Resolution No. 2011-166 (3)e�9ovxe�0 C� io/y/if
AECEIVED
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RECEIVED
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CITY CLERK'S OFFICE CITY ADMINISTRATION
STAFF REPORT
COMMUNITY SERVICES & WATER DEPART
DATE: September 20, 2011
TO: Honorable Mayor and City Council
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FROM: Samuel Kevin Wilson, Director of Community Services & Water
RE: RFP — Update of General Plan
The City of Vernon adopted certain reforms to improve its municipal governance. One of these
reforms included constructing additional housing within the City. The City's current Housing Element,
contained within the General Plan states that due to the pervasive industrial environment within the City, that the
construction of new residential housing units is inappropriate. Based on this finding the construction of any new
housing units was prohibited in the City's current zoning ordinance. A new study will need to be performed to
determine if there are any locations within the City that could now accommodate the proposed housing units.
State Law requires that each City update its Housing Element to accommodate the number of housing
units allocated to the City as part of the Regional Housing Needs Assessment performed by SCAG. City Staff
has just learned that the updated housing element must be submitted to the State of California Department of
Housing and Community Development no later than October 2013. Therefore, the timing of the need to amend
the housing element to accommodate the proposed construction of additional units fits with the State mandated
update timeline.
In addition, modifications will have to be made to the Land Use Element of the General Plan to create a
Zoning District where the housing will be accommodated. State statue may require additional amendments to
the General Plan. Lastly, the Zoning ordinance will have to be modified to permit the new housing. The City's
current zoning ordinance prohibits the construction of any new housing. Modifications to the zoning ordinance
will include a new zoning district, development standards for housing units, maximum densities and setback
requirements for the housing units.
The adoption of General Plan update and new zoning provisions will require a supplement to the
Environmental Impact Report that was produced for City's current General Plan. Additionally, as part of the
process staff will be required to conduct public workshops and intends to work directly with the Housing
Commission on the development of the Housing Element. Once the Housing Element and zoning changes are
reviewed and commented on by the public and approved by the Housing Commission, the proposed updated
General Plan and Zoning modifications will be presented to the City Council for consideration and adoption.
Given that the planning section of the city has a very limited staff and the short timeframe to prepare
the Housing Element, the Department has in the past utilized an outside consulting firm to assist in the -
preparation of the Housing Element and environmental document. There are many firms that specialize in the
preparation of housing elements and these firms are very familiar with State law requirements and Housing and
Community Development staff that ultimately must approve the Plan.
City staff has prepared a Request for Proposal, a copy of which is attached, to seek a qualified
consultant to assist with the drafting of the General Plan update, assist in modifying the zoning ordinance and
prepare the California Environmental Quality Act (CEQA) document for the project. City staff is seeking City
Council authorization to seek proposals for the subject work.
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City of Vernon
Request for Proposals (RFP)
Update of General'Plan
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City of Vernon
Community Services Department
4305 Santa Fe Avenue, Vernon Ca 90058
Phone: (323) 583-8811
October 2011
I. INTRODUCTION AND PROJECT
The City of Vernon ("City") invites proposals from qualified firms to provide services for
the preparation of an update to the City's General Plan, Zoning Code, Land Use/Zoning
Map, and preparation of the corresponding California Environmental Quality Act
("CEQA") documentation necessary for approval. The City is seeking a multidisciplinary
Consultant with a team of qualified firms and individuals ("Consultant Team") to
undertake this project. The City anticipates that the Consultant Team could be possibly
composed of a Prime Consultant and one or more Sub -Consultants. The City's current
General Plan was adopted in December of 2007 and amended in 2009. Because of the
City's unique industrial nature the City has in the past determined that the construction of
new housing within the City was inappropriate. The City Council has now determined it
is in the City's best interest to update the Housing Element to permit housing in the
industrial areas of the City. This amendment will also require modifications to the City's
Land Use Element and zoning ordinance. In addition, since the City will be modifying its
General Plan, State Statues may also require that other elements of the General Plan be
adopted or modified.
Responsive proposals will outline the process and costs to perform:
• Public Outreach
• General Plan Update
• Update of the Vernon Land Use Map/Zoning Map
• Preparation of the necessary CEQA documentation, including background
studies and supporting documentation
• Amendments to the Vernon City Zoning Code
The deadline for submitting a proposal is November 9, 2011, at 2:00 p.m.
II. BACKGROUND
The City of Vernon was founded in 1905, is approximately 5.1 square miles in size and is
located approximately 5 miles southeast of downtown Los Angeles California. Over its
long history Vernon has been developed as industrial community. At the turn of the century
the lands that make up Vernon were comprised largely of farmlands. The presence of three
major rail lines in the area led influential business men and property owners to encourage
the railroad companies to runs spur lines onto the farmlands. These rail extensions
enabled the creation of an "exclusively industrial" city. By the 1920's Vernon was
attracting large stockyards and meatpacking facilities. In the 1930's Vernon became the
location of choice for many heavy industrial plants. As economic conditions changed
over the decades, these large scale industrial operations have relocated out of Southern
California and Vernon attracted smaller lighter industrial facilities. The City's business
friendly environment, low cost utilities and key location for trucking and rail transport
continue to position Vernon as an ideal location for industrial uses. The City is fully built
out, however as former industrial facilities are decommissioned and eventually demolished
it does permit for infill development opportunities.
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As Vernon developed into an industrial community the residential population of the City
slowly declined. Today approximately 110 people reside within the City. The City
Council has determined that it is in the City's best interest to expand the population within
Vernon. Given the unique industrial environment of Vernon, potential land use
incompatibilities related to hazardous materials storage and processing, background
contamination, noxious odors, noise pollution and truck and rail traffic a comprehensive
study will have to be completed to determine an appropriate location for any new housing.
The purpose of this Request for Proposal (RFP) is to solicit and select a consulting firm to
administer and draft a General Plan Housing Element Update and amend any additional
General Plan Elements to conform to this new philosophy of permitting housing within
Vernon's industrial community. Additionally, modifications to the City's zoning
ordinance will be required and any requisite CEQA documentation will need to be
performed. The City understands that SCAG has yet to release the Regional Housing
Needs Assessment (RHNA), however since Vernon has traditionally been given a zero
need, The City believes that this updated Housing Element permitting an increase in
housing within Vernon will meet any goal established by the RHNA. Therefore, it is the
City's expectation that the Updated Housing Element being performed as part of this work
will also meet all requirements of HCD for the Housing Element due to HCD in 2013.
City Government: The City Council consists of five members, elected from the City
at -large, who serve five-year staggered terms. The City Council annually appoints a Mayor
and a Mayor Pro Tern from its own membership to serve one-year terms.
As a legislative body, the City Council is responsible for the enactment of local laws
(Ordinances), the adoption of the annual City Budget and Capital Improvement Plan, and
the review and adoption of proposed policies, agreements, contracts and other City
business items. The City Housing Commission oversees the City owned homes and
housing policies. It is anticipated that the housing commission will provide oversight of
the development of the Housing element. Once the element is approved by the housing
commission, the Element will be forwarded to the City Council for adoption.
Redevelopment: Virtually all of Vernon's 31 housing units were built within a brief
thirty-year period from 1940-1970. It is very important for the Housing Element Update to
incorporate all feasible goals and polices geared toward preserving the quality of life and
the condition of the existing housing as they age. Vernon typically has a few infill parcels a
year for development. Thus, growth within the City is not going to be a significant factor. It
is very important that that the Update focus on the economic sustainability of the City and
to continue its goal to remain an industrial City.
The City of Vernon approved its Redevelopment Project Area (1986), which was amended
in 1998. The project area covers approximately two thirds of the City.
The current Five Year Implementation Plan ("Implementation Plan") for the Vernon
Redevelopment Agency covers the five-year planning period from 2010 to 2014. This
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Implementation Plan also contains an update to the Agency's Housing Compliance Plan.
A map of the Project Areas can be found in APPENDIX A.
General Plan: The City's General Plan, provided in APPENDIX B, was adopted in
December of 2007. The Housing element was last updated in February of 2009. The
General Plan covers the mandated elements required by state law:
• Land Use
• Circulation and Infrastructure
• Housing
• Resources
• Noise
• Safety
III. SCOPE OF SERVICES
The City is seeking a Consultant Team that has extensive experience in preparing General
Plans. It is anticipated this update may result in minor changes to the City's Land Use Map,
Zoning Map and Zoning Code. In addition, the Consultant Team must be prepared to
conduct the necessary CEQA compliance documents for the project.
With the exception of the Housing Element, the General Plan Update is not envisioned to
be a major undertaking, but rather a refreshing of the existing 2007 General Plan, to
accommodate changes to the Housing Element. It is expected that the update will involve
data collection and analysis, formulation and organization of goals, policies and objectives,
and the coordination of interdepartmental meetings, City Council and Housing
Commission interviews, and public participation to arrive at a refreshed strategy to guide
and maintain the City of Vernon. The City is open to suggestions that the Consultant Team
believes would be of value in producing the General Plan Update, zoning ordinance
amendments and related documents which reflect the needs of the community while
satisfying the requirements of the State Law and local and regional agencies.
A. Expectations: While a final scope of work will be crafted upon selection of the
Consultant Team, the City anticipates a scope that will, at a minimum, include
the following:
Coordination:
a. Coordinate a kick-off meeting with staff and the City Housing
Commission.
b. Coordinate with relevant State and local agencies.
C. Provide written bi-weekly status reports.
d. Confer with City staff as required.
2. Analysis:
a. Review appropriate local, regional, and state documents and
requirements.
Assess current conditions.
b. Prepare technical reports that will help in addressing existing
conditions for CEQA documentation.
C. Review comments from staff and the Housing Commission.
3. Outreach:
a. Assist City staff in meeting legal requirements for community
outreach.
b. Conduct General Plan Update workshops.
C. Attend and present as City Council and Housing Commission
Public Hearings for the adoption of the General Plan Update and
zoning ordinance amendments.
Preparation:
a. Review, evaluate, and update all aspects and contents of the General
Plan and Zoning Ordinance to achieve goals and comply with legal
requirements.
b. Address unique challenges, constraints, and opportunities.
C. Keep text clear and concise.
d. Avoid generalized statements that do not apply to the needs of the
community.
e. Provide easily readable design of graphics and maps.
f. Address pertinent CEQA requirements.
g. Complete necessary work and obtain certification of Housing
Element from the State HCD.
h. Draft General Plan Update and Zoning Ordinance Deliverables.
i. 20 printed/bound copies for the public review, City decision
makers, and City staff.
ii. 5 CD versions in PDF and Microsoft Word format.
i. Final General Plan Update and Zoning Ordinance Deliverables.
i. 20 printed/bound copies of the Final Adopted General Plan for
Council, Commissioners, Department Heads, Community
Services Department, and City Staff.
ii. 5 CD versions in PDF and Microsoft Word format.
5. Public comments and revisions:
a. Address all comments of City staff, City Council/Housing
Commission, Stakeholders and the public.
b. Prepare and track revisions.
IV. PROJECT COMPONENTS
The following is a general description of the anticipated project components. At this point,
these components should be viewed as flexible in terms of their scope and order of
completion. Consultants are, however, expected to submit a detailed work plan,
including phasing and specific work tasks, through the RFP submittal to the City.
The selected Consultant Team will also be required to submit a final work plan to the City
for approval prior to execution of a contract for this project.
A. Review Existing Conditions and Data: Consultant Team shall research all
pertinent land use -related records available at the City and interface on a regular
basis with appropriate outside agencies and City staff in compiling an initial
inventory and database of existing conditions and significant historic trends. The
Consultant Team shall conduct a thorough review and analysis of land use,
environmental, fiscal, social, educational, cultural, political and economic factors,
so as to gain an understanding of the important trends and issues that have a bearing
on the City's future. In addition to reviewing existing data, the Consultant Team
will be expected to compile additional data based on necessary field research or
other required research. The work plan shall identify the types of data to be
prepared, which shall include, but not be limited to, base maps and an
inventory/summarization of the following:
I . General land use patterns checked against internal records,
circulation system, and public infrastructure conditions.
2. Open space, recreation, schools, library, cultural, civic and park
facilities.
3. Housing, population, demographic and social characteristics.
4. Economic conditions and factors, base market analysis, economic
multiplier effects on City economy.
5. Local business conditions, including recent commercial and
industrial development trends.
6. Prevailing physical constraints and opportunities (transportation
systems, infrastructure conditions/capacities, etc.).
7. Demographic patterns.
8. Any other data deemed relevant to complete the project.
Deliverables Expected.' Interim report to include a summarization and overview of
findings, compilation of data and base maps on hard copy and computer disc, basic
assumptions and working outline for the General Plan update and raw baseline data
for the preparation of the necessary CEQA documentation. The Planning database
shall be a turnkey finished product and presented in a form compatible with the
City's computer system, which is detailed in the "Work Products" section of this
RFP. Any necessary training relative to data base utilization shall be provided to
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City staff by the Consultant Team.
B. Community Participation Program: The Consultant Team will be
expected to develop as one of the first work efforts an effective and productive
community outreach and participation program that will include a strategy to
facilitate public participation throughout the entire process, from the initial review
of the General Plan update and Zoning Code amendment through the Public
Hearing process. In accordance with the time frame set forth in the final work plan,
the Consultant Team shall prepare a draft public participation process for City
review and approval prior to its implementation. It is expected that the Consultant
Team will organize and facilitate all public participation events.
Deliverables Expected:
• Public Participation Program including types and numbers of
meetings and work products that will be generated after each
meeting
• Draft abstract of all relevant information received as input from
community participation workshops
• Facilitation of, and participation in, all community meetings and
Public Hearings
C. Preparation of Draft General Plan of Updated Elements: Following
initial research and public outreach efforts, the Consultant Team shall evaluate the
City's existing policies and land use patterns and recommend adjustments deemed
appropriate, including new policies and/or land use alternatives. A report shall be
prepared addressing recommendations including their feasibility, potential
impacts, ramifications, and outcomes. From this analysis, the Consultant Team
shall develop a series of policy and land use recommendations to be considered for
incorporation into the Updated General Plan.
Elements shall conform to the most current General Plan Guidelines prepared by
the State Office of Planning and Research. Each draft Element shall contain text,
diagrams, and documentation material sufficient to demonstrate its scope and intent
and shall be internally consistent with the balance of the General Plan. Goals,
objectives, and policies shall be stated clearly and in a manner easily understood by
the general public.
Textual data provided in each element should be supplemented with graphics
consisting of maps, drawings, charts, and tables. All data sources utilized to prepare
the Plan, text and graphics shall be documented, referenced, and included in the
Plan. The final work plan shall identify the types of graphics to be provided in the
General Plan, as well as the types of large scale colored exhibits to be prepared for
workshops and Public Hearings (e.g., opportunities and constraints map,
circulation plan, and summary map(s) which address vacant lands, public facilities
and infrastructure, noise footprints, seismic, tectonic and flood hazard areas and
other appropriate illustrations of the General Plan).
Deliverables Expected:
• Report containing policy and land use recommendations and
implementation measures
• Draft General Plan Updated Elements submitted in accordance with
the time frames set forth in the final work plan
• Large-scale exhibits for workshops and Public Hearings
• Related computer programs/software
D. Preparation of Draft Zoning Code Amendment: The Consultant Team
shall provide the City with a comprehensive review and recommended update of
the City's Zoning Code (Chapter 26 of the City Code) in conjunction with the
General Plan update. This revision shall incorporate updated planning ideology,
terminology, and address any internal inconsistencies. The Consultant Team shall
examine the appropriateness of existing zoning classifications and development
standards including reviewing, analyzing, and providing recommendations
pertaining to residential densities. The Consultant Team shall also review the
compatibility of existing and proposed zoning provisions with surrounding
jurisdictions and recommend whether any changes to the Code are needed.
The Consultant Team shall also provide recommendations regarding the possibility
of integrating certain specific plan and overlay zones into more traditional zones.
Other reformatting suggestions, such as improved cross referencing and the use of
graphics and tables to illustrate zoning requirements, will be expected.
It is expected that the completion of the Zoning Code update will take place as early
as practical in the overall process, as reflected in the final work plan.
Deliverables Expected.
• Draft Zoning Code Amendment Sections
E. Environmental Analysis: The Consultant Team shall do all CEOA work
on the General - Plan Update and zoning code modifications. The final program EIR
was completed in November 2007 for the City's current General Plan and Zoning
Ordinance update. It is anticipated that a supplement to the previous EIR will be
sufficient. Any resulting mitigation measures shall be accompanied by a
mitigation monitoring program prepared by the Consultant Team. The Consultant
Team will be required to coordinate the distribution of all required notices and
documents associated with the environmental review process and will also be
required to coordinate any related public workshops and/or meetings.
Deliverables Expected: (10 hard copies and a digital copy for each bulleted item)
• Two Screen checks and one Draft of necessary CEOA Document
• One Screen check and one Draft Response to Comments Document
if applicable
• One Screen check and one Draft Updated Mitigation Monitoring
s
Program - if applicable
One Screen check and one Draft Statement of Findings and Facts - if
applicable
One Screen check and one Draft Statement of Overriding
Considerations - if applicable
Certified Final EIR - if applicable
Note: Number of requested copies is preliminary and may be adjusted as necessary.
F. Final General Plan and Zoning Code: Final General Plan and Zoning
Code incorporating all changes adopted by the City Council.
Deliverables Expected:
• Adopted General Plan in Paper Format (spiral bound binders) - 20 copies
• Adopted General Plan in PDF and Microsoft Word. Format on CD-ROM - 5
copies
• Zoning Code amendments (Chapter 26 of City Code) in Paper Format - 10
copies
• Zoning Code amendments in PDF and Microsoft Word Format on
CD-ROM- 5 copies
• Updated Color Land Use Map (V =500') - 5 wall copies
• Updated Color Land Use Map in PDF and GIS format on CD-ROM - 5
copies
Note: Number of required copies is preliminary and may be adjusted as necessary.
V. WORK PRODUCTS
The format for all textual materials and products will be 8-1/2" x 11 ", black ink on white
paper. The format of graphic elements may vary from said standard but shall be approved
by staff prior to inclusion in any document. Final products shall be in a form that is
workable, amendable, and easily reproducible.
All studies, charts, graphs, and materials used in preliminary and public review processes
shall become the property of the City of Vernon. In addition, the Consultant Team shall
provide the final textual documents in a format consistent with the word processing
program in use by the City at the time of final document delivery. (The City currently
utilizes a Microsoft" Word, Office 2007 format.) All map -based exhibits shall be
developed using ArcView 9.2 or above and provided in a GIS format and Adobe Portable
Document Format (PDF) to the City. All software applications or computer files generated
for graphics, texts or pictorials will be supplied to the City on a disk or CD-ROM. The
Consultant Team shall be responsible for ensuring that submitted files and/or programs
function properly on the City's computer system.
VI. MINIMUM CONTENT OF PROPOSAL
The update of the Vernon General Plan should include a separate Existing Conditions
Report, an Administrative Draft General Plan, Draft General Plan, Final General Plan,
Draft Zoning Amendments and Final Zoning Amendments. The policy document must be
technically accurate while working with the existing document when possible. Vernon
recently updated its General Plan in 2007 and as part of this project is proposing to update
its Housing Element which may trigger changes to other elements of the General Plan, with
the exception of the Housing Element, it is not foreseen that a complete ground up rewrite
is necessary, but merely minor updating of certain elements to accommodate new housing
in the City's industrial landscape. The Vernon General Plan update must be a user-friendly
document that is written so as to be quickly understood by the public, businesses, and
developers.
The selected Consultant Team shall work with the City's personnel to ensure the highest
level of accuracy. All electronic documents created for the City of Vernon General Plan
Update must be compatible with Microsoft Office 2007 (Word 2007, Excel 2007, and
PowerPoint 2007) or ESRI GIS products. General Plan documents will include narrative,
graphics, maps, and data required to clearly communicate (in color whenever possible) the
policy intent and future land use planning direction for the City.
A. Assumptions: Proposals should include a list of the Consultant Team's
assumptions made in preparation of the proposal on a separate page entitled,
"Assumptions Upon Which This Proposal is Based." This section should
also specifically set forth those documents, maps, and studies which the
Consultant Team expects to be provided by the City.
B. Schedule: Proposals should provide a detailed schedule for the completion
of services. Time frames should be stated in terms of the number of
calendar days or weeks required to complete the specified tasks using the
City's notice to proceed as the start date. The schedule should identify the
periods as the total elapsed time from the start date. The schedule should
track the independent timing for each of the different documents to be
developed, reviewed, and adopted. The schedule should include a rough
outline of the interviews, community workshops, and Public Hearings to be
included in the process.
C. Costs: Proposals should include costs for the completion of each major task
in the work program. Each task should clearly identify the Consultant Team
member who will be primarily responsible for completing the task. This
section should include billing and expense reimbursement rates. Costs
should be segregated into a time and materials rate schedule and a not -to -
exceed maximum amount for all work. Indicate hourly rates of individuals
involved, number of hours for each component, task or product, and the fee
structure for additional work outside of the contract and optional items. A
time and materials rate schedule should also be provided for use in
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negotiating any Changes in Work required during the course of the contract.
Cost information shall be submitted in a separate sealed envelope.
D. Staffing: The project manager and key personnel, including those of any
subcontractor, shall be designated. The person (s) who will attend and
facilitate public meetings and presentations should be identified and should
be the same persons making any presentations to City Staff during the
selection process. The geographic location of the firm and key personnel
shall also be identified. Any proposed sub -consultants shall be listed. Their
responsibilities should be included in the proposal, if necessary. There shall
be no Changes in the project manager, sub -consultants, or key staff without
approval of the City.
VII. QUALIFICATIONS & CRITERIA
A. Qualifications: The City of Vernon will select a principal consultant or
team for this work on the basis of qualifications and experience. The
following are the minimum qualifications to be used to evaluate responses
to this Request for Proposal:
1. Firm has five or more years of relevant experience performing
services on similar public projects.
2. Firm is to provide, with proposal, three or more satisfactory
municipal references for work performed in the past five years.
Where possible include references from cities of a similar size and
character to Vernon.
3. Firm can demonstrate understanding of the project, and knowledge
of the disciplines necessary to complete the project, track record of
delivering General Plan Updates on time and on budget.
B. Selection Criteria: The following items will be used to evaluate each
Consultant Team:
1. Resumes of supervisory staff that will have direct charge of the
project with Educational background and qualifications.
2. General Plan experience; and demonstrated record of success on
work previously performed for other government agencies.
3. Substantiating adequate staff to complete the development within
the time specified in the proposal.
4. Public participation experience working with the public in
formulating goals and consensus.
5. The ability to make effective public presentations of the report
and/or design as may be required.
6. The ability to work effectively with City staff, other public agencies,
and related parties as may be required during the course of the
design, study or other services.
7. Pertinent new ideas or approaches which may be presented during
the course of the selection process.
8. Where appropriate, whether the party has adequate knowledge of
local conditions.
9. Whether the party has available experienced, capable and
acceptable professional personnel or sub -consultants as may be
pertinent to the General Plan Update.
10. The record of keeping costs within project budgets and design
estimates.
11. Contract fee as negotiated and ultimately agreed upon. Price is not
the sole basis for selection, but may be considered in the criteria for
evaluating proposals.
VIII. FORMAT AND DELIVERY RESPONSE
Respondents are asked to submit seven (7) copies of their proposals in sufficient detail to
allow for a thorough evaluation and comparative analysis. The proposal should include, at
a minimum, the following information in sectionalized format addressing all phases of the
work in the RFP.
A. Format: Limit your proposal to 30 typed 8.5" x I V pages or less on white
bond paper of at least 20-pound weight single sided (excluding cover letter
and attachments). You may attach company brochure materials if you wish,
but these must be as separate attachments and independent from the
required elements noted above.
1. Use a conventional typeface with a minimum font size of 12 points.
Use a 1" margin on all boarders.
2. Organize your submittal in the order described above.
3. Provide one (1) unbound original of your firm's response and one
electronic version
4. Prominently label the package: "2012 General Plan Update" and
include the name of the prime respondent.
Deliver the response to:
City of Vernon
Community Services Department
Attention: Samuel Kevin Wilson
4305 Santa Fe Avenue
Vernon, CA 90058
5. The response is due on or before 2:00 p.m., November 9, 2011. Late
responses will not be accepted.
6. If you have any questions please contact Kevin Wilson at (323)
583-8811 ext. 245.
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B. Cover Letter: An original cover letter signed by an officer authorized to
contractually bind your firm. The cover letter should also include: the
identification of the firm, including the name, address and telephone
number of the firm; proposed working relationship among the firm and any
subcontractor(s), if applicable; name, title, address and telephone number of
a contact person during the proposal evaluation period; and a statement to
the effect that the proposal shall remain valid for a period of not less than
ninety (90) days from the date of submittal.
C. Introduction: Present an introduction of the proposal and your
understanding of the project and significant steps, methods and procedures
to be employed by your firm to ensure quality end products that can be
delivered within the required time frames and your identified budget.
D. General Scope of Work: Briefly summarize the scope of work as your
firm perceives or envisions it.
E. Work Plan: Present concepts for conducting the work plan and
interrelationship of all products. Define the scope of each task including the
depth and scope of analysis or research proposed.
F. Specific Work Products: Identify the specific end products which will be
submitted. Include concepts as to the form and content of each work
product.
G. Proposed Schedule: Present a comprehensive schedule reflecting time
frames and milestones for completing each phase and task. Include key
decision points, interviews, workshops and Public Hearings. It is expected
the General Plan, and environmental review process will be completed
within the time frame of a year. The Consultant Team shall agree to provide
a biweekly status report to the City reflecting the project's progress.
H. Estimated Cost and hourly Rate Schedule: Although an important
aspect of consideration, the financial cost estimate will not be the sole
justification for consideration. The City does expect a fair and reasonable
project cost, backed by itemization of how the costs per phase and task were
developed.
Present the total expected cost and breakdown in estimated hours. Provide
separate budgets (stand alone) for the preparation of the General Plan
update, and for the preparation of the necessary CEQA documentation.
Include an Hourly Rate Schedule for all key personnel expected to play a
part in the work products. Prices shall represent the cost of finished
products and cost estimates shall identify expenditures for graphics, base
maps, public meeting and hearing participation, printing, legal notices,
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postage, mailing, advertising and other incidental and administrative costs.
The City shall not, in any event, be liable for any pre -contractual expenses
incurred by any firms.
Negotiations may or may not be conducted with the firm; therefore, the
proposal submitted should contain the firm's most favorable terms and
conditions, since selection and award may be made without discussion with
any firm. All prices should reflect "not to exceed" amounts per item.
Ability of the Consultant Team to Perform: Provide a detailed
description of your firm and its qualifications including names, titles,
detailed professional resumes and past experience in similar work
efforts/products of key personnel who will be working on the project.
Provide a list of specific related work projects which have been completed
by your firm that are directly related to the project described in this RFP.
Note the specific individuals who completed such project(s). Identify role
and responsibility of each member of the project team. Include the amount
of time key personnel will be involved in the respective portions of the
project. Respondents are encouraged to supply relevant examples of their
professional product. Provide a list of references.
The Consultant shall not subcontract any work under the RFP nor assign
any work without the prior written consent of the City Manager.
IX. ADDENDA, CHANGES, AND AMENDMENTS TO THIS SOLICITATION
At any time prior to the due date for responses, the City may make changes, amendments,
and addenda to this solicitation, including changing the date due to allow respondents time
to address such changes. Addenda, changes, and amendments, if made, will be posted on
the City's website (www.cityofvemon.org), which is deemed adequate notice. A proposer
may make a request to the City's project coordinator to be placed on a list of persons to
receive notice of any such addenda, changes, or amendments. The preferred manner of
communications is via e-mail due to its timeliness.
X FORM OF CONTRACT
The City's standard form of contract shall be used, and includes other provisions not
described here. A Standard professional service contract is attached for reference
(Appendix C). Please review this very carefully and note in body of response any
exceptions or alterations to the agreement. Alterations or Changes to the agreement
which were not in the Consultant Team's response will not be made after the selection of
the Consultant Team. This includes alterations, exceptions, or changes to the insurance
and indemnity provisions. By requiring these requests up front, the City can compare all
respondents on an equal footing.
14
M. CONDITIONS FOR RESPONSES TO RFP
The following conditions apply to this RFP process:
A. Nothing contained in this RFP shall create any contractual relationship
between the respondent and the City.
B. This RFP does not obligate the City to establish a list of service providers
qualified as prime contractors, or award a contract to any respondent. The
City reserves the right to amend or cancel this RFP without prior notice, at
any time, at its sole discretion.
C. The City shall not be liable for any expenses incurred by any organization in
connection with this RFP.
D. No conversations or agreements with any officer, agent, or employee of the
City shall affect or modify any terms of this RFP. Oral communications or
any written/e-mail materials provided by any person other than designated
contact staff of City shall not be considered binding.
E. The City reserves the right, in its sole discretion, to accept or reject any or
all Proposals without prior notice and to waive any minor irregularities or
defects in a Proposal. The City reserves the right to seek clarification on a
Proposal with any source.
F. The dates, times, and sequence of events related to this RFP shall ultimately
be determined by the City. The schedule shown above is subject to change,
at the sole discretion of the City, although the City will attempt to follow it
and, if it must be altered, will attempt to provide reasonable notice of the
changes.
G. Respondents shall not issue any news release pertaining to this RFP, or the
City without prior written approval of the City.
H. All submitted proposals and information included therein or attached
thereto shall become public record upon delivery to the Community
Services Department.
XII. RIGHT BY THE CITY TO WITHDRAW THIS REQUEST
The City may, at its sole discretion and for any reason whatsoever, withdraw this
solicitation at any time.
15
Appendix A
Redevelopment Area Map
Appendix B
Vernon General Plan
CITY OF VERNON
GENERAL PLAN
Adopted December 3, 2007
Amended February 23, 2009
Acknowledgements
The following individuals contributed to preparation of the Vernon General Plan:
City Council
Leonis C. Malburg, Mayor
Hilario "Larry" Gonzales, Mayor ProTempore
William "Bill" Davis, Council Member
Thomas A. Ybarra, Council Member
Michael McCormick, Council Member
City Staff
Kevin Wilson, Director of Community Services & Water
Sergio A. Canales, Planning Assistant
Consultants to the City
Hogle-Ireland, Inc.
Austin Foust Associates, Inc.
Wieland Associates, Inc.
Vernon General Plan
Table of Contents
TABLE OF CONTENTS
Page
INTRODUCTION
Vernon - Founding of the City and Establishing Ifs Mission...................................1
Visionfor the Future........................................................................................................4
Purpose and Scope of the Plan.......................................................................................5
Public Involvement in Developing the General Plan..................................................6
Relationship of Vernon General Plan to State Requirements for Plans....................6
Related Plans and Programs...........................................................................................7
LAND USE
1.0 Purpose and Focus...........................................................................................................1
1.1 Purpose of this Element ........ :............................................................................. 1
1.2 Focus......................................................................................................................2
2.0 Land Use Plan...................................................................................................................3
2.1 Land Use Terms and Concepts..........................................................................3
2.2 Land Use Designations and Land Use Policy Map ....................................... 4
2.3 Implications of Land Use Policy........................................................................7
2.4 Relationship of Land Use Policy to the Zoning Ordinance ...........................8
3.0 Goals and Policies...........................................................................................................9
CIRCULATION AND INFRASTRUCTURE ELEMENT
1.0 Purpose and Focus...........................................................................................................1
1.1 Purpose.................................................................................................................1
1.2 Focus......................................................................................................................2
2.0 Circulation Plan...............................................................................................................2
2.1 Regional Circulation...........................................................................................2
2.2 Vernon's Street System.......................................................................................4
2.3 Off -Street Parking and Loading Facilities......................................................13
2.4 Other Transportation Modes...........................................................................14
3.0 Meeting Infrastructure Needs.....................................................................................15
3.1 Water and Wastewater.....................................................................................15
3.2 Storm Drainage..................................................................................................17
3.3 Electrical Generation and Distribution...........................................................18
3.4 Communications and Information Technology............................................18
3.5 Gas System.........................................................................................................19
Table of Contents - i
Vernon General Plan
Table of Contents
Page
4.0 Goals and Policies.........................................................................................................19
HOUSING ELEMENT
1.0
Introduction......................................................................................................................1
1.1 State Requirement...............................................................................................3
1.2 Relation to Other General Plan Elements........................................................4
1.3 Sources of Information.......................................................................................4
1.4 Public Participation.............................................................................................5
2.0
Housing Needs Assessment..........................................................................................7
2.1 Population and Housing Trends.......................................................................7
2.2 Housing Characteristics......................................................................................8
3.0
Housing Constraints.....................................................................................................17
3.1 Governmental Constraints...............................................................................17
3.2 Non -governmental Constraints to Housing..................................................25
4.0
Housing Opportunities................................................................................................41
5.0
Housing Plan..................................................................................................................49
5.1 Evaluation of Previous Accomplishments.....................................................49
5.2 Goals and Policies..............................................................................................52
5.3 Programs.............................................................................................................53
5.4 Redevelopment Agency Housing Requirements..........................................56
SAFETY ELEMENT
1.0 Purpose and Focus...........................................................................................................1
1.1 Purpose.................................................................................................................1
1.2 Focus......................................................................................................................1
2.0 Identifying and Guarding Against Hazards..............................................................2
2.1 Natural Hazards..................................................................................................4
2.2 Human -caused Hazards.....................................................................................8
RESOURCES ELEMENT
1.0 Purpose and Focus...........................................................................................................1
1.1 Purpose.................................................................................................................1
1.2 Focus......................................................................................................................2
Table of Contents - ii
Vernon General Plan
Table of Contents
2.0 Identifying and Protecting Local Resources..............................................................2
2.1 Water Quality and Supply.................................................................................2
2.2 Air Quality............................................................................................................4
2.3 Global Warming..................................................................................................5
2.4 Energy Supplies...................................................................................................6
2.5 Open Space...........................................................................................................7
2.6 Cultural Resources..............................................................................................7
3.0 Goals and Policies...........................................................................................................8
NOISE ELEMENT
1.0 Purpose and Focus...........................................................................................................1
1.1 Purpose.................................................................................................................1
1.2 Focus .................................................... :.................................................................
1
2.0 About Noise......................................................................................................................2
2.1 Noise Metrics.......................................................................................................2
2.2 Noise and Health Effects....................................................................................5
2.3 Community Noise Standards............................................................................5
3.0 Noise Environment in 2007............................................................................................7
3.1 2007 CNEL Contours..........................................................................................8
3.2 Transportation Noise Sources............................................................................8
3.3 Industrial Noise Sources...................................................................................11
4.0 Future Noise Environment...
5.0 Goals and Policies ...........
Appendices
Appendix A: Implementation Plan
Appendix B: Glossary
Appendix C: Housing Element Appendix
.............................................................12
....................................................................12
Table of Contents - iii
Vernon General Plan
Table of Contents
List of Tables
Page
Table I-1 Relationship of Vernon General Plan to Mandated State Elements.............7
Table LU-1: Building Square Footage and Employment Projections................................8
Table LU-2: Relationship of Land Use Categories and Zoning Districts ..........................9
Table CI-1:
Level of Service Descriptions...........................................................................10
Table H-1:
Vernon Employment 2000..................................................................................7
Table H-2:
Projected Population and Household Growth 2000-2030 ..............................8
Table H-3:
Housing Characteristics 2005.............................................................................9
Table H-4:
Units in Structure/Housing Tenure 2005........................................................9
Table H-5:
Affordability Matrix..........................................................................................12
Table H-6:
Permit and Processing Fees..............................................................................22
Table H-7:
Characteristics of Vacant and Underutilized Sites
in Commercial/ Industrial Zones.................................................................44
Table H-8:
Locational Characteristics of Vacant and Underutilized Sites
in Commerical/Industrial Zones.................................................................45
Table H-9:
Residential Service Characteristics of Unimproved and
Underutilized Sites in Commercial/Industrial Zone...................................47
Table H-10:
Housing Element Accomplishments for 2000-2008 Planning Period ........50
Table H-11:
Rehabilitation and Conservation Goals..........................................................56
Table of Contents - iv
List of Figures
Vernon General Plan
Table of Contents
Page
FigureLU-1: Floor Area Ratio...................................................................................................3
Figure LU-2: Land Use Policy Map..........................................................................................5
Figure CI-1:
Street Cross Sections...........................................................................................6
FigureCI-2:
Circulation Plan...................................................................................................7
Figure CI-3:
Water Service.....................................................................................................16
FigureH-1:
Regional Location................................................................................................2
Figure H-2:
Hazardous Materials Locations.......................................................................29
Figure H-3:
Highly Toxic Regulated Substances...............................................................31
Figure H-4:
2007 Noise Contours.........................................................................................35
Figure H-5:
Major Transportation Corridors......................................................................39
Figure H-6:
Inventory of Vacant and Underutilized Sites.................................................0
FigureS-1:
Regional Faults....................................................................................................4
Figure S-2:
Liquefaction Zone................................................................................................5
Figure S-3:
Dam Inundation Areas.......................................................................................7
Figure N-1:
Examples of Noise Levels...................................................................................4
Figure N-2:
Examples of Noise at Southern California Locations.....................................5
Figure N-3:
Community Noise Standards............................................................................6
Figure N-4:
2007 Noise Contours...........................................................................................9
Figure N-5:
Projected 2030 Noise Contours........................................................................13
Table of Contents - v
Vernon General Plan
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Table of Contents - vi
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INTRODUCTION
INTRODUCTION
VERNON — FOUNDING OF THE CITY AND
ESTABLISHING ITS MISSION
The City of Vernon was founded in 1905 as an industrial city,
and it remains so today. This General Plan reflects the long
history and continues the City's mission of maintaining
Vernon as an ideal location for industry in Southern
California.
At the turn of the twentieth century, the lands now comprising
Vernon were largely farmland. However, the location south of
downtown Los Angeles and the presence of major rail lines
led influential businessmen and property owners to encourage
railroad companies to run spur, lines into the adjacent
farmlands. These rail extensions enabled the creation of an
"exclusively industrial" city. James J. and Thomas Furlong
and John B. Leonis led the city formation effort, and Vernon
incorporated in 1905.
Vernon General Plan
Introduction
Introduction - I
Vernon General Plan
Introduction .
Vernon farmland along the
Los Angeles River, 1926
Although the presence of the rail lines facilitated industrial
development, the process was slow. A few new industrial
businesses located in Vernon during the colorful period
between incorporation and Prohibition Period of the 1920s.
Other businesses such as Doyle's bar, which employed 37
bartenders, hosted an arena where 20 world championship
boxing matches were held, and had a ballpark for the Vernon
Tigers, who won Pacific Coast League championships on
multiple occasions also located in Vernon during this period.
By the 1920s, Vernon was attracting large stockyards and
meatpacking facilities, including slaughtering operations.
While the stockyards have vanished, meat processing remains
a signature business in the City. The Farmer John's facility,
with its iconic pig mural, processes pork products, including
the famous Dodger Dogs enjoyed by baseball fans.
Refrigerated food storage began as an outgrowth of the early
meat packing and processing activities and is now a
significant activity as well.
Introduction - 2
To provide for the service requirements of these activities,
including the electrical demands of the cold storage and
refrigerated facilities, in the early 1930s the City began
building municipal water supply and distribution facilities, as
well as its own electrical power plant, which remains in
operation. The capability of the City to provide these two
critical services at a relatively low cost continues to be a
competitive advantage for Vernon in attracting industry.
During the 1920s and '30s, Vernon became the location of
choice for many heavy industrial plants, including steel,
aluminum, paper, and glass producers. Automobile assembly,
canning, and other manufacturing operations also were
established in the City in this period. As economic conditions
have changed over the decades, however, many of these large-
scale industrial operations have relocated out of Southern
California or even out of the country.
Vernon General Plan
Introduction
Los Angeles Union Stock
Yards in Vernon, 1937
Introduction - 3
Vernon General Plan
Introduction
Vernon Potteries, 1931
The focus of businesses has shifted to smaller, more
specialized manufacturing, processing, and storage
operations.
The City's business -friendly environment, low-cost utilities,
(largely due to the recent completion of the Malburg
Generating Station), and key location for trucking and rail
transport continue to position Vernon as an ideal location for
industrial uses.
VISION FOR THE FUTURE
As Vernon enters the twenty-first century, its mission and
character remains unchanged. For theforeseeablefuture,
Vernon will continue to be an almost totally industrial city,
with limited retail commercial and food service operations to
support the large, day -time business population, and few
residences. City policy, land use restrictions, and limited land
availability will allow Vernon to continue its mission to attract
new, highly specialized industrial businesses.
As noted in the City's 1992 General Plan, national economic
and environmental regulations have resulted in the shift of
many types of industrial operations to other areas of the
world. These forces have affected the type and character of
industrial operations in Vernon, as they have elsewhere in the
United States. Technological advances, environmental
regulations, the cost of labor and raw or processed materials,
and the cost of energy and petroleum products necessitate
Introduction - 4
continuing change in Vernon s industrial operations and in the
types of new industries desiring to locate in the City. Together
with the aging of both private development and the public
infrastructure, these factors require that a framework for
guiding future growth and development in the community be
developed. This General Plan addresses the continuing
change, growth, and development of Vernon over the next
two decades and provides a public policy statement regarding
the future of the City.
PURPOSE AND SCOPE OF THE PLAN
Adopted by the City Council and available to all businesses,
property owners, and others with an interest in the
community, the General Plan is available for public review at
all times. The Plan complies with the requirement by the State
of California that all cities prepare and adopt a
comprehensive, long-range plan to serve as a guide for the
future. The Plan contains the goals, policies, and explanatory
detail about issues important to the future of Vernon. Plan
policies address land use (including housing), infrastructure,
public safety, resources, and noise within topic -related
chapters, or "elements'-. These elements are:
• Land Use Element
Infrastructure Element
• Safety Element
• Natural Resources Element
• Noise Element
• Housing Element
General Plan policies and programs are supported by several
key documents, listed below. While not technically a part of
the Plan, each contributes to the ability of the City officials and
staff — as well as the public — to understand the Plan and carry
out its mandates. These documents may be updated,
modified, or replaced over time, and readers should seek the
current version for reference. These additional documents are:
Final Environmental Impact Report (FEIR) and
Monitoring Plan for the General Plan
• Implementation Plan
Vernon General Plan
Introduction
Introduction - 5
Vernon General Plan
Introduction
• Five -Year Capital Improvements Program
• Urban Water Management Plan
• Natural Hazards Mitigation Plan
• Standardized Emergency Management System (SEMS)
Multi -hazard Functional Plan
Other documents may be prepared over time to support
implementation of the General Plan policies or as may be
directed by the State Legislature. These should be reviewed for
additional detail regarding various proposals contained in the
General Plan.
PUBLIC INVOLVEMENT IN DEVELOPING THE
GENERAL PLAN
As part of the General Plan program, the City undertook a
public outreach program to identify issues and establish a new
General Plan policy foundation. The outreach program
included a City mailer, scoping meeting, and public hearings.
The City distributed a mailer to property and business owners
in Vernon regarding the General Plan. The mailer asked the
Vernon business community to identify issues that can be
addressed by the General Plan. Comments returned to the
City were recognized in developing the General Plan.
Those attending the scoping session (held in accord with the
requirements of CEQA) were also given the opportunity to
comment on the Public Review Daft of the Plan and the
Zoning Ordinance
Prior to adoption of the General Plan, the Draft General Plan
and associated Environmental Impact Report were circulated
for public review and comment. Public hearings were
conducted before the Vernon City Council.
RELATIONSHIP OF VERNON GENERAL PLAN TO
STATE REQUIREMENTS FOR PLANS
This General Plan contains six elements, as well as a
comprehensive Implementation Plan. These elements relate to
the seven elements mandated by State law as follows:
Introduction - 6
Table 1-1
Relationship of Vernon General Plan to
Mandated State Elements
Vernon General Plan
Elements
State Required Elements ,
Land Use
Land Use
Circulation and
Infrastructure
Circulation
Safety
Public Safety
Noise
Noise
Natural Resources
Open Space
Conservation
Housing
RELATED PLANS AND PROGRAMS
State law places the General Plan atop the hierarchy of land
use planning regulations, although, as a Charter City,
Vernoris Zoning Ordinance is its governing law as.to land
use. The General Plan provides guidance to the City Council
in enacting ordinances relating to zoning, land use, public
improvements, and development programs. Also, regional
governmental agencies, such as the Southern California
Association of Governments and the South Coast Air Quality
Management District, have been established in recognition of
the fact that planning issues extend beyond the boundaries of
individual cities. Efforts to address regional planning issues
such as air quality, transportation, and housing needs have
resulted in the adoption of regional plans. The policies
Vernon adopts are affected by these plans. The following
paragraphs describe ordinances, plans, and programs which
should be considered in association with the General Plan in
development and planning decisions.
Federal Plans and Programs
National Pollutant Discharge Elimination System
As part of a multi -pronged effort to improve the quality of
water resources nationwide, the federal government
authorized the State Regional Water Quality Control Board
and its regional offices such as the Los Angeles Regional
Vernon General Plan
Introduction
Introduction - 7
Vernon General Plan
Introduction
Water Quality Control Board to set up programs to implement
National Pollutant Discharge Elimination System (NPDES)
goals. Under the NPDES Stormwater Permit issued to the
County of Los Angeles and Vernon as a co-permittee, most
new development projects in the City are required to
incorporate measures to minimize pollutant levels in
stormwater runoff. Compliance is required at the time that
construction permits are issued, as well as over the long term
through periodic inspections.
National Flood Insurance Program
The Federal Emergency Management Agency administers the
National Flood Insurance Program (NFIP). The NFIP provides
federal flood insurance subsidies and federally financed loans
for eligible property owners in flood -prone areas. Vernon has
no mapped flood hazard areas.
Clean Water Act
Congress passed the Federal Water Pollution Control Act
Amendments of 1972 and the Clean Water Act (CWA) of 1977
to provide for the restoration and maintenance of the
chemical, physical, and biological integrity of the nation s
lakes, streams, and coastal waters. Primary authority for the
implementation and enforcement of the CWA (33 U.S.C. 1251)
now rests with the U.S. Environmental Protection Agency
(EPA) and, to a lesser extent, the U.S. Army Corps of
Engineers. In addition to the measures authorized before
1972, the CWA implements a variety of programs, including:
federal effluent limitations and state water quality standards;
permits for the discharge of pollutants and dredged and fill
materials into navigable waters; and enforcement
mechanisms. Section 404 of the CWA is the principal federal
program that regulates activities affecting the integrity of
wetlands.
California State Plans and Programs
California Environmental Quality Act (CEQA)
The California Environmental Quality Act (CEQA) was
adopted by the state legislature in 1970 in response to a public
mandate for thorough environmental analysis of projects
impacting the environment. The provisions of the law and
environmental review procedure are described in the CEQA
Law and Guidelines. CEQA is the instrument for ensuring
that environmental impacts of local development projects are
Introduction - 8
appropriately assessed and mitigated, and if not fully
mitigated, ensuring that project benefits to the community are
substantial, The Department of Community Services reviews
projects for conformance with CEQA.
California Noise Insulation Standards (Title 24)
In 1974, the California Commission on Housing and
Community Development adopted noise insulation standards
for residential buildings (Title 24, Part 2, California Code of
Regulations). Title 24 establishes standards for interior room
noise (attributable to outside noise sources). The regulations
also specify that acoustical studies must be prepared
whenever a residential building or structure is proposed to be
located near an existing or adopted freeway route,
expressway, parkway, major street, thoroughfare, rail line,
rapid transit line, or industrial noise source, and where such
noise source or sources create an exterior CNEL (or Ldn) of 60
dB or greater. Such acoustical analysis must demonstrate that
the residence has been designed to limit intruding noise to an
interior CNEL (or Ldn) of at least 45 dB. The Department of
Community Services enforces Title 24.
Seismic Hazards Mapping Act
California's 1990 Seismic Hazards Mapping Act requires the
State Geologist to compile maps identifying and describing
seismic hazard zones throughout California. Guidelines
prepared by the State Mining and Geology Board identify the
responsibilities of state and local agencies in the review of
development within seismic hazard zones. Development on a
site that has been designated as a seismic hazard zone requires
a geotechnical report, and local agency consideration of the
policies and criteria established by the Mining and Geology
Board. Over the years, the program has expanded to include
mapping of seismic -related hazards such as liquefaction- and
landslide -prone areas. The Safety Element discusses seismic
hazards associated with faults and those identified on state
seismic hazard maps. Vernon contains only liquefaction -prone
areas. The Safety Element contains a map identifying these
areas.
Regional and County Level Plans and Programs
SCAG Regional Comprehensive Plan and Guide
The Southern California Association of Governments (SCAG)
undertakes regional planning for the six -county SCAG region
Vernon General Plan
Introduction
Introduction - 9
Vernon General Plan
Introduction
of Los Angeles, Orange, Riverside, San Bernardino, Imperial,
and Ventura counties. SCAGs efforts focus on developing
regional strategies to minimize traffic congestion, protect
environmental quality, and provide adequate housing. The
Regional Comprehensive Plan and Guide sets forth broad
goals intended to be implemented by participating local and
regional jurisdictions and the South Coast Air Quality
Management District. SCAG has adopted companion
documents to the Regional Comprehensive Plan and Guide,
most notably the Regional Transportation Plan (see below).
Congestion Management Plan
The Congestion Management Plan (CMP) is a program
adopted by the state legislature and approved by the voters in
1990 through Proposition 111. As a new approach to
addressing congestion concerns, the CMP was created for the
following purposes:
To link land use, transportation, and air quality
decisions
• To develop a partnership among transportation
decision -makers on devising appropriate
transportation solutions that include all modes of
travel
• To propose transportation projects which are eligible to
compete for state gas tax funds
The Los Angeles County Metropolitan Transportation
Authority (Metro) is responsible for preparing the County's
CMP. Metro is required by state law to monitor local
implementation of all CMP elements. Local jurisdictions are
required to monitor arterial congestion levels, monitor transit
services along certain corridors, and implement an adopted
trip reduction ordinance and land use analysis program.
Regional Transportation Plan
The Regional Transportation Plan (RTP) is a component of the
Regional Comprehensive Plan and Guide prepared by SCAG
to address regional issues, goals, objectives, and policies for
the Southern California region into the early part of the 21st
century. The RTP, which SCAG periodically updates to
address changing conditions in the Southland, has been
developed with active participation from local agencies
throughout the region, elected officials, the business
Introduction -10
community, community groups, private institutions, and
private citizens. The RTP sets broad goals for the region, and
provides strategies to reduce problems related to congestion
and mobility.
In recognition of the close relationship between the traffic and
air quality issues, the assumptions, goals, and programs
contained in the Plan parallel those used to prepare the Air
Quality Management Plan.
Air Quality Management Plan
The federal Clean Air Act requires preparation of plans to
improve air quality in any region designated as a
nonattainment area. The Air Quality Management Plan, or
AQMP, prepared by the South Coast Air Quality Management
District, first adopted in 1994 and updated on a three-year
cycle, contains policies and measures designed to achieve
federal and state air quality standards within the South Coast
Air Basin. The assumptions and programs in the AQMP draw
directly from regional goals, objectives, and assumptions in
SCAG's Regional Comprehensive Plan and Guide.
City Level Plans and Programs
Vernon Zoning Ordinance
In recognition of the City's industrial nature, the City's Zoning
Ordinance establishes one Zone (the Industrial Zone)
throughout the City, and provides for three Overlay Zones.
The Zoning Ordinance establishes land use regulations for the
City and each Overlay Zone with respect to permitted uses,
allowable intensity, and development standards. The Zoning
Ordinance explains the purposes of the Industrial Zone and
each Overlay Zone, specifies permitted uses and conditional
uses, and establishes development standards, and includes a
map describing the location of each Overlay Zone. The
Zoning Ordinance is the governing land use law for the City,
and to the degree practical, implements the goals, policies, and
development expectations established in Vernon's Land Use
Plan.
Redevelopment Plan
The Redevelopment Agency of the City of Vernon administers
the Industrial Redevelopment Project Area, which is governed
by a Redevelopment Plan. The properties included in the
Project Area were those which exhibited the worst blighting
Vernon General Plan
Introduction
Introduction -11
Vernon General Plan
Introduction
conditions and which were in need of public assistance to
ameliorate the problems. The Redevelopment Plan does not
dictate parcel -by -parcel future development; rather, the
Redevelopment Plan authorizes a variety of tools that the
Agency may use to eliminate blight while pursuing land use
goals specified in the Redevelopment Plan and the Vernon
General Plan. The Redevelopment Plan identifies the
following goals for the Redevelopment Agency:
Assembly of land into parcels suitable for modern
industrial development with proper off-street
parking, loading, storage, and vehicular and
pedestrian circulation;
Re -planning, redesign, and upgrading of the
inadequate sewer facilities to help remedy obsolete
site conditions;
• Re -planning, redesign, and reconfiguration of
unsafe and inefficient at -grade railroad
intersections where necessary to provide adequate
vehicular access for trucks, trains, and automobiles
to and from the properties they serve, and for
through traffic.
Participation of existing owners and tenants in the
revitalization and redevelopment of properties.
Urban Water Management Plan
Vernon's Urban Water Management Plan provides the long-
term plan and vision for managing its water resources and
providing a reliable supply of water to its customers. The Plan
details water supplies, water quality impacts, water demand
management measures, water shortage contingency plan, and
water recycling methods.
Water Department Emergency Response and Recovery
Plan
The Vernon Water Department Emergency Response and
Recovery Plan is designed to prepare the City's Water
Department for a planned response to emergency situations
associated with natural disasters, technological incidents, and
natural security emergencies in, or affecting Vernon Water
Department's facilities and its service area. The plan is
consistent with the requirements of Government Section 8607
Introduction -12
and is intended to be used in conjunction with the State
Emergency Plan.
Standardized Emergency Management System Multi -
Hazard Functional Plan
Vernon's Standardized Emergency Management System
(SEMS) Multi -Hazard Function Plan addresses the City's
planned response to extraordinary emergency situations
associated with natural disasters, technological incidents, and
natural security emergencies. The plan does not address
normal day-to-day emergencies or the well -established and
routine procedure used in coping with such emergencies.
Instead, the operational concepts reflected in this Plan focus
on potential large-scale disasters, which can generate unique
situations requiring unusual emergency responses.
Vernon General Plan
Introduction
Introduction -13
Vernon General Plan
Introduction
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Introduction -14
VERNON GENERAL PLAN
LAND USE ELEMENT
LAND USE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose of this Element
This Land Use Element establishes the broad, general policies
for how properties are used in Vernon, including location,
distribution, type, and intensity of development, with the
overarching goal of maintaining Vernon as an industrial city.
The Land Use Policy Map graphically illustrates the planned
pattern of land use in Vernon and the City�s sphere of
influence, which consists of unincorporated lands adjacent to
Vernon which have a bearing and influence on properties in
the City:
The General Plan and Land Use Element goals and policies
provide guidance to the City Council and City officials
regarding zoning, land subdivision, public improvements, and
physical development programs.
The Land Use Element and the circulation portion of the
Circulation and Infrastructure Element are closely tied. It is
intended that the land use patterns and intensities permitted by
Land Use Element policies be supported by the streets,
Vernon General Plan
Land Use Element
Land Use Element -1
Vernon General Plan
Land Use Element
highways, and other transportation systems planned in the
Circulation and InfrastructureElement. Vernon recognizes
that its street system is constrained by long-established
development patterns, and land use policies have been crafted
accordingly to minimize the adverse effects of specific land
uses on the local street system. To continue to attract and
support industrial businesses, the City must be able to
accommodate the vehicular traffic associated with desired uses.
With regard to housing, long-standing City policy has been to
discourage housing, recognizing that the traffic, noise, and
odors that industrial uses produce are generally incompatible
with residential development. Thus, land use policy supports
limiting housing to existing residences. Vernon recognizes that
city boundaries blur and blend in urban Los Angeles County,
and that many of the people working in businesses in Vernon
live relatively close by, in communities removed from
industrial conditions, and where they have access to parks,
grocery stores, pharmacies, and other residential amenities.
1.2 Focus
The key policy objective of the City is to remain an exclusively
industrial city, serving the needs of industry, including local,
national, and international consumers of goods produced by
manufacturers. To fulfill this objective, this Element describes
a limited range of land use categories, establishes standards of
use and intensity, and sets forth policies relating to use of
properties.
A Vernon Icon:
The Farmer John
Processing Plant
Land Use Element - 2
2.0 LAND USE PLAN
The Land Use Plan consists of the Land Use Policy Map and
text that describes the types and intensities of permitted uses.
The Land Use Plan, along with the Zoning Ordinance, provides
guidance and direction for all planning and land use decisions.
2.1 Land Use Terms and Concepts
In discussing how properties may be developed, this Element
uses the following planning terms and concepts.
Land Use Designations
"Designation" means a generalized category of land use type,
with associated standards of use and development.
Intensity
Intensity is used to describe the level of development existing
or permitted on a lot or parcel of land. Intensity applies to
industrial and commercial land uses. Intensity means the total
building square footage, percent of lot coverage, or floor -area
ratio established on a property.
The measure of intensity Vernon has adopted is
the floor -area ratio. Floor -area ratio, or FAR,
describes the relationship between the total
square footage of development on a lot and the
area of that lot. In general, the FAR can be
determined by dividing the gross floor area of
all buildings on a lot by the land area of the lot.
A precise definition is contained in the Zoning
Ordinance.
FAR and factors such as building square
footage, building height, and the percent of the
lot devoted to parking, open storage, and
similar uses are all interrelated. For example, a
20,000 square -foot building on a 40,000 square -
foot lot has a FAR of 0.50:1. This 0.50:1 FAR can
accommodate a single -story building that
covers half the lot or a two-story building with
reduced lot coverage. Figure LU-1 illustrates
different FAR calculations.
Vernon General Plan
Land Use Element
Figure LU-1: Floor Area Ratio
9""FLI
1.5 FAR
Floor Area Ratio (FAR): Gross Building Area
Lot Area
Land Use Element - 3
Vernon General Plan
Land Use Element
Substantive Improvements
Several land use policies call for the City to take action, or for
new requirements to take effect, when land uses change or
when substantive improvements are made to a property. In
general, if a building with a nonconforming use is vacant for
more than two years, there is a voluntary major alteration or
repair (defined as an alteration or repair costing more than 50%
of the building's fair market value), or an increase in square
footage, such change will require conformity with the
permitted uses and development standards of the Zoning
Ordinance. The requirements for bringing nonconforming uses
into conformity with the Zoning Ordinance are described in
detail in the Zoning Ordinance.
2.2 Land Use Designations and Land Use Policy
Map
The Land Use Policy Map, Figure LU-2, identifies the planned
distribution of land use in Vernon. In recognition of Vernon s'
unique status as an exclusively industrial city, the General Plan
contains one land use category (Industrial), and three Overlay
Districts (Commercial, Rendering, and Slaughtering).
Industrial (I) - The industrial designation is purposefully
structured to allow for a broad range of uses that support the
City's desire to maintain its status as a regional manufacturing
and industrial center. The Industrial land use designation
allows manufacturing, industrial uses, refrigerated and cold
storage warehouses, data centers, general warehousing,
industrial gas manufacturing, and any use or activity
undertaken by the City. Refineries, energy generating facilities,
hazardous waste facilities, trash to energy facilities, petroleum
related uses, and other complementary uses may be permitted
with special approval such as a Conditional Use Permit (CUP).
The maximum permitted FAR is 2:1.
Land Use Element - 4
Vernon General Plan
Land Use Element
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Land Use Element- 6
Overlay Districts
All uses allowed in the Industrial category are permitted in the
Overlay Districts, The Overlay Districts allow certain
specialized uses not permitted in other portions of the City.
The Zoning Ordinance may impose specific regulatory
requirements on such uses. The Plan contains three overlay
districts: Commercial, Rendering, and Slaughtering.
Commercial Overlay District - The Commercial Overlay
District, encompassing 210 acres, is established along Santa Fe
Avenue and along portions of Soto Street - as indicated on the
Land Use Policy Map - to accommodate retail, commercial,
service, and restaurant uses that support the needs of the daily
employee population. Such uses may be permitted with a
Conditional Use Permit.
Rendering Overlay District - A Rendering Overlay District,
encompassing 164 acres, exists in the area indicated on the
Land Use Policy Map. With a Conditional Use Permit, lots
over one acre may be used for rendering.
Slaughtering Overlay District - The Slaughtering Overlay
District, encompassing 83 acres, is designated in the area
indicated on the Land Use Policy Map. With a Conditional Use
Permit, lots over one acre may be used for slaughtering of
animals.
2.3 Implications of Land Use Policy
Vernon is virtually built out, and at any point in time, few, if
any, vacant parcels are available for development. New
development only occurs as a result of land recycling, with
newer, more modern industrial building replacing older
facilities. Because many of the oldest buildings cover
properties from lot line to lot line (with little or no on -site
parking or loading spaces), new development frequently
results in reduced lot coverage and thus reduced building
space, as the new use is required to provide parking and
loading per current zoning regulations. Thus, implementation
of land use policy over time is not anticipated to notably
increase the overall intensity of development in Vernon.
Rather, uses will shift among the various permitted industrial,
manufacturing, and limited commercial and retail uses.
Vernon General Plan
Land Use Element
Land Use Element - 7
Vernon General Plan
Land Use Element
Total building square footage and the number of employees
has steadily declined over the past 15 years in Vernon. The
Land Use Element anticipates a continuing decline in building
square footage and employees during the period of this
General Plan. Table LU-1 identifies the building square footage
and employment for the baseline year (2007) and the decline in
square footage and employment. This anticipated decline is
taken into account in developing land use policy set forth in
the Land Use Policy Map and the goals and policies contained
in this Element.
Table LU-1
Building Square Footage and Employment Projections
Land Use
Designation
Net
Acreage
(A)
Baseline Year
Development
Build-outhYear
i, � (2025);(
Development
Net "
Increase/ +:
Decrease:-
Percent"
Change
Industrial
2,775
Building Square Footage
62,636,000
61,412,300
1,223,700
-2.0%
Employment (B)
44,600
43,700
-900
-2.0%
Note: (A) Net Acreage does not include streets or the Los Angeles River.
(B) Number of employees
Source: EDAW, hic. and City of Vernon, 2007.
2.4 Relationship of Land Use Policy to the Zoning
. Ordinance
The Zoning Ordinance is the primary implementation tool for
the Land Use Element. Both the Element and the Ordinance
describe the distribution and intensity limits for development.
Whereas'the Land Use Element sets forth the broad policies for
future development, the Zoning Ordinance provides specific
detail, enforcement mechanisms, development standards, and
provides for deviations through Conditional Use Permits,
Variances, and amendments to the Zoning Ordinance.
The Zoning Ordinance includes the following zoning districts
to implement land use policy:
Land Use Element - 8
Table LU-2
Relationship of Land Use Categories and Zoning Districts
Land Use Designation
Corresponding Zoning District"
Industrial
General Industrial (1)
Commercial Overlay
Commercial (C)
Slaughtering Overly
Slaughtering Overlay (S)
Rendering Overlay
Rendering Overlay (R)
3.0 GOALS AND POLICIES
Land use goals and policies related to land use and its
distribution and intensity reflect the industrial nature of
Vernon. Vernon incorporated in 1905 for the stated purpose of
being an exclusively industrial city. This founding purpose has
remained largely unchanged over the last century, with the
focus of City land use policy on providing suitable sites for
industry and providing the infrastructure and services
required to serve industrial activities.
GOAL LU-1
Promote and maintain manufacturing and other industrial
uses as the primary land use within the City.
POLICY LU-1.1: Designate all properties in Vernon
for manufacturing and industrial use, and permit
other uses only with a Conditional Use Permit, and
permit certain uses only in specified Overlay
Districts (with a Conditional Use Permit).
POLICY LU-1.2: Permit only those non -industrial
uses, such as commercial and retail uses, which are
necessary to support industry and its employees or
as may be required by State law. Limit such uses to
the Commercial Overlay District, and permit only
with a Conditional Use Permit.
POLICY LU-1.3: Permit limited ancillary uses on
industrial sites, such as limited office use and
showrooms, as necessary to support basic industrial
activities.
Vernon General Plan
Land Use Element
Land Use Element - 9
Vernon General Plan
Land Use Element
GOAL LU-2
Phase out aging industrial building and sites through
modernization and replacement.
POLICY LU-2.1: Require private upgrading of off-
street parking and loading facilities to comply with
the City Zoning Ordinance at the time that any
nonconforming building or use is required to be
brought into conformity with the Zoning
Ordinance.
POLICY LU-2.2: Support cooperative solutions to
provide required off-street parking, such as
agreements among neighboring businesses and
public/private ventures.
POLICY LU-2.3: Continue to enforce all applicable
building and health and safety codes.
POLICY LU-2.4: Provide incentives to property
owners to revitalize industrial structures or
recycle/demolish obsolete or vacant structures.
POLICY LU-2.5: Assist in the reuse of properties
from one industrial use to another.
POLICY LU-2.6: Accommodate the expansion of
Soto Street north of 371h Street/Bandini Boulevard
pursuant to Circulation and Infrastructure Element
policy by requiring properties with frontage along
this corridor to dedicate land to the public right-of-
way sufficient to accommodate the roadway
widening in the event that such properties
redevelop or undergo substantial improvements.
GOAL LU-3
Maintain Vernon as a highly desirable location for industry,
and continue to attract the types of industry the City is well
positioned to serve.
POLICY LU-3.1: Review City codes and
development requirements on a regular basis to
ensure that development costs and standards are
competitive with other industrial cities.
Land Use Element -10
POLICY LU-3.2: Foster a City government and
governmental structure that is responsive to the
needs of industry located in a metropolitan area.
POLICY LU-3.3: Maintain power plants as key land
use in the community, and allow for the expansion
and/or development of new facilities to provide a
reliable, cost-effective source of energy to industrial
users.
POLICY LU-3.4: Invest in activities and programs
that advertise and promote Vernon as a quality and
desirable location for industry.
POLICY LU-3.5: Use development proposals as
opportunities to encourage modernization and
broaden property improvements goals.
Vernon General Plan
Land Use Element
Land Use Element - 11
Vernon General Plan
Land Use Element
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Land Use Element -12
VERNON GENERAL PLAN
CIRCULATION AND
INFRASTRUCTURE
ELEMENT
Vernon General Plan
Circulation and Infrastructure Element
CIRCULATION AND
INFRASTRUCTURE ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose
The Circulation and Infrastructure Element addresses the
movement of goods and people along roadways and
railways in the City, as well as the distribution of water,
wastewater, stormwater, energy, and information through
various conduits.
Vernon's industrial nature involves both manufacturing
and logistics. Vernon originally was oriented around rail
transport, but over the years goods movement has relied
increasingly on trucks, thus heightening the importance of
a local street system capable of safely and efficiently
handling multi -axle truck traffic.
In addition to good access to transportation, industrial
businesses demand reliable, high -volume utilities to
properly conduct their operations. Intense land uses
require large amounts of electricity and water, and also
generate large amounts of sewage. Today's globalized
Circulation and Infrastructure Element -1
Vernon General Plan
Circulation and Infrastructure Element
economy demands fast, high -capacity telephone and other
communications systems. To remain competitive as a
location for industry, Vernon must be able to deliver or
otherwise provide high -quality utility services at
competitive prices.
1.2 Focus
California planning law requires the inclusion of a
Circulation Element addressing both transportation and
non -transportation infrastructure. While all elements of
the General Plan must be consistent with each other, the
Circulation Element must, by State law, correlate directly
to the Land Use Element.
2.0 CIRCULATION PLAN
2.1 Regional Circulation
Streets and Freeways
Vernon lies two miles southeast of the industrial areas of
downtown Los Angeles, and both the local roadway and
freeway systems directly connect the industrial businesses
in Vernon with industrial development in adjacent
communities. Key connections include:
• Downtown Los Angeles, via Alameda Street and
Santa Fe Avenue;
• The Boyle Heights district of the City of Los
Angeles, via Soto Street, Washington Boulevard,
and Downey Road;
• The City of Commerce, via Washington Boulevard,
Interstate 710, and Atlantic Boulevard;
• The City of Bell, via Bandini Boulevard and
Interstate 710;
• The City of Maywood, via Atlantic Boulevard;
• The City of Huntington Park, via Slauson Avenue,
Soto Street, Pacific Boulevard, Santa Fe Avenue,
and Alameda Street;
• Portions of the City of Los Angeles south of
downtown, connected by many streets across the
shared boundary of Alameda Street, including
Vernon Avenue and Santa Fe Avenue.
Of particular note is the Long Beach Freeway, Interstate
710.
Circulation and Infrastructure Element - 2
Vernon General Plan
Circulation and Infrastructure Element
Interstate 710 provides an important direct connection to
the ports of Long Beach and Los Angeles. Although less
than half a mile of this freeway traverses Vernon, that
portion contains the very busy Atlantic
Boulevard/Bandini Boulevard interchange. This
frequently congested interchange carries a substantial
amount of truck, traffic from Vernon, particularly from the
adjacent Hobart Rail Yard. In August of 2004, the
Gateway Cities Council of Governments made preliminary
recommendations to improve the ' Atlantic/ Bandini
interchange, as well as to build truck ramps directly from
the rail yards to the freeway. Engineering plans and
studies for this interchange will continue in concert with
broader plans for improvements to 1-710, with
improvements to the interchangeexpected be
accomplished prior to 2030. The timing will depend upon
State approvals and funding. Once implemented, the
interchange improvements are expected to relieve a major
traffic bottleneck and improve safety by separating autos
from heavy truck traffic.
The City has undertaken a project to partially relieve
congestion at the Atlantic/Bandini interchange. The
extension of 26th Street to Bandini Boulevard will provide
a means for through traffic to bypass the Atlantic/Bandini
interchange.
Railroads
In the early years of the twentieth century, rail transport
dominated the distribution of materials and manufactured
goods, so an extensive rail network was built in Vernon
with main lines, switching yards, and many spur lines to
serve industrial properties. Over the years, trucks have
come to play a more important role in freight transport;
especially for access to individual businesses. Some spur
rail lines have been abandoned, but rail traffic still plays a
major role in the transport of materials and goods.
Several rail lines cross Vernon, the most important of
which is the Alameda Corridor. The Alameda Corridor,
opened in 2002, serves as the primary connection between
the ports of Los Angeles and Long Beach and the rail yards
of Vernon, Commerce, and downtown Los Angeles. The
Alameda Corridor places ten miles of track inside the 30-
foot-deep Mid -Corridor Trench between the northern
Circulation and Infrastructure Element - 3
Vernon General Plan
Circulation and Infrastructure Element
boundary of Vernon at 25th Street south to the State Route
91 freeway. This has eliminated many dangerous and
time-consuming conflicts between surface street traffic and
at -grade rail crossings, both in Vernon and elsewhere
along the line. While the Alameda Corridor takes much of
the container shipping traffic that would otherwise use
trucks or the older Union Pacific (UP) or Burlington
Northern Santa Fe (BNSF) lines, the older lines do still
receive some use.
Many at -grade rail crossings remain in the City. These
should gradually decrease as the City encourages rail lines
to merge facilities, to abandon spur lines, and to
participate in separating streets from remaining railways.
The Hobart Yard, located in the northeastern portion of
Vernon, links the Alameda Corridor and BNSF lines with
the wider transcontinental rail system, serving to assemble
longer trains and transfer shipping containers between
trucks and trains. Vernon is also home to the smaller
Malabar Yard (east of Santa Fe Avenue between Fruitland
Avenue and Vernon Avenue), the Los Angeles Junction
Yard (between Exchange Boulevard and the Los Angeles
River), and a portion of the UP East Yard. Other important
rail yards are located nearby but outside of the Vernon city
limits.
2.2 Vernon's Street System
Streets in Vernon generally form a grid pattern, although
not a regularly spaced grid. Many of the City's streets do
not extend more than two or three blocks, with many T-
intersections. To accommodate large industrial lots, most
streets in Vernon are spaced farther apart than is typical in
urban residential or commercial areas; most blocks in the
City are between 600 and 2,000 feet long.
2.2.1 Street Classification
Vernon's street system is differentiated by roadway size,
function, and capacity. The four basic types of roadways
in Vernon are described below. Figure CI-1 presents
schematic cross -sections for each type of roadway that
represent desirable standards. Deviations from these
standards may occur in cases where physical constraints
and/or right-of-way limitations are present. Provision of
sidewalks and off-street parking may also affect the
specific design of roadways. In addition, the median
Circulation and Infrastructure Element - 4
Vernon General Plan
Circulation and Infrastructure Element
width of arterials and collectors will vary according to the
area being served, right-of-way constraints, and turn lane
requirements.
The assignment of these classifications to streets in the City
is shown on the Circulation Plan, Figure CI-2.
Freeway
Freeways are controlled -access, high-speed throughways
included in the State and federal highway systems.
Freeways carry regional through traffic, that is, traffic
passing through Vernon without stopping in the City. The
Atlantic Boulevard/Bandini Boulevard interchange of the
I-710, the Long Beach Freeway, is in Vernon._ Access to the
regional highway system for Vernon businesses and
visitors is provided at the interchange between I-710,
Atlantic Boulevard, and Bandini Boulevard. The design,
Construction, and maintenance of freeways are under the
jurisdiction of the California Department of Transportation
(Caltrans).
Arterial
Arterial streets, together with freeways, form a network
carrying long-distance, high-speed traffic. Arterial streets
transport large volumes of traffic from one part of the City
to another and connect to the regional street system. The
arterial streets also move traffic between cities in locations
where a freeway does not link the two. Of the roadways
designed, constructed, and maintained by the City,
arterials are designed to have the highest traffic carrying
capacity, the highest speeds, and limited interference with
traffic flow by driveways. Limitations on truck access to
and from abutting properties are most important on
arterial streets to prevent obstructions and delays.
Arterial streets aligned generally north -south in Vernon
are, from west to east:
• Alameda Street
• Santa Fe Avenue
• Pacific Avenue (this curves broadly from north -
south to east -west before continuing as Vernon
Avenue)
• Soto Street
• Downey Road
• Atlantic Boulevard
Circulation and Infrastructure Element - 5
Vernon General Plan
Circulation and Infrastructure Element
Figure CI-1: Street Cross Sections
80 to 120 FT
64to104FT
80 FT Minimum
1
60.to65FT.
42to49FT
NOTES
1.. Total right-of-way width will vary depending upon parkway requirements and existing conditions:
2. Curb and gutter, pavement thickness, and striping shall ben specified by the City Engineer.
3. American Disability Act(ADA) requirements must be met for all pedestrian access.
4.. Parking on major roadways will depend on land width and available right-of-wa y.
Circulation and Infrastructure Element - 6
Vernon General Plan
Circulation and Infrastructure Element
Arterial streets aligned generally east -west in Vernon are,
from north to south:
• Washington Boulevard
• Bandini Boulevard (this continues as 37w Street
west of Soto Street)
• District Boulevard between Downey Road and
Atlantic Boulevard (this continues as Leonis
Boulevard west of Downey Road)
• Slauson Avenue
• East Vernon Avenue/Pacific Boulevard
Collector
Collector streets are intended to serve as intermediate
routes, handling traffic between arterial streets and local
streets. Collectors are designed primarily to move traffic,
but also to provide access to abutting properties.
Collectors differ from arterials in that collectors distribute
trips from the arterials to ultimate destinations.
Conversely, collectors also collect traffic from local streets
and channel it onto the arterials. Ideally, collector streets
should form a network, but with no one collector
extending so far that it functions as an arterial street.
Collector streets in Vernon aligned generally north -south
include:
• Boyle Avenue
Collector streets aligned generally east -west in Vernon are,
from north to south:
• 25th Street/26th Street
• 38w Street/37th Street (these two streets flow into
each other, and continue as Bandini Boulevard east
of Soto Street)
• Vernon Avenue (this street is discontinuous and
offset at Santa Fe Avenue)
• Leonis Boulevard (this street continues as District
Boulevard east of Downey Road)
• District Boulevard east of Atlantic Boulevard
• Fruitland Avenue
Local
Local streets provide direct access to individual parcels.
The local street is not designed for through traffic. Rather,
local streets should move traffic toward the nearest
Circulation and In Element - 8
Vernon General Plan
Circulation and Infrastructure Element
collector street. Therefore, speeds on local streets are
relatively low, and on -street parking is usually permitted.
Local streets are two-lane roadways without medians.
When traffic congestion is detected through closed circuit
detection cameras and/or via electronic traffic loops, the
current signal patterns are adjusted to relieve or reduce the
congestion.
2.2.2 Measuring roadway performance
Evaluating the ability of the circulation system to serve
Vernon s businesses and other users requires establishing
suitable performance criteria. Within the Circulation and
Infrastructure Element, two measures are used to describe
traffic flow on Vernon's roadways and freeway access
Points: Volume to Capacity Ratios (V/C) and Intersection
Capacity Utilization (ICU). These measures are used to
establish Level of Service (LOS) categories describing the
performance of roadways and access points throughout
the City. Each of these measures is described briefly
below.
Volume to Capacity Ratio (VIC)
This measure, consisting of a ratio between volume and
theoretical capacity, is used to measure the performance of
roadway facilities. Volume is established either by a traffic
count (in the case of current volumes) or by a forecast for a
future point in time. Capacity refers to the vehicle
carrying ability of a roadway at free flow speed, and is a
critical component of roadway design. For example, a
roadway that carries 16,000 vehicles per day, with the
capacity to accommodate 20,000 vehicles per day at free
flow speed, has a V/C of 0.80.
Intersection Capacity Utilization (ICU)
This measure is applied using peak hour volumes and
considers the geometric configuration of intersections
when measuring capacity. Intersection Capacity
Utilization sums the V/C ratios for the critical movements
of an intersection, and thus accounts for the overall
performance of intersections, which are the most critical
limitations within the City roadway system.
Level of Service (LOS)
Level of Service (LOS) describes the efficiency and quality
of traffic operations. Six categories of LOS - the letter
designations A to F - are used to identify traffic conditions,
with LOS A representing excellent conditions and LOS F
Circulation and Infrastructure Element - 9
Vernon General Plan
Circulation and Infrastructure Element
representing extreme congestion. The LOS designations
are based upon V/C ratios calculated for freeway access
ramps and roadway segments, as well as ICU values
calculated for intersections. Table CI-1 shows V/C and
ICU ranges and the corresponding LOS, with a description
of corresponding traffic conditions. The City of Vernon
uses LOS D as its minimum standard for traffic operations.
Table CI-1
i oval of 3pmirp nacrrintinnc
Level
V/C or
of
Description of Traffic Conditions
ICU
Service
Very short delays at intersections and free flow
0.00 -
A
operation. Vehicles are completely unimpeded
0.60
and can maneuver freely within traffic.
Short delays of 10 to 20 seconds at intersections.
0.61-
B
Vehicles are completely unimpeded and can
0.70
maneuver through traffic.
Stable flow, with delays of 20 to 35 seconds at
0.71-
intersections: Some waiting vehicles may fail to
0.80
C
go through the intersection before the green light
turns red. Ability to maneuver and change lanes
at mid -block is somewhat restricted.
Congestion becomes more noticeable, with delays
0.81-
D
of 35 to 55 seconds at intersections. Many
0.90
vehicles are required to stop at signals, and travel
speeds along these roadways become slower.
Unstable traffic flow, with delays of 55 to 80
0.91-
E
seconds at intersections. Most vehicles are
1.00
required to wait at least one traffic signal cycle.
Traffic volumes exceed capacity, resulting in
Above
F
jammed intersections. This can result in delays
1.00
greater than 80 seconds, and/or two-cycle signal
waits.
Source: Highway Capacity Manual 2000, Transportation Research Board, National
Research Council
Circulation and Infrastructure Element -10
Vernon General Plan
Circulation and Infrastructure Element
2.2.3 Circulation System Improvements Needed to
Meet Level of Service Goals
The City is investigating the following programs with the
intent of improving the overall traffic flows throughout
Vernon during morning and evening peak hours. These
programs include physical improvements, such as
widening streets, as well as advanced technological
strategies, such as monitoring traffic flows using video and
computer systems.
Transportation System Management
Although widening some roads in Vernon may help in
reducing traffic congestion, Vernon must pursue
alternative cost effective and efficient methods in
'improving traffic flows. Due to narrow streets and limited
right-of-ways, Vernon's traffic congestion can no longer be
resolved by capacity enhancements such as lane re -striping
or roadway widening. An alternative strategy is
implementation of Intelligent Transportation Systems
(ITS), which allows a city to control traffic signals by using
advanced computer technologies, monitor traffic using
video monitoring, and provide traveler information to
motorists. The City intends to work toward implementing
ITS systems at strategic locations to improve traffic flows.
The City recommends implementing an ITS program, the
Los Angeles County automated traffic surveillance and
control (ATSAC) system, in an effort to improve traffic
flow and increase capacity throughout the City. Traffic
signal surveillance and control is a developing method of
measuring the efficiency of traffic signal systems. This
approach consists of installation of surveillance cameras
and traffic volume counters to monitor traffic flow.
Implementation of a citywide ATSAC system will improve
many of the deficient intersections to an acceptable level of
service. In addition to the ATSAC system, the following
physical improvements will also help alleviate traffic
congestion in the City.
26a' Street Extension
The City is planning to improve east to west access, near
the I-710 Freeway and Atlantic Boulevard, by extending
26th Street easterly across Atlantic Boulevard and
connecting with Bandini Boulevard. This improvement
Circulation and Infrastructure Element -11
Vernon General Plan
Circulation and Infrastructure Element
will help improve intersection conditions at Atlantic
Boulevard/Bandini Boulevard/I-710 Freeway interchange.
Atlantic Boulevard Bridge Widening
The City of Vernon is planning to widen the Atlantic
Boulevard Bridge over the Los Angeles River. The project
plans to widen bridge to six lanes.
Soto Street Widening
Soto Street is a key north -south arterial that brings traffic
from Interstate 10 to and through Vernon. Of the north -
south arterials in the City, Soto Street has the best ability to
handle higher volumes, and particularly through volumes.
In 2002, the City of Vernon conducted the Soto Street
Corridor Study to identify the best way to improve traffic
flow along Soto Street and also relieve peak -hour
congestions on parallel arterials. The preferred alternative
involves widening Soto Street from four lanes to six lanes,
three in each direction. This configuration requires
widening the public right-of-way between 37th
Street/Bandini Boulevard and Olympic Boulevard.
Widening the public right-of-way will require each
property owner with frontage along this section of Soto
Street to dedicate between eight and 14 feet of property,
depending on location, to public use. The City will require
this dedication when a property undergoes a complete
redevelopment or substantial improvement. The City may
also proactively acquire some rights -of -way to achieve the
planned configuration.
When fully implemented, this plan will allow traffic to
move more freely on Soto Street, improving the Level of
Service. It will also have a secondary traffic -moderating
effect on nearby streets.
1-710 Freeway Improvements
In a regional effort to improve truck movement from the
ports to inland areas and overall increase the capacity of
the I-710 Freeway, Caltrans has embarked on a major
improvement program for the I-710 Freeway. The
following improvements have been identified for the I-710
Freeway, between Slauson Avenue and Washington
Boulevard, which will significantly contribute to traffic
improvements in Vernon:
Circulation and Infrastructure Element -12
Vernon General Plan
Circulation and Infrastnictnra Gie., .m
• The addition of two dedicated truck lanes with
direct access to Hobart Rail Yard;
• Added general purpose lanes on the Freeway;
• Modication of Atlantic and Bandini Boulevards
interchange;
• Addition of Slauson Avenue interchange;
• Closure of Washington Boulevard Interchange; and
Extension of District Boulevard and creation of new
intersection at Slauson Avenue.
2.3 Off -Street Parking and Loading Facilities
Vernon's streets support a significant load of heavy truck
traffic. Since the street system was developed early in the
twentieth century, streets are typically narrower than
industrial street standards, and the streets were not
designed to handle today's truck sizes and volume of
traffic. Large multi -axle vehicles encounter difficulties
maneuvering on the streets, and congestion and traffic
back-ups frequently occur as trucks enter and leave
properties. Many properties have small driveways and
inadequate loading bays, and trucks making these difficult
maneuvers to access properties can block traffic and cause
delays. Further contributing to on -street congestion is
significant on -street parking. Many businesses do not
provide adequate off-street parking for employees, largely
because the properties were developed before parking of
any maginitude was required. As properties transition to
other uses, creating sufficient off-street parking to meet
current zoning standards is extremely difficult.
The City has considered many approaches to addressing
the problems associated with inadequate off-street parking
and loading facilities, including establishing criteria (such
as vacancy in the building for over a year, major alteration
or repair, or increase in square footage of a building) that
would require the owner of a non -conforming property to
bring parking and loading facilities into compliance with
the City's zoning standards. However, the widespread
nature of the non -conformities makes this a difficult and
costly proposition. Thus, the City will look to implement
over time a variety of techniques to minimize congestion
resulting from on -street parking and undersized or poorly
configured loading facilities, which may include:
• Restricting truck movements at key intersections
and along key road segments;
Circulation and Infrastructure Element -13
Vernon General Plan
Circulation and Infrastructure Element
• Allowing for development of shared parking
facilities;
• Establishing parking restrictions along key travel
corridors; and
• Requiring that parking and loading comply with
current zoning code requirements whenever
substantial property modifications are proposed,
the property has been vacant for over a year, or
there is a proposed increase in floor area.
2.4 Other Transportation Modes
Vernon is served by buses operated by the Los Angeles
County. Metropolitan Transit Authority (Metro). As an
important center of employment, several Metro bus lines
serve Vernon, providing an important alternative to
personal automobiles as a means of commuting to and
from work.
Buses are particularly important for Vernon for several
reasons. First, they provide transportation for workers
who may be low income and cannot readily afford an
automobile or gasoline. Second, by reducing the number of
cars on the road, they reduce traffic and conflicts between
cars and heavy trucks. Third, bus service reduces the
strain on employers to provide parking for their workers.
Located west of the City of Vernon, the Metros Blue Line
light rail system also provides an important regional link
for Vernon commuters. The Blue Line has a station at
Vernon Avenue, approximately one -quarter mile west of
the City boundary. From this station or adjacent stations
at Washington Boulevard or Slauson Avenue, workers
may walk to their workplaces or connect to one of several
bus lines.
While bicycles represent an additional mode of travel,
biking is not encouraged on Vernon's streets due to the
heavy truck traffic and narrow configuration of many
streets, which would present dangers to cyclists. The City
of Vernon will cooperate with the Metropolitan
Transportation Authority and other local agencies in their
efforts to complete a bicycle path along the levee of the Los
Angeles River connecting downtown Los Angeles with the
waterfront in Long Beach.
Circulation and Infrastructure Element -14
Vernon General Plan
Circulation and Infrastructure Flemen4
3.0 MEETING INFRASTRUCTURE NEEDS
3.1 Water and Wastewater
Three water agencies supply water to the businesses,
residents, and utilities in Vernon (see Figure CI-3). The
majority of the City s water is supplied by the City of
Vernon s Water Department. The area north of the Los
Angeles River and east of a line just west of Indiana Street
is supplied by the California Water Service Company (Cal
Water), East Los Angeles District. The small portion of
Vernon south of the Los Angeles River and east of Atlantic
Boulevard is serviced by Maywood Mutual Water
Company Number 3.
The City of Vernon water system has received a Class I
rating, the highest possible, by the Insurance Service
Organization. The City s water distribution system
consists of 250,000 linear feet of pipe, nine wells, seven
ground -level reservoirs, one elevated tank, and a below -
ground reservoir. The total storage capacity is 16 million
gallons. In addition, Vernon has a direct interconnection to
the Metropolitan Water District (MWD). The. MWD
connection provides both a supplemental water source and
an emergency supply in the event of a major power
outage. The average pressure in the distribution systems is
about 75 pounds per square inch (psi).
Details of the sources and levels of water consumption
used by the City of Vernon Water Department are
provided in the Resources Element.
The City owns its own sewerge collection system which
discharges into the system managed by the Los Angeles
County Sanitation Districts (LACSD). The majority of
Vernon is within District 23, but also contains territory in
Districts 1 and 2.
Circulation and Infrastructure Element -15
Vernon General Plan
Circulation and Infractrnetnru
These Districts, along with more than a dozen others, are
signatories to a Joint Outfall Agreement. This agreement
provides for the operation and maintenance of an
interconnected Joint Operating System of wastewater
collection, treatment, reuse, and disposal facilities across a
large portion of the urban region. The Joint Operating
System includes the following treatment plants:
• Joint Water Pollution Control Plant, Carson;
• Whittier Narrows Water Reclamation Plant (WRP),
near South El Monte;
• Los Coyotes WRP, Cerritos;
• San Jose Creek WRP, near Industry;
• Long Beach WRP, Long Beach; and
• Pomona WRP, Pomona.
All of the sewerage generated in Vernon is treated by the
Joint Water Pollution Control agency.
3.2 Storm Drainage
Stormwater runoff in Vernon is conveyed through local
and and Los Angeles County Flood Control District storm
drainage systems. Discharges are regulated under an
existing NPDES permit for municipal stormwater (NPDES
Permit CAS004001, Order No. 01-182, and in particular,
Subsection 8.14.6.3-Industrial Stormwater). This permit
was not written specifically for Vernon; it covers most of
Los Angeles County and includes Vernon as a co-
permittee. The permit establishes a framework of
requirements for monitoring discharges and water quality,
performing best management practices, and submitting
reports to the Regional Water Quality Control Board, Los
Angeles Region.
To address growing concerns with stormwater runoff
contamination in urban areas, the Los Angeles Regional
Water Quality Control Board (LARWCB) looks for co-
permittees to capture and treat runoff on individual
parcels at the time properties are redeveloped. The
LARWCB policy is to seek to infiltrate as much of the
stormwater as practical. In Vernon, this approach is
difficultprimarily due to the industrial nature of the City
and the potential for ground water contamination and the
need to utilize available surface area to meet parking and
loading requirements. The City supports a more
comprehensive approach and will continue to explore
Circulation and Infrastructure Element -17
Vernon General Plan
Circulation and Infrastructure Element
options to meet NPDFS requirements creatively and in
ways that can help achieve other City goals as well.
3.3 Electrical Generation and Distribution
The City of Vernon operates its own Light and Power
Department, supplying customers throughout the City
with reliable and comparatively low-cost electrical power.
The City generates electrical power and also purchases
power from third -party suppliers through its connection
with the Southern California Edison bulk power system
and the Cal -ISO grid at the Laguna Bell Substation.
For many years, the City's power -generating facility has
supplied local customers with local power, supplemented
as needed through connections to the grid. More recently,
the Malburg Generating Station, which is a combined cycle
plant with two natural -gas -fired combustion turbines and
one steam turbine, has been providing additional power.
However, in an effort to be able to supply nearly all of the
local electrical demand, the City intends to construct a new
natural gas -fired power plant at 3200 Fruitland Avenue.
When constructed, the Vernon Power Plant is expected to
have a capacity of 914 megawatts of electric power using
three natural -gas -fired combustion turbines and one steam
turbine.
Vernon anticipates that when this facility is operational,
Vernon will not need to import electricity from outside
sources, and will even be able to contribute to the regional
electricity reserves through a line connecting the plant to
Southern California Edison s Laguna Bell substation in
Commerce.
3.4 Communications and Information
Technology
To attract new businesses and to accommodate businesses'
ever -changing telecommunications needs, Vernon has
established a network of fiber-optic cables in the City. This
enables businesses to receive exceptionally clear telephone
and internet service, giving Vernon an advantage when
competing for business. The City will continue to be
proactive in developing telecommunications systems
beneficial to businesses, including the development of data
centers in the City.
Circulation and Infrastructure Element -18
Vernon General Plan
Circulation and Infrastrur4nrc Flc...e..a
3.5 Gas System
As a means of attracting and retaining industrial users, the
City has developed a system for transporting and
providing natural gas to businesses within the City at
competitive prices. The City is currently providing
natural gas to the Malburg Generating Plant and other
businesses. A fully developed distribution system exists
and connection is available to all businesses.
4.0 GOALS AND POLICIES
To support the needs of existing businesses in Vernon and
to attract new enterprises consistent with the City's vision
to remain an industrial city, Vernon will continue to
improve its infrastructure - from the street system to
energy facilities to communications systems.
GOAL CIA
Provide a balanced transportation system for the safe and
efficient movement of people, goods, and emergency
services throughout the City.
POLICY CI-1.1: Continue to improve the street
system to meet the minimum standards
contained in this Element.
POLICY CI-1.2: Continue to coordinate with
the rail companies to provide for efficient rail
service that minimizes impacts on the local
street system.
POLICY CI-1.3: Limit transportation -related
uses, including freight and truck terminals,
to existing sites.
POLICY CI-1.4: Limit rail yards to areas
agreed on and consolidate rail spurs where
feasible.
POLICY CI-1.5: Evaluate implementing
measures that reduce the maneuvering of
trucks on streets with substantial traffic during
periods of high traffic volumes.
Circulation and Infrastructure Element -19
Vernon General Plan
Circulation and Infrastructure Element
POLICY 0-1.6: Continue to pursue grade
separation for railroad crossings on designated
streets.
POLICY CI-1.7: Encourage the continued
improvement of services provided by the Los
Angeles County Metropolitan Transit
Authority to Vernon and adjacent cities to
provide good access from home to job and job
to home for persons employed in Vernon.
POLICY CI-1.8: Encourage the use of ride
sharing and public transit for persons
employed in the City to reduce traffic
congestion and the need for off-street parking
in the City.
POLICY CI-1.9: Continue to work with
Caltrans and neighboring jurisdictions to
improve the Atlantic/ Bandini/I-710
intersection and to make improvements to the
1-710 Freeway, including direct truck ramps to
the rail yards and exploring the potential for
adding an interchange at Slauson Avenue to
improve access to the City.
POLICY CI-1.10: Gradually eliminate
unnecessary rail spur lines, and permit the
combination of properties across spur lines.
POLICY CI-1.11: Widen Soto Street consistent
with the cross section shown in Figure CI-1.
POLICY CI-1.12: Consider installing and
maintaining an ATSAC system to improve
traffic flow.
POLICY CI-1.13: Cooperate with the
Metropolitan Transportation Authority and
other local agencies in their efforts to complete
a bicycle path along the levee of the Los
Angeles River connecting to adjacent
jurisdictions.
Circulation and Infrastructure Element - 20
Vernon General Plan
Circulation and Infractnintima Harr....+
GOAL CI-2:
Work toward the provision of adequate off-street
parking and loading facilities for each business.
POLICY CI-2.1: Implement methods to
encourage provision of new off-street parking
and loading facilities.
POLICY CI-2.2: Encourage cooperative
efforts among businesses to resolve off-street
parking problems and meet zoning code
requirements.
POLICY CI-2.3: Explore the potential of
creating public parking lots for employee
parking using parking assessment districts or
redevelopment powers.
POLICY CI-2.4: Require an existing business
or property to comply with zoning code
requirements for off-street parking and loading
at such time as any nonconforming building or
use is required to be brought into conformity
with the Zoning Code.
GOAL CI-3
Maintain the water supply system to meet both normal
demand and emergency needs.
POLICY CI-3.1: Periodically evaluate the
entire water supply and distribution systems to
determine their continued adequacy and to
attempt to eliminate deficiencies or enhance
service.
POLICY CI-3.2: Require all new
developments and expansions of existing
facilities bear the cost of providing adequate
water service to meet the increased demand
which they generate.
POLICY CI-3.3: Implement the programs and
policies contain in the City's Urban Water
Management Plan, including particularly those
related to reliability planning and conservation
and reuse.
Circulation and Infrastructure Element - 21
Vernon General Plan
Circulation and Infrastructure Element
POLICY CI-3.4: Use reclaimed water for
cooling and other functions at the Malburg
Generating Station and the future Vernon Power
Plant to the greatest extent feasible.
GOAL CI4
Maintain the sewer system to assure the health and
safety of all residents and businesses.
POLICY CI-4.1: Periodically evaluate the
sewage disposal system to determine its
adequacy to meet changes in demand and
changes in types of waste.
POLICY CI-4.2: Ensure that all new
developments bear the cost of expanding the
sewage disposal system to handle any increase
in load that they generate.
POLICY CI4.3: Investigate and implement
means of financing maintenance and
improvements to the sewer system.
GOAL CI-5
Maintain the storm drainage system to assure the
protection of lives and property of in Vernon.
POLICY CI-5.1: Periodically evaluate the size
and condition of the storm drainage system to
determine its ability to handle expected storm
runoff.
POLICY CI-5.2: Evaluate the, impact of all
new developments and expansion of existing
facilities on storm runoff, and require that the
cost of upgrading existing drainage facilities to
handle the additional runoff is paid for by the
development which generates the need to
improve a facility.
POLICY CI-5.3: Monitor the use and storage
of hazardous materials to prevent accidental
discharge into the storm drainage system.
POLICY CI-5.4: Allow new development
projects to creatively implement NPDES
standards and requirements.
Circulation and Infrastructure Element - 22
Vernon General Plan
Circulation and Infractnictima
GOAL CI-6
Improve the City's capability to generate and supply
electric power to achieve energy self-sufficiency.
POLICY CI-6.1: Expand, operate, and
maintain an electrical utility system in an effort
to provide an adequate level of service to
businesses and other uses in the City.
POLICY CI-6.2: Improve the electrical utility
system in an effort to allow the City to meet any
changes in demand over time.
POLICY CI-6.3: Cooperate and/or participate
with other agencies or parties in the expansion
or development of power generation.
POLICY CI-6.4: Evaluate the impact of all
new development on the electrical energy
system, and require that the cost of upgrading
existing facilities is paid by the development,
which necessitates the upgrade.
POLICY CI-6.5: Expand the City's capability
to generate and provide natural gas to enhance
the power/energy supply system.
GOAL CI-7
Provide the highest quality communications and
information technology services throughout the City.
POLICY CI-7.1: Work with communication
and technology service providers to provide for
state-of-the-art internet, phone, and wireless
communications equipment and services.
Circulation and Infrastructure Element - 23
Vernon General Plan
Circulation and Infrastructure Element
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Circulation and Infrastructure Element - 24
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, and on the south
by Huntington Park and Maywood. Vernon is three miles
southeast of downtown Los Angeles (Figure H-1) and 15 miles
north of major harbor and port facilities in San Pedro and Long
Beach.
The City's fully industrial nature creates unavoidable conflicts
with housing due to safety and environmental concerns. The
Southern California Council of Governments (SCAG)
historically assigned Vernon very low housing production
goals - and in the case of this cycle, a Regional Housing Needs
Allocation of zero - in recognition of Vernon's unique status as
city devoted exclusively to industrial uses. The City of Vernon
is committed to maintaining the existing, long-established
housing stock of 31 units. However, City policy precludes the
development of any new residential units.
Vernon General Plan
Housing Element
Housing Element -1
Vernon General Plan
Housing Element
m hHbs
0 2.6 6
Figure H4: Regional Location
Housing Element - 2
Vernon General Plan
Housing Element
1.1 State Requirement
The California Government Code is very specific concerning
the preparation and content of a housing element. It is the only
element which must be reviewed by the State for completeness
and compliance with the law before it is adopted. The element
examines existing conditions and, through analysis, identifies
housing needs and presents programs to meet those needs.
The legislature has deemed that the Housing Element is the
appropriate mechanism to implement State-wide goals
regarding the provision of decent and suitable housing for all
persons. The Government Code also makes it clear that the
provision of affordable housing is the responsibility of all local
governments and that they, using vested powers, should make
a conscious effort to see that there are housing opportunities
for all income groups (Section 65580). The intent of the State
housing element requirements is based on the following
concerns (Section 65581):
1. Local governments should recognize their
responsibilities in contributing to the attainment of the
State's housing goals;
2. Cities and counties should prepare and implement
housing elements coordinated with State and federal
efforts in achieving the State's housing goals;
3. Each local jurisdiction should participate in
determining the necessary efforts required to attain the
State's housing goals; and
4. Each local government must cooperate with other local
governments to address regional housing needs.
This Housing Element was prepared in compliance with State
requirements, and covers the required 2008-2014 period for
jurisdictions in the SCAG region.
Many of the housing goals and programs which are desirable
in non -industrial jurisdictions are not feasible in Vernon. The
noise, dust, vibration, chemical wastes, and odors from
Vernon's local industries (many of which operate around the
clock) serve as a deterrent to housing development. Moreover,
housing should not be encouraged in close proximity to heavy
industry for health and safety reasons. The Government Code
Housing Element - 3
Vernon General Plan
Housina 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
Vernon General Plan
Housing Element
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
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
Vernon General Plan
Housing Element
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 Frnnlnvmont Ynnn
0mu ation
% of All,Jobs
Mana erial/Professional
37%
Sales and Office
30%
Service Occu ations
14%
Production/Trans ortation
13%
Construction/Maintenance
Kol
Farmin , Forestr , Fishin
0%
Total Jobs
100%
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.
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 subregions 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 2000-2030
2000
2010
2020
2030
Po
-Hshlds
Po
Hahlda
Po
Hshlds,
Po
Hehlds
SCAG
91
125
195
125
197
125
99
25
Ci Actual
96
28
100
28
102
28
104
28
Source: 2004 SCAG Regional Transportation Plan Socioeconomic Projections..
2.2 Housing Characteristics
Households
In the City's May 2005 correspondence to the State Department
of Finance, Vernon documented a total of 28 households or
occupied housing units (see Table H-2) with a resident
population estimated at 96 persons? 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
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 -occupied housing is
vacant.
Table H-3
HnuRino C'harnrtur;ar;ra ,7nnm
Housing Characteristics
Number` '
Total Housing Units
31
Occupied Units Total Households
28
Average Household Size
3.4
Total Population
96
—•q .•• • w,.unwury De"Kes 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
knits in Rtrnrh.rn/Frn.. a:.... 9r------ 9n"M
...
Total
Chvher
Occu ied
! Renter, -
Occu ied
. Vacant.
'Units'..
Total Housing Units
31
3
25
3
Detached Sin le-Famil
19
1
15
3
Attached
2
1
1
0
Duplex
2
1
1
0
Apartments
8
0
8
0
Mobile Home
0
0
0
0
Source: City of Vernon 2005, Community Services Department: Letter to State
Department of Finance
9 As of June 2008, six units in the City were vacant and undergoing
renovations (all City -owned rental properties). Work is anticipated to
be complete in July 2008, with units re -occupied by fall 2008.
Housing Element - 9
Vernon General Plan
Housina 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 Affordability
The California Health and Safety Code Section 50052.5
provides the following definition of affordable housing cost
based on the area median income level (AMI) adjusted by
family size and income level:
Calculation of Affordable
Calculation of
Housing Cost: Owner
Affordable Housing
Cost for Renters
Extremely Low
Income
30% of 30% AMI
30% of 30% AMI
Very Low Income 30% of 50% AMI 30% of 50% AMI
(0-50 % MFI)
Lower Income 30% of 70% AMI 309/ of 60% AMI
(81- 20%---- MFI) 135% 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:
1 bedroom apartment
2 bedroom apartment
2 bedroom house
ff 3 bedroom house
■ 3 bedroom house
2 bedroom apartment
Using the California Health
affordability thresholds, curre
County level can be estimated
(Table H-5).
$147
$173
$205
$236
$367 (in Huntington Park)
$205 (in Huntington Park)
and Safety Code's updated
it housing affordability at the
for the various income groups
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 - II
Vernon General Plan
Housing Element
Table H-5
Affordability Matrix
Income Group
AMI adjustedby size
Affordable
c
1Glonthl Pa men(
> ..
iHousmg Coats`
Maximum
Affordable Price
=
. Renter
Owner
Utilities
,Taxes and
.Insurance
Home
Rental.
Extremely Low (0-30% MFI)
30% AMI
One Person
$11,880
$297
$297
$50
$80
$29,357
$247
SmallFamily
$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 (3050% 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)
600/aAMI
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
$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
Notations:
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 someone- 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 Cit/, 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
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. In Census Tract 5324, of which Vernon is a part, the
single -night survey reported 11 homeless persons. However,
this Census tract includes areas (portions of BG 1, BG 2, BG 4,
and BG9) that are not located within the City.
Vernon City Police indicate that there are no permanent
homeless persons living in the City, and that they rarely see
transient homeless. The Police Department therefore estimates
that the homeless population in the City is zero. The City is not
desirable for the homeless because of the City's industrial
environment and its lack of social and residential services.
On October 15, 2007, Governor Arnold Schwarzenegger signed
into law SB2, which amends Government Code Sections 65582,
65583, and 65589.5 of State Housing Element Law. This
legislation requires local jurisdictions to strengthen provisions
for addressing housing needs of the homeless, including the
identification of a zone or zones where emergency shelters are
allowed as a permitted use without a conditional use permit.
This legislation took effect January 1, 2008 and will apply to
jurisdictions with housing elements submitted to HCD 90 days
or more after that date. Because the Vernon Housing Element
was submitted prior to this 90-day deadline, the requirements
of SB2 do not apply to this Housing Element.
In addition, with the Police Department indicating that there
are no homeless persons in Vernon, the development of a
separate emergency shelter is not warranted. More
importantly, the industrial and hazardous nature of the City
has led both the City and Southern California Association of
Governments (SCAG) to determine that it is inappropriate to
site new residential uses within the City. An emergency shelter,
also a residential use, will therefore also not be permitted
within the City. Vernon, uniquely placed as a fully industrial
city, does not fall within the intention of the recent SB 2 bill.
The allowance of a homeless shelter in an area that has been
deemed inappropriate for new housing because of
environmental concerns, including noxious odors from
rendering and slaughtering, proximity to hazardous waste
sites, and truck traffic pollution and noise, would be
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 (SLAG) 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 periods5 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
Vernon General Plan
Housing Element
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)
Housing Element-17
Vernon General Plan
Housino 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
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 the Major Alteration or Repai 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
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 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
Vernon General Plan
Housing Element
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.
Housing Element - 21
Vernon General Plan
Housing Element
Table H-6
Permit and Processing Fees
Bufldin Permits,-; ,
ost,of Renovation ; 4Fee.
1.00 to $2,000
80
2,001 to $5,000
80 for the first $2,000 plus $4 for
ach additional $100
5,001 to $25,000
200 for the first $5,000 plus $1
or each additional $1,000
25,001 to $50,000
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
lus $3.10 for each additions
1,000
- Ifi_e eetion';and,OtherFea.
escn hbn','
ee „
Inspection Outside of Normal Hour11,000
75/hour
gins ection Fee
75 hour
Additional Plan Review
150/hour
Final, Parcel, or Tentative Ma
1,250 - $2,000
Conditional Use Permit
2,875
onin Variance or Amendment2,000
uildin Code Variance
Source: City of Vernon Fees, Effective July 1, 2008
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
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 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
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
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 than 50 percent of the market value of the
buildings. The City's requirements for building permits are
standard, straightforward, and not burdensome. No CUP or
other special permitting requirements are required for
retrofitting homes for accessibility. The City's reasonable
accommodation procedure will facilitate flexible approaches to
retrofitting or converting existing buildings so that they will
meet the needs of persons with disabilities.
The City's adopted reasonable accommodation procedures will
be ministerial and include, but not be limited to, identifying
who may request a reasonable accommodation (i.e., persons
with disabilities, family -members, landlords, etc.), timeframes
for decision -making, and provision for relief from the various
land -use, zoning, or building regulations that may constrain
the housing for persons of disabilities. The City will also
explore the feasibility of offering fee reductions for permit
processes that involve retrofitting residences for accessibility
purposes.
3.2 Non -governmental Constraints to Housing
In Vernon, there is no land available which would be suitable
for the development of housing. Although the Housing
Element inventory of vacant and underutilized sites identifies
eleven potential sites, serious environmental conditions render
these sites unsuitable for residential development. These sites
are discussed 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.
Housing Element - 25
Vernon General Plan
Housina 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
Vernon General Plan
Housing Element
Within the City, approximately 571 businesses
handle/store hazardous materials. Thirty-seven of these
businesses handle high levels of extremely dangerous
materials regulated by the State.
• Numerous underground pipelines throughout the City,
many carrying potentially explosive materials.
• Residual soil contamination resulting from prior
manufacturing activities on the sites and from
previously abandoned chemical waste, open disposal
pits, aeration ponds, landfills or petroleum related
activities. (A high lead content in the soil is common.)
Twenty sites are on the State hazardous waste
Superfund List, with one additional site on the Federal
hazardous waste Superfund List.
• Approximately 130 miles of railroad track historically
treated with herbicides for weed control. Right -of ways
show patterns of contamination from spilling,
overfilling or transfer of chemicals.
Four California EPA -permitted hazardous waste
treatment, storage and disposal facilities.
• Ten closed landfill sites.
Overfilling storage tanks, leaking pipes, and leaking tanks have
resulted in residual soil contamination in Vernon. Sixteen sites
have been declared Proposition 65 sites (determined by
laboratory tests to have excessive carcinogenic or teratogenic
chemical contamination). Remediation plans are required to
decontaminate the soil.
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
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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Vernon General Plan
Housing Element
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Housing Element - 30
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Vernon General Plan
Housing Element
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Housing Element - 32
Vernon General Plan
Housing Element
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 ail 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
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
Vernon General Plan
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Housing Elemem - 36
As evidenced by the contour map, most properties in Vernon
are exposed to noise levels of 65 CNEL7 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
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Housing Element - 38
a
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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
Housinq 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
Vernon General Plan
Housing Element
Table H-7
Characteristics of Vacant and Underutilized Sites in Corn erciaVIndustrial Zones
Site
GP,
Site
Assessor
Size . `
Designation
Current
No.
Parcel #
Location
Acres :
and Zone
Site Im rovements
A
6302-008-017
2675 Santa Fe Ave
0.09
I - (Comm.
Two-story unreinforced
Overlay)
masonry retail building.
B
6302-004-014
2626 Santa Fe Ave
0.58
I - (Comm.
Vacant lot
Overlay)
C
6302-004-017
240127th Street
0.41
1- (Comm.
Two-story unreinforced
Overlay)
masonry building.
D
6308-006-010
4300 Santa Fe Ave
0.32
1- (Comm.
Tire repair and parking lot.
Overlay)
Currently for -sale.
E
6308-015-008
4901 Santa Fe Ave
0.26
I - (Comm.
One-story unreinforced
Overlay)
masonry building.
Dilapidated condition.
F
6309-002-009
5200 Santa Fe Ave
0.15
I - (Comm.
Truck repair and adjacent
Overlay)
parking lot.
G
6309-002-008
5208 Santa Fe Ave
0.15
1- (Comm.
Dilapidated retail building
Overlay)
H
6309-005-008
5592 Santa Fe Ave
0.15
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
I - (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
Housinq Element
Table H-8
Locational Characteristics of Vacant and Underutilized Sites
in Commerci ndustrial Zones
On-site/Nearby Sources of
Site
Surrounding Land
Truck
Railroad
Toxic Materials (within
No.
Uses
Traffic
Noise
Odor
, Hazards,
; 200 ft
A
Cold storage, retail,
High
High
Mod
Mod
Nearby underground storage
- garment mfg,
tank. Acetylene, freon, lead
warehousing
acid batteries, motor oil,
antifreeze (waste), gasoline,
nitrogen
B
Cold storage, retail,
High
High
Mod
Mod
Nearby petroleum release and
garment mfg,
landfill (closed)
warehousing
C
Cold storage, retail,
High
High
Mod
Mod
Nearby closed landfill and
garment mfg,
underground storage tank.
warehousing
Acetylene, freon, lead acid
batteries, motor oil, antifreeze
D
Commercial, retail,
High
High
Mod
Mod
(waste), gasoline, nitrogen
Acetylene, oxygen,
garment mfg, wholesale
antifreeze/coolant, gasoline,
nitrogen, azeotope. 3
CALARP sites within 1200'-
200ty.
E
Wholesale, garment
High
High
Low
Mod
Propane, freon, motor oil,
mfg, warehousing
acetylene gas, coolant,
Anderol 500, Adersol 750,
F
m
Commercial,, retail,
High
High
Low
Mod
waste oil, o en.
Class B Hazardous materials
garment mfg, wholesale
site - acetylene, oxygen, waste
oil, automotive fluids. The
following substances are
present on the adjacent site -
propane, acetylene, oxygen,
motor oil.
G
Commercial, retail,
High
High
Low
Mod
Acetylene, oxygen, waste oil,
garment mfg, wholesale
automotive fluids, propane,
motor oil.
H
Residential,
High
High
Low
Mod
Acetylene, MEK, oxygen,
warehousing, cold
propane.
storage. wholesale
I
Residential,
High
High
Low
Mod
Acetylene, argon, helium,
warehousing, cold
hydrogen, carbon dioxide,
storage, wholesale
nitrogen, oxygen, map gas,
MEK, propane.
J
Commercial, retail
High
High
High
Low
Propane, freon, motor oil,
acetylene gas, coolant.
K
Gasoline distribution
Propane, peon, motor oil,
and storage facilities
High
High
High
Low
acetylene gas, coolant,
Anderol 500, Aderso1750,
waste oil, oxygen.
rty of Vernon, Community Services Department
Housing Element - 45
Vernon General Plan
Housina 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.
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 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/z miles away from the nearest
middle and high schools.
Housing Element - 46
Vernon General Plan
Housing Element
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 I) falling
within TCAC's one -mile standard.
The TCAC's locational criteria for public parks is a maximum of
one-half mile from residential development. Several park and
recreational facilities are located west of Santa Fe Avenue along
Compton Avenue, as well as a small park on Long Beach Avenue.
Nine of Vernon's potential residential sites lie approximately one
mile from one of these parks, and two lie 11/z miles from a park.
Table H-9
Residential Service Characteristics of Unimproved and
Underutiliw-d SitPa in ( nmmarAAIF.A..e+4: 1 V---
Site
No.
Nearest
Elementary
School
Nearest
Jr. High;
School
Nearest,
High
School
Nearest;
Grocery
Store
= Nearest
Park/Rec.
Center
A
3/+ mile
21/2miles
21/x miles
2 1/x miles
1 mile
B
7/4 mile
21h miles
21h miles
21/z miles
1 mile
C
3/+mile
2 /z miles
21/z miles
21h miles
1 mile
D
1/+mile
13/+ miles
2 miles
2 miles
1 mile
E
1/2 mile
2 miles
1 3/+ miles
11/z miles
1 mile
F
1/z mile
2 miles
11/z miles
T tulles
1 mile
G
1/z mile
2 miles
11/x miles
1 miles
1 mile
H
3/+ mile
21h miles
1 mile
1 mile
1 mile
I
3/+mile
21/z miles
1 mile
3/4 mile
1 mile
J
1 mile
21/z miles
1 1/x miles
13/+ miles
1 1/z miles
K
3
/+mile
21/x miles
13/+miles
13/+ miles
11/x miles
Source: City of Vernon, Community Services Department.
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
Housinq Element
Table H-10
Housine Element Accomplishments for 2000-2008 Plannine Period
Goal: Maintain safe and well maintairied,housin
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 good 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: White 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 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 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
mitigating residential displacement impacts, should they occur.
Housing Element - 50
Vernon General Plan
Housing Element
Table H-10
Housing Rlement Arvmmn1;chmnnte fn. onan innu
_--____ ................ ............ ..vvv r .auum r criou
Goal: Retain all exiatin dwellin units
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
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
Goali,Fair Housin
Ci olic . No new residential uses are permitted in the City.
�.
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
ersons 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 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 Civs 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
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
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
Timeframe: Ongoing
Program 3: Preservation of Assisted Housing
State law (Chapter 1451, Statutes of 1989) requires the City to
identify, analyze and propose programs within the Housing
Element to address the potential conversion of all federal, State
and locally assisted housing developments eligible to change to
non -low-income use during the next ten-year period (2008-2018).
Government Code Section 65583(8) defines assisted housing
developments as the following: "multi -family rental housing that
receives governmental assistance under federal programs listed in
subdivision (a) of Section 65863.10, state and local multi -family
revenue bond programs, local redevelopment programs, the
federal Community Development Block Grant Program, or local
in -lieu fees. Assisted housing developments shall also include
multi -family rental units that were developed pursuant to a local
inclusionary housing program or used to qualify for a density
bonus pursuant to Section 65915-65917."
Vernon has no assisted housing in its jurisdiction, as confirmed by
City and State HCD staff, and through review of "Inventory of
Federally Subsidized Low -Income Rental Units at Risk of
Conversion' (California Housing Partnership Corporation), and
the "Use of Housing Revenue Bond Proceeds - 1994" (California
Debt Advisory Commission). As a result, there is no housing at
risk of losing its subsidized status that must be considered in the
Housing Element.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing
Housing Element - 54
Vernon General Plan
Housing Element
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:
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 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
Timeframe: June 2009
Program 5: Priority Water and Sewer Services
In accordance with Government Code Section 65589.7 as revised
in 2005, after the Vernon Housing Element is adopted by City
Council, a copy will be immediately delivered to all public
agencies or private entities that provide water or sewer services to
properties within Vernon.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: 2008
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 Goalslo
Income Category
11e14iilitation'
Conservation/'-!
Preservation
Extremely Low -Income
Very Low -Income
Low -Income
2
8
Moderate -Income
6
23
Above Moderate -Income
TOTAL
1 8
1 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
Vernon General Plan
Housing Element
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.
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
Vernon General Plan
Housing Element
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
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(1)(A) of the Health and Safety
Code, as supported by the City's Housing Element.
Redevelopment Housing Set -Aside Fund Projections
Because the Agency has determined there to be no need, and
expects to continue to be able to adopt such findings, which
findings relieve the Agency from depositing money in a
Low/Mod Fund under Section 33334.2(1)(A) of the Health and
Safety Code, there are no existing or projected housing set -aside
funds for the Industrial Redevelopment Project Area.
Housing Element - 60
VERNON GENERAL PLAN
SAFETY ELEMENT
SAFETY ELEMENT
1.0 PURPOSE AND FOCUS
1.1 Purpose
The Safety Element identifies the natural and man-made
hazards which affect public safety in the City, and establishes
policies the City will pursue to minimize associated risks to
life and property. Because these hazards can have significant
economic consequences, identifying, understanding, and
guarding against these hazards greatly benefits those who
own property, work, and live in Vernon.
1.2 Focus
Several different types of events could create critical situations
affecting public safety in Vernon. Generally, public safety
risks can be divided into two categories: environmental events
and events arising from human actions. In Vernon,
environmental events include earthquakes and flooding.
Human -caused hazards such as chemical spills, hazardous
materials release, and train, truck or plane accidents have
greater potential to cause upset in Vernon given its industrial
Vernon General Plan
Safety Element
Safety Element-1
Vernon General Plan
Safety Element
nature. Increasingly in all cities in the nation, the threat of
terrorist activity represents a new public safety concern
requiring special treatment. This Element addresses each of
these potential safety risks and discusses how the City will
respond to each. Also addressed are evacuation routes
necessary to move people away from hazardous conditions.
Vernon Fire Station #3
2.0 IDENTIFYING AND GUARDING AGAINST
HAZARDS
Four natural hazards of particular importance that could affect
Vernon are identified in the Natural Hazard Mitigation Plan.
Earthquakes represent a significant threat, with the associated
strong ground shaking and possibility of liquefaction in some
areas. Flooding is a concern as well, with Los Angeles River as
the major source. Unusual rainfall amounts may also cause
flooding if storm drain facilities are inadequate to
accommodate the resulting high volume of runoff. Inundation
from dam failure is a remote possibility but must nevertheless
be addressed. The fourth natural hazard is a significant
windstorm event. Southern California is occasionally raked
by moderate to severe wind events called "Santa Ana winds"
that blow hot, dry air into the Los Angeles Basin from the
desert. These winds tend to be most severe downwind of
mountain passes, but can affect the urban flatlands as well.
Wind speeds of up to 65 miles per hour are not uncommon,
and local gusts may substantially exceed these speeds.
Safety Element 2