources of
Site,
Surrounding Larid
Truck
Railroad
Toxic, Matorials,(within
No.;�
''us , es- ,
Traffic
Noise
Odor
Hazards
260 ft) ,
A
Cold storage, retail,
High
High
Mod
Mod
Nearby underground storage
garment mf g,
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,
Anderol 500, Adersol 750,
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.
*
Commercial, retail,
High
High
Low
Mod
Acetylene, oxygen, waste oil,
garment mfg, wholesale
automotive fluids, propane,
motor oil.
*
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,
I
. MEK, propane.
J
Commercial, retail
High
High
High
Low
Propane, freon, motor oil,
acetylene 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: City of Vernon, Community Services Department
Housing Element - 45
Vernon General Plan
Housing Element
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.
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 1/2 mile locational criteria for elementary schools,
all ten sites are at least 1-1/2 to 2-1/2 miles away from the nearest
middle and high schools.
Housing Element - 46
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 2 1/2 miles away
from the identified sites, with only four sites (F, G, H and 1) 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. High,
School
Nearest
, High
School
Nearest
Grocery,
Store
Nearest
Park/Rec.
Center
A
1/4 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
21/2 miles
1 mile
C
3/4 mile
2 1/2 miles
21/2 miles
2 1/2 miles
I mile
D
1/4 mile
13/4 miles
2 miles
2 miles
1 mile
E
1/2 mile
2 miles
13/4 miles
11/2 miles
1 mile
F
1/2 mile
2 miles
1 1/2 miles
1 miles
I mile
G
1/2 mile
2 miles
11/2 n-dles
1 miles
1 mile
H
3/4 n-d I e
2 1/2 miles
1 mile
1 mile
1 mile
1
3/4 mile
2 1/2 miles
1 mile
3/4 mile
1 mile
j
1 mile
2 1/2 miles
11/2 miles
13/4 miles
11/2 miles
K
3/4 mile
2 1/2 miles
13/4 n-dles
13/4 miles
11/2 miles
Source: City of Vernon, Community Services Department.
Vernon General Plan
Housing Element
Housing Element - 47
Vernon General Plan
Housing Element
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.
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.8
8 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 - 48
5.0 HOUSING PLAN
The Housing Plan for the Vernon Housing Element sets forth
goals, policies, and implementing programs to address the
housing needs particular to the City of Vernon. Prior to presenting
the goals, policies, and programs, an evaluation of the programs
in the previous Housing Element (2000) is presented as a
foundation for developing the Plan for the 2008-2014 Housing
Element.
5.1 Evaluation of Previous Accomplishments
State law (California Government Code Section 65588(a)) requires
each jurisdiction to review its housing element as frequently as
appropriate and evaluate:
• The appropriateness of the housing goals, objectives, and
policies in contributing to the attainment of the state housing
goal;
• The effectiveness of the housing element in attainment of the
community's housing goals and objectives; and
• The progress in implementation of the housing element.
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
Vernon General Plan
Housing Element
Housing Element - 49
Vernon General Plan
Housing Element
Table H-10
HousinE Element Accomplishments for 2000-2008 Plannine Period
ISO@ I I
Irk
inai d
m fi
a , e14'' PUP, 9
Continue to enforce all relevant
Progress: The City's Department of Community Services is responsible
Policy 1.1
building and zoning codes to
for code enforcement activities. Due to the limited number of units in
ensure that all residential units
the City, staff can accurately monitor all units and has determined that
are adequately maintained.
all are in good repair.
Effectiveness: The City has been effective in maintaining housing
The City will, as required,
undertake code enforcement
conditions in the City, and responds to complaints as needed. The City
Program
activities on Vernon's few
renovated twelve City -owned units during 2007.
privately owned units to ensure
Continued Appropriateness: Code enforcement is an important
health and safety of residents.
component that ensures that the limited number of units in the City
. . ood repair.
Encourage the separation of
Progress: The City discourages the occupation and construction of
residential units from industrial
dwelling units on or near industrial sites since activities on industrial
operations or storage areas that
sites include operations that can be hazardous to residents.
are potentially hazardous to the
Effectiveness: While no residential units have been separated from
health and safety of their
industrial operations during the planning period, no new units have
Policy 1.2
occupants.
been constructed.
Continued Appropriateness: Safety on the City's industrial properties
has been, and continues to be, of the utmost iinportance to Vernon.
Because the City does not permit new residential uses, but win
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 equipped
providing renovations on vacated units and repairs as needed on
with air conditioning, approved
occupied units. In 2007, twelve units received extensive renovations.
Policy 1.3
air and water filtration systems,
Effectiveness: The City successfully renovated twelve units in 2007,
and sound insulation to protect
adding new appliances, updating heating and cooling systems, and
residents from exposure to
providing insulation for sound protection and energy conservation
adverse environmental
purposes.
conditions.
Continued Appropriateness: The City owns a majority of residences in
the City. The City is fully involved with the maintenance and upkeep
The City will continue to
provide maintenance of City-
of the properties, and will continue to provide these services on other
Program
owned units.
units in the City, as they are needed. No new units will be allowed in
the City, but all remodeled units will be required to provide air
filtration and sound insulation protection.
Mitigate any residential
Progress: No residential units were demolished during the last
displacement impacts occurring
planning period.
as a result of residential
Effectiveness: The City is conunitted to maintaining the existing
Policy 1.4
demolition through unit
housing units in the City.
replacement or relocation of
Continued Appropriateness: The City's primary housing goal is to
tenant.
preserve the existing housing units. The City is conunitted to
mitigating esidential displacement impacts, should they occur.
Housing Element - 50
Vernon General Plan
Housing Element
Table H-10
14mipincr Flement Acenmnlishments for 2000-2008 Plannint! Period
We
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 does
housing in its jurisdiction. As
not allow new housing; as such, no new assisted units will be located in
such, there are no housing units
the City.
at risk of losing its subsidized
Effectiveness: While there are no federally- or state -assisted units in
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. City
Program
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 b ' uilt in the City.
zone to accon-Lmodate public
Effectiveness: In response to HCD's letter dated May 2, 2006 regarding
safety personnel.
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 occupation
Policy 2.2
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
Ci olic No new residential uses are permitted in the City.
:Gbal A
fair
Prohibit discrimination in the
Progress: The City has not been advised of any discriminatory practices
availability of housing, and
that have occurred in regards to the availability of housing. The City
prosecute anyone found guilty
will take a proactive approach in enforcing antidiscrimination laws.
of practicing housing
Effectiveness: The City has received no complaints regarding any
discrimination.
discriminatory actions and will continue to enforce all fair housing law.
Policy 3.1
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 - 51
Vernon General Plan
Housing Element
sound insulation to reduce potentially adverse air quality and
noise related impacts from the adjacent industrial uses.9
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 11-13: 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.
9 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 planr-dng period.
Housing Element - 52
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
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
Vernon General Plan
Housing Element
Housing Element - 53
Vernon General Plan
Housing Element
enforce the City's code to eliminate and prevent unsafe conditions
in residential units. Community Services staff responds quickly to
code enforcement complaints in Vernon. Community Services
staff is active in the community and will actively monitor all
residential units in the City to ensure the health and safety of City
residents. Staff will respond to reports of code violations within
the week that they are reported, and enforce applicable laws to
ensure the safety and preservation of all housing units within the
City.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeftame: 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 govermytental 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
Timeftame: Ongoing
Housing Element - 54
Program 4: Housing Opportunities for Residents with Special
Needs
The Fair Housing Act, as amended in 1988, requires that cities and
counties provide reasonable accommodation to rules, policies,
practices, and procedures where such accommodation may be
necessary to afford individuals with disabilities equal housing
opportunities. 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
require a fundamental alteration in the nature of
the City's land -use and zoning program.
The procedure will include consideration of allowing an increase
in habitable floor area of an existing residence to accommodate
disabled persons.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeftame: 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
Timeftame: 2008
Vernon General Plan
Housing Element
Housing Element - 55
Vernon General Plan
Housing Element
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 b' the City Clerk and brought
y
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
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
Time/rame: 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 Conservation GoaIs10
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
10 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 - 56
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
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.
Vernon General Plan
Housing Element
Housing Element - 57
Vernon General Plan
Housing Element
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
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
Housing Element - 58
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.
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
Vernon General Plan
Housing Element
Housing Element - 59
Vernon General Plan
Housing Element
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
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(l)(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(l)(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 - 60