Resolution No. 2013-032RESOLUTION NO. 2013-32
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
VERNON APPROVING AMENDMENTS TO THE HOUSING ELEMENT
AND LAND USE ELEMENT OF THE CITY GENERAL PLAN
WHEREAS, the City Council has adopted various good
governance reform measures to enhance the accountability and
transparency of its government to better provide for the welfare of
its businesses and residents, including a commitment to at least
double the housing stock within the City in order to increase the
population of, the City; and
WHEREAS, in order to construct new housing, the City must
amend the Land Use Element and Housing Element of the City's General
Plan; and
WHEREAS, the City has prepared proposed amendments to the
Land Use Element and Housing Element of the City's General Plan, in
the forms attached hereto; and
WHEREAS, the amendment to the Land Use Element will add a
housing overlay district which will allow residential uses on sites
within the City that have been identified as the best location for
housing given surrounding uses, proximity to services and amenities,
and distance from safety hazards; and
WHEREAS, the,amendment to the Land Use Element will add an
emergency shelter overlay district which will allow emergency shelters
as of right on sites within the City that have been identified as the
best location for emergency shelters; and
WHEREAS, the City has updated the Housing Element as
necessary to conform with the requirements of the State Planning Law
and to meet local and regional housing needs and allocations as
identified by the State Department of Housing and Community
Development ("HCD") and the Southern California Association of
Governments ("SCAG"); and
WHEREAS, SCAG has established a future housing needs
allocation for the City covering the 2014-2021 planning period through
the Regional Housing Needs Allocation ("RHNA") process; and
WHEREAS, the proposed amendment to the Housing Element
contains the goals, policies, objectives, and programs to meet the
local existing housing needs and the City's RHNA allocation for the
2014-2021 planning period; and
WHEREAS, pursuant to Government Code section 65585, the City
Council has considered the HCD guidelines in drafting the proposed
amendment to the Housing Element, has submitted the proposed amendment
to the Housing Element to HCD for review, and has carefully considered
the comments and findings made by HCD regarding the proposed amendment
to the Housing Element; and
WHEREAS, the City Council has made changes in the proposed
amendment to the Housing Element such that it is consistent with and
conforms to the comments and findings made by HCD; and
WHEREAS, the proposed amendments to the Land Use Element and
Housing Element of the City's General Plan will facilitate the
construction of privately owned housing within the City, and will
result in the increase of the housing stock and the population of the
City; and
WHEREAS, the proposed amendments to the Land Use Element and
Housing Element of the City's General Plan are consistent with other
elements of the City's General Plan; and
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WHEREAS, the City has referred the proposed amendments to
the Land Use Element and Housing Element of the City's General Plan to
those public agencies which are required to receive notice thereof
pursuant to Government Code Section 65352(a); and
WHEREAS, the City has provided public notice of the City's_
intention to adopt the proposed amendments to the Land Use Element and
Housing Element of the City's General Plan as required pursuant to
Government Code Sections 65355 and 65090; and.
WHEREAS, on February 5, 2013, the City Council held a public
hearing on the proposed amendments to the Land Use Element and Housing
Element of the City's General Plan; and
WHEREAS, on February 19, 2013, the City Council adopted
Resolution No. 2013-31, approving a Mitigated Negative Declaration and
a Mitigation Monitoring Reporting Program in accordance with CEQA,
which concludes that the proposed amendments to the Land Use Element
and Housing Element of the City's General Plan will have no
significant adverse impact on the environment, provided that the
mitigation measures set forth in the Mitigation Monitoring Reporting
Program are implemented; and
WHEREAS, the City has considered the comments received from
public agencies and members of the public with respect to the proposed
amendments to the Land Use Element and Housing Element of the City's
General Plan, and all information presented to it including the staff
report.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE
CITY OF VERNON AS FOLLOWS:
SECTION 1: The City Council of the City of Vernon hereby
finds and determines that the above recitals are true and correct.
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SECTION 2: The attached amendments to the Land Use Element
and Housing Element of the City's General Plan are hereby approved,
based upon the following findings of the City Council:
a.
The
above recitals
are
true
and
correct.
b.
The
amendments to
the
Land
Use
Element and
Housing
Element address all of the requirements set forth in state law,
including without limitation the requirements found in Government Code
Sections 65350, et seq. and 65580, et seq
c. The amendments to the Land Use Element and Housing
Element are consistent with the remainder of the General Plan.
d. The amendments to the Land Use Element and Housing
Element are required for the public health, safety and welfare.
SECTION 3: The City Clerk is directed to make available for
public inspection the amendments to the Land Use Element and Housing
Element as required by Government Code Section 65357
SECTION 4: The Director of Community Services and Water is
directed to transmit a copy of the amendments to the Land Use Element
and Housing Element to those public agencies which are required to
receive copies thereof pursuant to Government Code Section 65357.
SECTION 5: The Director of Community Services and Water is
directed.to transmit a copy of the Housing Element, as amended by this
resolution, and a conformed copy of this resolution to HCD in
compliance with Government Code Section 65585.
SECTION 6: The Director of Community Services and Water is
directed to review the Housing Element, as adopted by this resolution,
as frequently as is appropriate pursuant- to Government Code Section
65588, to ensure the continued appropriateness of the Housing Element,
and to report the results of such review to the City Council.
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SECTION 7: The Interim City Clerk, or Deputy City Clerk, of
the City of Vernon shall certify to the passage, approval and adoption
of this resolution, and the Interim City Clerk, or Deputy City Clerk,
of the City of Vernon shall cause this resolution and the Interim City
Clerk's, or Deputy City Clerk's; certification to be entered in the
File of Resolutions of the Council of this City.
APPROVED AND ADOPTED this 19th day of February, 2013.
a }
Name: William J. Davis
ATTEST:
Title: Mayor
P,na arcia
trterinrt �itp-C�e�jP/ Deputy City Clerk
APPROV7 AS TO F'O{1M):
z( ��
Nich las George Rodriguez,
City Attorney
Jon E Goet'z,MEsq.
Kroni k, Moskovitz, Tiedemann & Girard,
Special Counsel to City
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STATE OF CALIFORNIA )
) ss
COUNTY OF LOS ANGELES )
I Aria Barcia / Deputy City Clerk of
the City of Vernon, do hereby certify that the foregoing Resolution,
being Resolution No. 2013-32, was duly passed, approved and adopted by
the City Council of the City of Vernon at a regular meeting of the City
Council duly held on Tuesday, February 19, 2013, and thereafter was
duly signed by the Mayor or Mayor Pro-Tem of the City of Vernon.
Executed this �5 day of February, 2013, at Vernon, California.
(SEAL)
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na ia=dla
Deputy City Clerk
ATTACHMENT TO RESOLUTION NO. 2013-32
AMENDMENT TO LAND USE ELEMENT
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 Infrastructure Element. 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. In the past, land use policy
limited housing to existing, long-established single-family
homes and apartments. However, in 2011 the City Council
committed to implementing new good governance practices
that included adopting land use policies aimed at increasing
the voting populous. Specifically, the City has identified
specific locations where a limited amount of new housing can
be constructed, and has adopted implementing zoning
regulations. Recognizing . Vernori s mission to remain and
industrial city, the locations for housing have been selected to
minimize adverse interface between industrial and residential
uses. Vernon's city boundaries blur and blend into urban Los
Angeles County, and 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. Thus, it is appropriate that new housing
opportunities in Vernon remain very limited.
1.2 Focus
The key policy objective of the City is to remain almost
exclusively an 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.
Land Use Element - 2
Vernon General Plan
Land Use Element
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
0.5 FAR
"Designation" means a generalized category of land use type,
with associated standards of use and development. d
e
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 1.5 FAR
ratio. Floor -area ratio, or FAR, describes the relationship Floor Area Ratio (FAR): Gross BuldinpArea
between the total square footage of development on a lot and Lot Area
the area of that lot. In general, the FAR can be determined by Figure LU-1: Floor Area Ratio
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.
Density
For residential uses, the term density describes the level of
development permitted. New residential uses, in addition to
existing homes, are permitted only at a few limited locations in
the City. Land use policy limits housing at these locations by
Land Use Element - 3
Vernon General Plan
Land Use Element
establishing a maximum allowable density. Density is
described in terms of the number of dwelling units allowed per
net acre (du/acre). Net acre is defined as the gross project or
lot area, less that portion of the site to be used or dedicated for
use as a public road and for flood control purposes.
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
A Vernon icon: the Farmer
John meat processing plant
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.
Land Use Element - 4
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 five Overlay
Districts (Commercial, Rendering, Slaughtering, Housing, and
Emergency Shelter).
Industrial (1) - 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.
Over/ay Districts
All uses allowed in the Industrial category are permitted in the
Overlay Districts. Each Overlay District allows certain
specialized uses not permitted in other areas of the City. The
Zoning Ordinance may impose conditions on the permitted
uses and may identify appropriate development standards.
The Plan provides for five Overlay Districts:
■ Commercial
■ Rendering
■ Slaughtering
• Housing
■ Emergency Shelter
Vernon General Plan
Land Use Element
Land Use Element - 5
m
I
F_
Vernon General Plan
Land Use Element
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.
Housing Overlay District - The Housing Overlay District is
applicable only to sites that have been specifically identified by
the City and determined to be the best locations for housing,
given surrounding uses, proximity to services and amenities,
and distance from large-scale industrial operations. Residential
uses are permitted in this overlay with discretionary review,
such as via a Development Agreement, given the ubiquitous
nature of industrial businesses in Vernon. No more than 61
units shall be permitted within the Housing Overlay District
citywide.
Emergency Shelter Overlay District - The Emergency Shelter
Overlay District is applicable only to sites that have been
specifically identified by the City and determined to be
appropriate locations for emergency shelters. This Overlay is
established to comply with requirements of Government Code
Section 65583(a)(4).
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 modem industrial buildings 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
Land Use Element - 8
Vernon General Plan
Land Use Element
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. Also,
up to 61 additional residential units are anticipated to be
constructed within the Housing Overlay District.
Total building square footage and the number of employees in
Vernon has steadily declined since the early 1990s. 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
Non -Residential Building Square Footage and Employment
Projections
Net Baseline Year Build -out Year Net r , , �']
Land Use Acreage (2007) (2025)Increasef - PeraeiiE:
Designation (A) Development Development Decrease Chaage,;
Industrial 1 2,775
Building Square Footage
62,636,000 1 61,412,300 1-1,223,700 1 -2.0%
Employment (B)
44,600 1 43,700 1 -900 1 -2.0%
Note: (A) Net Acreage does not include streets or the Los Angeles River.
(B) Number of employees
Source: Hogle-Ireland, Inc. and City of Vernon, 2007.
The City of Vernon has, in the past, discouraged new housing
development due to potential conflicts with industry. The City
has revised this policy to permit very limited new residential
development in specifically designated areas, with the goal of
increasing .the voting population and enhancing government
accountability. Land use policy will permit up to 61 new
housing units via the Housing Overlay District. The population
increase associated with this land use policy is estimated to be
216 additional Vernon residents, assuming the average Vernon
Land Use Element - 9
Vernon General Plan
Land Use Element
household size reported in the 2010 Census. This land use
policy would triple the baseline 2010 resident population from
112 persons to an estimated 328 persons.
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:
Table LU-2
Relationship of Land Use Categories and Zoning Districts
Land Use Designation
Corresponding Zonur ,g District
Industrial
General Industrial (1)
Commercial Overlay
Commercial (C)
Slaughtering Overly
Slaughtering Overlay (S)
Rendering Overlay
Rendering Overlay (R)
Housing Overlay
Housing Overlay (H)
Emergency Shelter Overlay
Emergency Shelter Overl�(ES)
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.
Land Use Element -10
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 or
other discretionary review process. Permit certain
uses only in specified Overlay Districts, with a
Conditional Use Permit or other discretionary
review process.
POLICY LU-1.2: Permit only those 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 or other discretionary review process.
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.
POLICY LU-1A: Permit only housing and
emergency shelters as may be required by State law
and as necessary to foster the City's good
governance practices. Ensure adequate review of
housing development proposals to minimize
potential industrial/housing conflicts.
POLICY LU-1.5: Continue to maintain up-to-date
information regarding flooding hazards consistent
with the Safety 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.
Vernon General Plan
Land Use Element
Land Use Element -11
Vernon General Plan
Land Use Element
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 37th 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.
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.
Land Use Element -12
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-13
ATTACHMENT TO RESOLUTION NO.2013-32
AMENDMENT TO HOUSING ELEMENT
VERNON GENERAL PLAN
JANUARY 2013
2014-2021
HOUSING ELEMENT
Vernon General Plan
2014-2021 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 generally creates conflicts
with housing due to safety and environmental concerns. The
Southern California Council of Governments (SCAG)
historically has assigned Vernon very low housing production
goals - and in the case of this cycle, a Regional Housing Needs
Allocation (RHNA) of two units - in recognition of Vernon s
unique status as city devoted almost exclusively to industrial
uses.
Past City policy has precluded the development of any new
residential units due to potential conflicts with industry.
However, efforts by the City to create and implement a number
of reforms and initiatives to enhance the accountability and
transparency of its government and better provide for the
Housing Element -1
Vernon General Plan
2014-2021 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 to achieve 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 2014-2021 planning 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 in almost
all locations within the City. Moreover, housing generally
should not be encouraged in close proximity to heavy industry
Housing Element - 3
Vernon General Plan
2014-2021 Housing Element
for health and safety reasons. The Government Code makes it
clear that the local government has the responsibility to
consider such environmental factors in the Housing Element
(Section 65580[e]). Therefore, while each requirement of State
housing element law is referenced, this Housing Element
reflects the unique realities within the City of Vernon. Potential
sites for new housing have been analyzed in detail, including
the conduct of a health risk assessment to identify the most
preferable sites.
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 two Census Tracts in the 2010
Census, including all of 5324.00 and a small portion of 5323.04.
The 2010 Census incorrectly indicates that a portion of Census
Tract 5323.02 is located in the City of Vernon; however, any
actual overlap of the City boundary and Census Tract 5323.02
is a mapping error and does not represent any substantial area.
The 2010 Census indicates that there are 29 housing units in
Vernon, of which 28 were occupied as of 2010. However, both
the 1990 and the 2000 Censuses has incorrectly documented the
City s unit count figures. The State Department of Finance
(DOF) provides more up-to-date housing information based on
the Census data. For the 2012 DOF housing estimates, the
Housing Element - 4
Vernon General Plan
2014-2021 Housing Element
housing count has been adjusted to accurately reflect Vernon's
housing count known number of units: 31.. The Southern
California Association of Governments (SLAG) also prepares
growth forecasts for the Regional Transportation Plan (RTP)
and the Regional Housing Needs Assessment (RHNA) for
cities within the SCAG region. SCAGs 2012 adopted growth
forecasts identify Vernon as having 30 households in 2008, with
a projection for 30 units in 2035.
The City has verified the existence of 31 units within its
jurisdiction (of which 30 were occupied as of September 2012),
the addresses for which are listed in Appendix C. While
Census and SCAG data are used within the Housing Element,
it is hereby acknowledged these data represent an undercount
of two units and one unit, respectively. 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 are 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. 2012 SCAG Regional Transportation Plan
Socioeconomic Projections .
2. 2010 Comprehensive Housing Affordability Strategy
(CHAS) data; HUD tabulations based on 2006-2010
American Community Survey Five -Year Estimates
developed by the U.S Census Bureau
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, outreach to the
community was conducted to assess the types of and locations
for housing to be considered as part of the City's reform
Housing Element - 5
Vernon General Plan
2014-2021 Housing Element
process. The following meetings were held to gather input into
the development of the'Housing Element
■ Housing Commission Workshop, February 9, 2012.
The Housing Element consultant made a
presentation to the Commission that provided an
overview of the City's housing commitments,
reviewed options to meet those commitments,
identified known constraints, and identified sites
under consideration for potential housing.
■ Vernon Chamber of Commerce Meeting, March 29,
2012. The Housing Element consultant met with
Chamber representatives and made a presentation
similar to that conducted with the Housing
Commission.
• City Council Workshop, April 17, 2012. Based on
input received during the two meetings described
above, the Housing Element consultant refined the
presentation to focus on preferred housing sites,
options for housing types, and potential
environmental and health risks located on or near
the preferred sites.
In addition, community residents were provided the
opportunity to review and comment on the Draft Element prior
to adoption. Upon receipt of comments. from the State
Department of Housing and Community Development (HCD)
on the Draft Element, the City Council conducted 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.) For all hearings, notice was
published in the local newspaper, posted in the City, and
mailed to those who have a request for notice on file in
advance of the hearing. The Draft Element was available for
review online and in the City's Community Services
Department Copies were made available on request to any
person at a nominal charge. The public hearing provided an
opportunity for public comment, and recommendations were
considered by City Council for incorporation into the Element.
In December of 2007, the City adopted a comprehensive
revision to its Zoning Ordinance. As part of this process, the
City held a series of public meetings with property and
Housing Element - 6
Vernon General Plan
2014-2021 Housing Element
business owners to discuss changes to the document. This
successful outreach process resulted in full support of the
revisions to the Zoning Ordinance. As part of this Housing
Element Update, the Zoning Ordinance was again amended to
create an overlay zone to be applied to sites where housing will
be permitted. A second overlay was created to allow for the
establishment of emergency housing pursuant to Government
Code 65583(a)(4). The City conducted a comprehensive review
of the most viable housing sites in the City, and through the
new overlay districts has established implementing zoning to
facilitate housing development.
The City made the draft Housing Element, with revisions as
recommended by HCD, available to the public in December
2012 through January 2013. Notices of the public hearing held
on February 5, 2013 and availability of the document for review
were mailed to the following service providers:
• Human Services Association, Bell Gardens
• Los Angeles 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
The notice indicated the web location of the draft Element for
download by interested parties, and asked that comments be
directed to S. Kevin Wilson, Director of Community Services
and Water.
Housing Element - 7
Vernon General Plan
2014-2021 Housing Element
2.0 HOUSING NEEDS ASSESSMENT
2.1 Population and Housing Trends
City records indicate that 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
120 persons, with the current population estimated by the 2010
Census to be 112 persons. For 2012, the Department of Finance
reported 120 persons. The 2006-2010 American Community
Survey indicates that the majority of residents in Vernon are
employed in management, service, and sales industries.
Table H-1
Vernon Emnlovment 2010
Occupation
Residents
ER
°/a ofAu
Jobs
Managerial, Business, Science, and Arts
10
19%
Sales and Office
19
36%
Service Occupations
10
19%
Production, Transportation, Material Moving
7
13%
Natural Resources, Construction, Maintenance
7
13%
Farming, Forestry, Fishing
0
0%
Total Employed Residential Jobs
53
1000/0
Source: U.S. Census 2006-2010 American Community Survey Five -Year Estimates
On April 4, 2012, the SCAG Regional Council adopted the
2012-2035 Regional Transportation Plan/Sustainable Communities
Strategy (RTP/SCS): Towards a Sustainable Future. As illustrated
in Table H-2, SCAG projects that in 2035, the households and
population in Vernon will remain constant at 30 and 100,
respectively. SCAG's projections were made at a time prior to
the City's reform commitments and thus do not reflect the
population and household growth that will result from new
housing units.
Housing Element - 8
Vernon General Plan
2014-2021 Housing Element
Table H-2
Projected Population and Household Growth 2nnR-20R5
2008
202,
2039
Pop
Hshlds
Pop '
I Hshlds
N4
Hshlds
SLAG
100
30
100
30
100
30
Source: 2012 SCAG Regional Transportation Plan Growth Forecast
2.2 Housing Characteristics
Households
According to the California Department of Finance, the 31
housing units in Vernon (see Table H-2) house a population of
120 persons. Average household size is 4.0 persons per unit.
Housing vacancy is generally very low in the City, with only
one rental unit unoccupied according to the 2010 Census. No
owner -occupied housing is vacant.
Table H-3 presents 2012 data on housing units per structure, as
reported to the State Department of Finance. The majority of
Vemon 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 eight -unit apartment building. The City rents
these units. As part of the reform initiative, the City established
a lottery system for the units to allow a broader base of persons
to be eligible to rent units in Vernon.
Housing Element - 9
Vernon General Plan
2014-2021 Housing Element
Table H-3
Housin¢ Characteristics 2010 and 2012
H6usir g Charactenatica
2016
Total Housing Units
31
31
Single, Detached
19
19
Single, Attached
2
2
Two to Four Units
2
2
Five Plus Units
8
8
Mobile Homes
0
0
Occupied Units/Total Households
28
30
Average Household Size
4.0
4.0
Vacancy Rate
3.45%
3.23%
Total Population
112
120
Source: City of Vernon, 2012 and State of California, Department of Finance, E-5
Population and Housing Estimates for Cities, Counties, and the State, 2011 and
2012, with 2010 Benchmark. Sacramento, California, May 2012.
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 has
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:
Housing Element -10
Vernon General Plan
2014-2021 Housing Element
Table H-4
Hous nz Affordability Based on Income
Calculation of
Calculation of Affordable
Affordable'.
Housing Cost for Owner `
" Housing Cost for
Renters
Extremely Low
Income
30% of 30% AMI
30% of 30% AMI
(0-30% MFI)
Very Low Income
(050% MFI)
30% of 50% AMI
30% of 50% AMI
Lower Income
(51-80% MFI)
30% of 70% AMI
30% of 60% AMI
Moderate Income
(81-120% MFI)
35% of 110 % AMI
30% of 110% AMI
Because the City's resident population is so small, 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 $64,800. All other households earned
more than 80 percent MFI. Due to the fact that the City owns
and rents most of the housing at unusually low monthly rents,
housing overpayment is virtually non-existent' As of 2012,
City -owned apartments and houses largely rented at the
following monthly payments, well below market levels for the
region:
■ 1-bedroom apartment
$120
• 2-bedroom apartment
$240
• 1-bedroom house
$120
• 2-bedroom house
$240
■ 3-bedroom house
$360
' No housing units in the City have been sold in recent years. As such,
an estimate of ownership housing costs is unavailable. However,
recent (2012) land sales for large industrial sites have been priced at
approximately $40 per square foot, depending on location, soil
condition and necessary demolition costs.
Housing Element -11
Vernon General Plan
2014-2021 Housing Element
Implementation of the good government reforms now
underway will result in annual rent increases for persons
currently living in the units.
Using the California Health and Safety Code's updated
affordability thresholds, current housing affordability at the
County level can be estimated for the various income groups
(Table H-5).
Housing overpayment occurs when a households pays more
than 30 percent of gross monthly income on housing costs. A
comparison of housing costs in Vernon and maximum
affordable prices for low-income households in Los Angeles
County shows that the City's rental rates are well below the
maximum affordable rents for very low-income (less than 50%
MFI) households, and some one- and two -bedroom apartments
may even be affordable to extremely low-income households
(although the CHAS data indicate that there are no very low -
or extremely low-income households in the City). As such, no
households in Vernon experience a housing cost burden.
As rental rates rise over time pursuant to the good government
reform initiatives, households will experience increased
housing costs. Rental rates are anticipated to transition to
market rate costs by 2016, as shown below, through annual
increases in rent. Additionally, when there is a change in
tenancy, new tenants will pay market rate. Market rate costs
will be affordable for very low and moderate income
households.
1-bedroom unit: $120 to $696
2-bedroom unit: $240 to $1,450 to $839 to $1,450
3-bedroom unit: $240 to $1,114 to $1,000 to $1,700
Certain segments of the population may have a more difficult
time finding decent, affordable housing due to special
circumstances. Government Code Section 65583(a) requires
cities to evaluate the following special needs households in the
Housing Element: elderly, disabled persons, developmentally
disable persons, large families, female -headed households,
farmworkers, and the homeless. Due to the small size of the
City's resident population, the magnitude of households in
Vernon with special needs is very small.
Housing Element -12
Vernon General Plan
2014-2021 Housing Element
Table H-5
Affordabilitv Matrix
� �
�,
incop�,e GYaup y�
�n I. i. 5a.
,
` ,
e�Mlpd uated e ,
d J,,,..ke �A
„ ,Affb�dable '
1Vldti P t
, �ilbuBrGnste
^YJr
a' �r
K
ti4�, w�Iaiat�um
Af{Lble'hciEe,
r rix
, 4
, r -
� �
m N ♦q.�.t
� 4�
YLS1.�tl$
� ^Y.:4'
,V DS�
3
Fxtremely Low (0-30% MFI)
30% AMI
One Person
$13,605
$340
$340
$50
$80
$46,078
$290
Small Family
$17,490
$437
$437
$100
$90
$54,219
$337
Four Person Family
$19,440
$486
$486
$125
$95
$58,331
$361
Large Family
$21,000
$525
$525
$150
$100
$60,305
$375.
Very Low (30-50°/u MFI960%AMI
50% AMI
One Person
$22,675
$567
$567
$85
$115
$80,452
$482
Small Family
$29,150
$729
$729
$125
$130
$103,889
$604
Four Person Family$32,400
$810
$810
$175
$140
$108,549
$635
Large Family
$35,000
$875
$875
$200
$145
$116=4
$675
Lower (5,0-80%MFI)
70%AMI
One Person
$27,210
$31,745
$680
$794
$100
$165
$115,922
$580
SmallFamily
$34,980
$40,810
$875
$1,020
$150
$190
$149,172
$725
Four Person Family
$38,880
$45,360
$972
$1,134
$200
$210
$158,766
$772
Large Family
- $42,000
$49,000
$1,050
$1,225
$250
$220
$165,564
$800
Moderate (81-120% MFI)
110%
AMI
One Person
$49,885
$1,247
$1,455
$100
$215
$249,986
$1,147
Small Family
$64,130
$1,603
$1,870
$150
$260
$320,264
$1/453
Four Person Family
$71,280
$1,782
$2,079
$200
$280
$350,645
$1, 582
Large Family
$77,000
$1,925
$2,246
$250
$300
$371,880
$1,675
Notes:
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 $64,800 and 2012 HCD State Income Limits
5. Monthly affordable rent based on payments of no more than 30% of household income
Housing Element -13
Vernon General Plan
Housing Element 2014-2021
Specia/Needs Groups
Elderly
The special needs of many elderly households result from their
lower, fixed incomes, physical disabilities, and dependence
needs. According to the 2010 Census, 14 residents in Vernon
are age 65 and above, representing 12 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 Persons
Disability is a physical or mental condition that affects the
functioning of a person. Physical disabilities can hinder access
to housing units of conventional design, as well as limit the
ability to earn adequate income. The Census defines a
disability as a long-lasting physical, mental, or emotional
condition. This condition can make it difficult for a person to
do activities such as walking, climbing stairs, dressing, bathing,
learning, or remembering.. This condition can also impede a
person from being able to go outside the home alone or to work
at a job or business.
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.
Developmentally Disabled
According to Section 4512 of the Welfare and Institutions Code
a "developmental disability" means a disability that originates
before an individual attains age 18 years, continues, or can be
expected to continue, indefinitely, and constitutes a substantial
disability for that individual which includes mental
retardation, cerebral palsy, epilepsy, and autism. This term
shall also include disabling conditions found to be closely
related to mental retardation or to requiretreatment similar to
that required for individuals with mental retardation, but shall
not include other handicapping conditions that are solely
physical in nature.
Housing Element -14
Vernon General Plan
2014-2021 Housing Element
The State Department of Developmental Services (DDS)
currently provides community based services to persons with
developmental disabilities and their families through a
statewide system of 21 regional centers, four developmental
centers, and two community -based facilities. Vernon is served
by the South Central Los Angeles Regional Center and the
Frank d. Lanterman Regional Center. These facilities provide
point of entry to services for people with developmental
disabilities. In Vernon, only one person is a consumer of the
services provided at the local Regional Center.
In order to assist in the housing needs for persons with
developmental disabilities, the City will implement programs
to coordinate housing activities and outreach with the Regional
Center and, encourage housing providers to designate a
portion of new affordable housing developments for persons
with disabilities, especially persons with developmental
disabilities, and pursue funding sources designated for persons
with special needs and disabilities.
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
2010 Census identifies eight renter -occupied households as
having five or more members. The City�s industrial character
presents similar disadvantages for families with children as it
does for the handicapped. Access to residential services, such
as education, recreation, and local retail goods and services, is
along roadways with high levels of truck traffic, railroad
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 2010 Census identifies no
overcrowded rental or ownership housing in Vernon. Thus,
household overcrowding is not an issue.
2 The 2010 Census indicated that 15 rental housing units were
overcrowded, but the margin of error was so high it was not used for
this analysis. Also, because the City owns virtually all units in the
Housing Element -15
Vernon General Plan
Housing Element 2014-2021
Female -Headed Households
Female -headed households tend to have low incomes, thus
limiting housing availability for this group. The 2010 Census
identifies two female -headed households in Vernon,
representing seven 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 2010 Census, no Vernon residents have
Farming, Forestry, and Fishing occupations. Due to the lack of
opportunities for agricultural operations and the highly
industrial nature of the City, no farming operations exist in
Vernon. As such, the City has no need for farmworker housing.
Homeless
Throughout the country, homelessness has become an
increasing problem. Factors contributing to the rise in
homelessness include the general lack of housing affordable to
low and moderate -income persons, increases in the number of
persons whose incomes fall below the poverty level, reductions
in public subsidy to the poor, and the deinstitutionalization of
the mentally ill.
According to the Gateway Cities Council of Governments
Homeless Action Plan, homeless "hotspots,' surveys were
conducted during the summer and fall of 2011, during which
outreach workers noticed homeless couples and individuals
sleeping under bridges and around the Los Angeles River on a
nightly basis near the City of Vernon. Other than this one-time
observation and casual comment, very few homeless persons
have been recorded living in Vernon largely because the City is
not desirable for the homeless given the City's industrial
environment and its lack of social and residential services.
On October 15, 2007, Governor Arnold Schwarzenegger signed
into law S132, 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
community, the City can easily assess whether units are
overcrowded:
Housing Element -16
Vernon General Plan
2014-2021 Housing Element
identification of a zone or zones where emergency shelters are
allowed as a permitted use without a conditional use permit.
Due to very low homeless population in the City and the
industrial nature of the community, the City's policy position is
that development of emergency shelters in Vernon is not a
good solution for addressing regional homelessness issues.
Placing a homeless shelter in an area that has been deemed
largely inappropriate for new housing due to environmental
concerns —including noxious odors from rendering and
slaughtering, proximity to hazardous waste sites, and truck
traffic pollution and noise —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.
However, given that State law requires all jurisdictions to
comply SB2 mandates, the City has established an emergency
shelter overlay zone to be applied to a single parcel at the
northwest corner of the City.
Future Housing Needs
State law requires jurisdictions to provide for their fair share of
regional housing needs. SCAG determines the projected
housing needs for Southern California jurisdictions. Future
housing needs reflect the number of new units needed in a
jurisdiction (future demand), plus an adequate supply of
vacant housing to assure mobility and new units to replace
losses. These needs were forecast by the 2014-2021 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 Element -17
Vernon General Plan
Housing Element 2014-2021
housing need, and housing needs of farm workers. The 2014-
2021 RHNA establishes a future housing need of two units in
the City of Vernon, with one unit to be affordable to very low-
income households and one unit to low-income households.
Energy and Water Conservation
Compared with Vemon's energy -intensive industries, housing
consumes only a small proportion of the City's total energy
consumption. The City utilizes the California Green Building
Standards Code for all construction to minimize energy
consumption. Necessary sound insulation on residential units
also results in effective heat insulation, thus reducing energy
usage.
Electric power in Vernon is provided by the City's local power
plant and municipal utility system. The Southern California
Gas Company and the City of Vernon Light & Power
Department Gas Division provide fuel for most natural gas
heating needs, and offers programs for water heater insulation,
attic insulation, and water flow limiting devices. Water is
provided to all dwelling units either from groundwater
pumped by the Vernon Community Services and Water
Department or by import from the Metropolitan Water District.
Compared to the large local industrial users, residential water
use is nummal, and no special conservation steps have been
deemed necessary for housing.
3.0 HOUSING CONSTRAINTS
3.1 Governmental Constraints
Historically, housing growth has been virtually nonexistent in
Vernon due to City policy that has discouraged, and in 2007
precluded, the development of any new residential units. City
policy -makers have for decades determined that the 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 make Vernon an inappropriate location for new
housing. However, as part of the City's good governance
reform initiative, City leaders have agreed to establish a way to
allow for a very limited amount of new housing at a location or
locations that would not result in significant land use conflicts,
would minimize exposure of housing residents to adverse
Housing Element -18
Vernon General Plan
2014-2021 Housing Element
environmental conditions, and would provide access to stores,
schools, parks, and other amenities that residents would need.
The City has made a commitment to amend the Zoning
Ordinance to allow for the future development of a limited
number of new residential units via a Housing Overlay zone,
to be applied to two or fewer parcels.
Zoning Ordinance
Vernon comprehensively updated its Zoning Ordinance in
2007. The Ordinance did not include any development
processes or standards to allow for residential projects, nor did
the City have permit processing fees, site improvement
requirements, impact fee requirements, or procedures for new
residential development. With establishment of the Housing
Overlay zone, new permitting procedures and development
standards for targeted new residential development are now
available. Given the unique conditions in the City and the fact
that the sites to which the overlay will be applied are owned by
the City, the City permitting process consists of. a Development
Agreement. In addition, the Housing Overlay zone allows
transitional and supportive housing subject to the same
permitting processes as other housing in the Housing Overlay
zone without any special regulatory requirements.
A Development Agreement is considered the most appropriate
way to permit housing in Vernon given the unique
characteristics of this industrial city. A Development
Agreement provides a high degree of flexibility in defining the
development standards for a housing project. Through a
Development Agreement, the City can work with prospective
housing developers to craft the provisions that will apply to
site planning, provision of parking and open space, height
limits, etc. Because the General Plan allows up to 30 units per
acre, a prospective developer can propose innovative
approaches to multifamily housing.
Rather than establish concrete development standards, Section
26.4.5-5 of the Zoning Ordinance sets forth performance
standards for residential development as follows:
Housing Element -19
Vernon General Plan
Housing Element 2014-2021
"Sec. 26.4.5-5 Findings. After a public hearing, the
City Council shall approve a proposed residential
development and related Development Agreement only
after first making all of the following findings:
a) The design, location, size, and operating characteristics
of the proposed residential will be compatible with the
existing land uses in the vicinity;
b) The proposed density is consistent with density
standards and all applicable policies contained in the
General Plan;
c) The site and site plan are physically suitable in terms of
design, location, shape, size, and the provision of
public and emergency vehicle access, and public
services and utilities, including but not limited to (fire
protection, police protection, potable water, schools,
sewerage, solid waste collection and disposal, storm
drainage, and wastewater collection, treatment, and
disposal;
d) On -site traffic circulation for pedestrians and vehicles is
designed into the development to allow residents to
move easily through the development and to avoid
pedestrian/vehicular conflicts and further, to ensure
appropriate access for fire and police response and
surveillance equal to or better than what would
normally be created by compliance with the Site
Planning Standards of Section 26.4.1-7;
e) The proposed project provides suitable, usable common
and/or private open space that will meet the passive
and/or active recreation needs of the resident.
Common open space areas and setbacks are provided
with landscaping and other improvements suitable for
the development proposed;
f) The proposed project provides adequate parking to
meet the residents' needs and to avoid parking impacts
on surrounding properties;
g) Refuse/recycling collection areas are located to provide
easy access to for all residents and collection vehicles,
and to minimize noise impacts on residents;
i
Housing Element - 20 -
Vernon General Plan
2014-2021 Housing Element
h) To the extent feasible, the project design incorporates
sustainable development features."
Given the flexibility of these standards and the need to address
unique conditions in Vernon, the requirement for a
Development Agreement is not considered a constraint. In
fact, in response to a request for proposals for housing
development on the site' on 52na Street, the City received five
submittals and selected the one which can achieve objectives
for providing affordable housing.
Renovation, Restoration, Maintenance, and Repair
The City will continue to permit the renovation, restoration,
maintenance, and repair of existing residential uses. Residential
rehabilitation projects are permitted in Vernon, and the
rehabilitation is a "Minor Alteration or Repair," as defined in
the Zoning Ordinance (less than 50 percent of the fair market
value of the buildings on the lot)? As a practical matter, the
expansive definition of "Minor Alteration or Repair" and lack
of development standards result in limited governmental
constraints (other than complying with the building code) that
would prevent a homeowner from upgrading or improving a
residence within the existing square footage.
If the hard costs of improvements equal or exceed, over a three-
year period, 50 percent of the then -current fair market value of
the building, then the improvement, if voluntary, will be
defined as a "Major Alteration or Repair" and terminate the
legal nonconforming status of the residence. A Major
Alteration or Repair is considered to be the functional
equivalent of a tear -down and re -build, which the City does
not permit, for the same reasons that it does not permit new
construction of residences. However, if the Major Alteration or
Repair is necessitated by a natural disaster, such as an
earthquake or fire, the owner does have the right to rebuild the
residence. At that time, the development standards for the
home would be developed. The City did not undertake to
3 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 - 21
Vernon General Plan
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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.
All residential units in the City are in good condition, with no
units requiring a major alteration during the planning period.
Of those units owned by the City, the City intends to renovate
seven units due to age, although all are currently in good,
habitable condition. These seven units have had new HVAC
systems installed in recent years.
No residential property owners have proposed major
renovations to their properties. Residential property owners
participated in the recent Zoning Ordinance revision process,
and none expressed opposition to the standards that apply to
existing, nonconforming residential structures in the City,
including the prohibitions on increasing square footage and
undertaking major alterations. All residences - whether owned
by the City or others - are in good condition, according to City
staff. As described above, residential rehabilitation that
constitutes a minor alteration (costing, over a three year period,
less than 50 percent 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
Housing Element - 22
Vernon General Plan
2014-2021 Housing Element
maintenance and improvement of the Citys housing stock. As
discussed later in this section, to accommodate housing needs
of the disabled, the Zoning Ordinance has be revised to remove
restrictions on major alterations 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.
Buf/dfng Code Amendments
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
residents from hazards of accidentally driving a nail or screw
through wiring. There is a marginal cost increase associated
Housing Element - 23
Vernon General Plan
Housing Element 2014-2021
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.
Pennit and Infrastructure Fees
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.
Because future residential development will occur on no more
than two parcels on properties owned by the City, no special
fees will be required for processing development applications.
The vehicle for approving projects will be through a
Development Agreement with the City.
Because the development will occur on existing lots well
served by streets, water lines, sewer lines, and all other urban -
level infrastructure, no off -site improvements will be required
to allow housing development to proceed.
Housing Element - 24
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Table H-6
Permit and Processing Fees
5
,
$1.00 to $2,000
$80
$Z001 to $5,000
$80 for the first $2,000 plus $4 for each —
additional $100
$5,001 to $25,000
$200 for the first $5,000 plus $10 for each
additional $1,000
$25,001 to $50,000
$400 for the first $25,000 plus $7.50 for each
additional $1,000
$50,001 to $100,000
$587.50 for the first $50,000 plus $5.50 for each
additional $1,000
$100,001 to $500,000
$862.50 for the first $100,000 plus $4 for each
additional $1,000
$500,001 and up
$2,462.50 for the first $500,000 plus $3.10 for
each additional $1,000
Inspection Outside of Normal Hours (minimum of 4
$89.70/hour (minimum of
hours)
$358.80)
Reinspection Fee
$89.70/hour
Additional Plan Review
$150/h6ur
Final, Parcel, or Tentative Map
$1,250 - $2,000
Conditional Use Permit
$2,875
Zoning Variance or Amendment
$2,000
Building Code Variance
$1,000
Source: City of Vernon Fees, Effective July 1, 2008
Housing Maintenance
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 five are not owned by the City.
City staff has investigated and determined that none of these
Housing Element - 25
Vernon General Plan
Housing Element 2014-2021
five units requires significant rehabilitation. At this time, an
active code enforcement program is unwarranted due to the
limited number of privately owned units (five) 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.
Property owners are permitted and encouraged to perform
proper upkeep and maintenance, which can include
renovations, as long as the existing square footage is not
exceeded and the cost of the renovation, over a three-year
period, does not exceed 50 percent of the market value of
buildings on the lot. For all practical purposes, all other
controls, permit processes, and fees do not constrain the
maintenance and preservation of the City's housing stock.
Constraints to Housing for Persons with Disabilities
The City has adopted the California Building Standards Code.
Standards within the Code of the City of Vernon. (through the
adoption of the California Building Standards Code) include
provisions to ensure accessibility for persons with disabilities.
These standards are consistent with the Americans with
Disabilities Act. No local amendments that would constrain
accessibility or increase the cost of housing for persons with
disabilities have been adopted, except that the Zoning
Ordinance would not permit the floor area of the residence to
be increased or permit any major alterations that equal or
exceed 50 percent of the current fair market value of the
buildings on the lot. These restrictions have been addressed the
implementation of a reasonable accommodation procedures to
accommodate housing needs of the disabled (discussed below).
Definition of Family
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.
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Vernon General Plan
2014-2021 Housing Element
Reasonable Accommodation
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 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
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Vernon General Plan
Housing Element 2014-2021
The requested accommodation will not result in a
fundamental alteration in the local zoning
ordinance.
The City abides by the Fair Housing Act, and has instituted a
clearly defined process for making requests for reasonable
accommodation to provide exceptions in zoning, land -use,
permitting processes, and building codes. The City has
developed reasonable accommodation procedures in its Zoning
Ordinance and will provide information on the procedures on
the Cily s website (Housing Element Program 4).
The State has removed any City discretion for review of small
group homes for persons with disabilities (six or fewer
residents). The City does not impose additional zoning,
building code, or permitting procedures other than those
allowed by State law.
The City does not impose special permit procedures or
requirements that could impede the retrofitting of homes for
accessibility. A retrofit would be permitted as a minor
alteration (requiring a building permit), as long as the cost of
the retrofit was less than 50 percent of the market value of the
buildings. -The City's requirements for building permits are
standard, straightforward, and not burdensome. No CUP or
other special permitting requirements are required for
retrofitting homes for accessibility.
The City's adopted reasonable accommodation procedures are
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 procedure also
includes consideration of allowing an increase in habitable
floor area of an existing residence to accommodate disabled
persons.
The City will also explore the feasibility of offering fee
reductions for permit processes that involve retrofitting
residences for accessibility purposes.
Housing Element - 28
Vernon General Plan
2014-2021 Housing Element
3.2 Non -governmental Constraints to Housing
In Vernon, limited land is available which would be suitable
for the development of housing. The Housing Element
inventory of vacant and underutilized sites identifies two
potential sites for residential development. The limited sites
available for residential development are due to serious
environmental conditions which render the majority of sites
throughout Vernon unsuitable for residential development.
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 contribute to the limited number of
sites available for residential development.
Market Constraints
Governmeht 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.
Based upon information regarding the Vernon commercial and
industrial market, recent (2012) sales for large developed
industrial sites have been priced at approximately $96 per
square foot, depending on location, soil condition, and
necessary demolition costs a Effective land costs, which also
include remediation required to make old industrial sites
developable for residential use, make the cost of land
significantly higher. Land costs for vacant sites have been
priced at approximately $1.4 million per acre of land ($31 per
square foot of vacant land). 5 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
° Loopnet.com Industrial Properties for Sale Search. August 15, 2012.
<http://www.Ioopnet.com>
5 Loopnet.com Industrial Properties for Sale Search. August 15, 2012.
<http://www.loopnet.com>
Housing Element - 29
Vernon General Plan
Housing Element 2014-2021
additional costs might be feasible if the sites were otherwise
suitable for residential development, the envirortmental
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.
Hazardous Materials
With its history as an industrial City dating to incorporation in
1903, heavy and prolonged industrial use in Vernon is reflected
in the following conditions (refer to Figure H-2):
A high concentration of both underground (38 facilities
with 82 underground storage tanks) and above -ground
hazardous material storage tanks throughout the City.
There are also 20 leaking underground storage tanks
clean-up sites.
Within the City, approximately 570 businesses handle/store
hazardous materials. Thirty-eight 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
Housing Element - 30
Vernon General Plan
Housing Element 2014-2021
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). Six
sites in Vernon are on the EPA Superfund List, but none
of them are on the National Priority List.
Approximately 130 miles of railroad track historically
treated with herbicides for weed control. Rights -of way
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.
A significant potential for chemical spills or accidents exists
due to the high concentration of underground storage tanks in
Vernon. The City's Underground Tank Program has resulted in
the removal of over 1,000 tanks. Additionally, where structures
were threatened by tank removal, numerous underground
tanks were abandoned in place.
Another component of hazardous materials control in Vernon
is the "right to know" program. All businesses in the City are
required to submit inventories of all hazardous materials used
or stored. The City currently has 571 businesses that handle or
store hazardous materials. Class C businesses with very high
maximum daily volumes (2,001 to 1,000,000 pounds) are the
most prevalent, and are located throughout the City. The risk
Housing Element - 32
Vernon General Plan
2014-2021 Housing Element
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 38 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.
Noxious Odors
Numerous industries that generate noxious odors operate in
Vernon, including several focused on the slaughtering and
rendering of animals. Overlay districts have been designated in
the City's General Plan and Zoning Ordinance to isolate the
locations of offensive industrial uses responsible for excessive
noxious odors. These overlay districts include a "Slaughtering
Overlay' for uses which involve the slaughtering of animals,
and a "Rendering Overlay" for the location of rendering
facilities. These uses generate significant adverse effects related
to odor and release of toxic materials, making residential land
uses highly incompatible within their vicinity. Revisions to the
Zoning Ordinance will include new standards to address odor
control in the Rendering and Slaughtering Overlay Districts.
Housing Element - 33
Vernon General Plan
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Noise
As could be expected in a. highly industrial city, properties in
Vernon are exposed to high levels of noise emanating from
stationary industrial activity, as well as from trucks,
automobiles, and railroad operations. Numerous companies
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 percent), thereby
intensifying noise levels along the City's roadways. In addition,
four main railroad lines and a number of switching operations
are located in the City, and these generate significant levels of
noise day and night.
Figure H-3, derived from the Noise Element, presents noise
contours developed for Vernon in 2007 as part of the update to
the General Plan. The Zoning Ordinance establishes 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 A.M. and 7:00 A.M. within 0.10 mile of a school or
residence.
As evidenced by the contour map, most properties in Vernon
are exposed to noise levels of 65 CNEL6 or greater, and
therefore are normally incompatible with sensitive land uses.
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
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.
6 Community Noise Equivalent Level (CNEL) is a noise measure that
accounts for increased human sensitivity to noise at night.
Housing Element - 34
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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. Also, the rail lines are being considered as
routes for future transit rail traffic connecting Orange County
to downtown Los Angeles' UnionStation. Figure H-4 indicates
the principal transportation elements that contribute to noise
and pollution in the City of Vernon: the Long Beach Freeway,
arterial roadways, collector streets and mainline railroads.
Residential Service Adequacy
Residential development requires the provision of services to
meet the needs of the resident population. Services provided at
the municipal level include education, recreation, and local
retail goods and services. While few such residential services
are situated within Vernon, they are generally located within
close enough proximity to adequately serve currently existing
residences in the City via car or public transportation.
However, access to these residential services is along roadways
with high levels of track traffic, railroad crossings, and loading
activities. These conditions make pedestrian access to
residential service facilities difficult and unsafe, particularly for
children. However, areas that border the residential
neighborhoods of the adjacent city of Maywood are in close
proximity to community services, including schools, parks, and
local shopping.
Summary of Constraints to Residential Development
Environmental degradation related to hazardous materials and
background contamination, noxious odors, noise pollution and
truck and railroad traffic present. 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. Although extensive
industrial development throughout Vernon has resulted in
environmental conditions that limit new housing sites, one or
two areas along the City's southern boundary could potentially
accommodate a very limited amount of new residential
development to meet the City�s good governance commitment
to the State legislature.
Housing Element - 36
F�l I
I q?A
Vernon General Plan
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4.0 HOUSING OPPORTUNITIES
As described in Section 3.0, due to inherent incompatibilities
between residential uses and the City's heavy industrial
environment, future residential development is for the most
part not desirable or recommended anywhere in Vernon. The
City's policy over many decades has been to discourage
development of any new housing units. However, given the
City's commitment to the State legislature to expand the voter
base, sites must be identified where 30 to 50 new units could be
built in Vernon, provided that impacts associated with
pervasive industrial , operations and extensive site
contamination can be wholly addressed, and further provided
that housing sites provide new residents with suitable access to
schools, open space, and shopping.
Proposed sites for new residential housing would be preferred
along Vernon s boundaries, near residential neighborhoods in
the adjacent cities of Maywood and Huntington Park. These
Areas are less impacted from Vernon industrial uses and
trucking traffic, but also have good access to services and
amenities that support established residential neighborhoods
in these adjacent cities.
To assess the current potential for residential development in
Vernon as required under Housing Element statutes, staff has
identified both vacant properties and underutilized buildings,
defined as dilapidated and/or unreinforced masonry
structures suitable for demolition.
City staff conducted a field survey of vacant and underutilized
properties throughout the entire City. Although some of these
sites are located throughout the City, staff subsequently
narrowed the potential sites down to areas in the City that are
in close proximity to community services and amenities.
Potential sites within the Commercial Overlay District were
also dismissed due to the potential impacts to residential uses
being close to industrial uses. In addition, a key consideration
was to ensure that any new residential development would not
impede the ability of existing or future adjacent industrial
properties to attract a broad range of industrial users,
consistent with the City's mission.
To permit Housing at the potential sites identified, the City is
amending the Land Use Element to establish a Housing
Overlay, where residential uses are permitted at a density of up
Housing Element - 38
Vernon General Plan
2014-2021 Housing Element
to 30 units per acre. A similar approach is being used in the
Zoning Ordinance to correspond to the . General Plan
designation. In the Zoning Ordinance, the Housing (-H)
overlay district will allow housing development with approval
of a Development Agreement. This approach is being used
given Vernon's unique character as an industrial city. The
Development Agreement will provide for maximum flexibility
for development standards while ensuring appropriate
features are incorporated into a project to address surrounding
industrial businesses in Vernon. The Zoning Ordinance
provisions for the Housing overlay district include that all
Development Agreements, at a minimum address those
standards outlined on pages 20 and 21 of this element.
Potential Residential Housing Sites
Two vacant sites and underutilized properties were considered
to have. some limited potential for residential development,
and one site was identified as having the potential to
accommodate emergency housing. These sites are described in
Table H-7. The following discussion evaluates these sites in
terms of environmental safety and residential service
adequacy.
Table H-7
Potential Housing Sites
Site
l o.,
IocaHdn
Zon ri''
Maidinpm
Densx
Aseumed
Densr
;A`tr a a
Total
'Units
Potential Sites for Housing
A
4675 E. 52nd
Drive
General
Industry (I)
30 du/ac
24 du/ac
2.06
49
B
4459 E. 52nd
Drive
General
Industry (I)
30 du/ac
24 du/ac
0.52
12
Total
2.58
61
Site A
Site A is a 2.1-acre site located along the northern side of 52nd
Drive and owned by the City of Vernon. The south side of 52nd
Drive is a residential neighborhood located in Maywood. The
site is approximately 500 feet southeast of the Atlantic
Boulevard and District Boulevard intersection, and several
hundred feet south of the Los Angeles River. Site A is entirely
vacant. North of the site is a railroad line, and to the southeast
is Sanchez Upholstery Supply. Cal SDM, Inc., a custom metal
Housing Element - 39
Vernon General Plan
Housing Element 2014-2021
fabrication shop and steam boiler company, is located to the
northeast, across from the railroad tracks.
Site B
Site B is a half -acre site located in the southwestern portion of
Vernon, near the intersection of District Boulevard, Fruitland
Avenue, and Cudahy Avenue. The site is bounden by 52nd
Street to the south, Fruitland Avenue to the north, and Cudahy
Avenue to the east. The property shares three of its property
boundaries with the City of Maywood. The site includes a
dilapidated warehouse structure built in the 1930s that
occupies nearly 50 percent of the site. The remaining site
includes an asphalt area overgrown with weeds. Site B is
surrounded by Pacific Coast Chemical (in Vernon) to the north,
a parking area (in Maywood) to the west, residential uses (in
Maywood) to the south, a union assembly hall (in Maywood)
to the east, and Maywood Elementary School (in Maywood) to
the southeast.
Potential Emergency Shelter Sites
Site C
Site C is. a 1.6-acre site located on the southeast corner of
Alameda Street and 25th Street, immediately east of the
Alameda Corridor. The site is primarily vacant and includes
the remains of a building foundation. The site is bounded by
produce distributors to the south, a pallet storage business to
the southeast, a warehouse building to the east, and the
Alameda Corridor to the west and north.
Environmental Safety
Environmental conditions in Vernon are generally
incompatible with residential uses. However, the sites chosen
for potential residential development and emergency shelters
are located along the City's periphery. The land uses
surrounding the sites listed in Table H-9 include vacant lots,
residential uses, a chemical distributor, an upholstery supply
warehouse, an assembly hall, and an elementary school.
All of the sites are exposed to truck traffic due to their locations
near Alameda Street, Atlantic Boulevard, and District
Boulevard. Site B is located near the intersection of 52nd Street
and District Boulevard, which are both Collectors. Site C is
located at the intersection at Alameda Street, an Arterial, and
Housing Element - 40
Vernon General Plan
2014-2021 Housing Element
25w Street, a Collector. Site C is located along the Alameda
Corridor, which includes a below -ground, triple -tracked rail
line.
The Noise Contour Map (Figure H-3) shows that 2007 noise
levels exceed 70 CNEL all along the Alameda Corridor and I-
710 freeway, indicating residential uses are normally
incompatible and should be discouraged. This would primarily
affect the Site C, a potential location for emergency shelters.
Site A and B are exposed to noise levels below 70 CNEL.
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. All of the potential housing sites (Sites A, B, and C) are
located more than one-half mile from these districts, and will
not likely be subjected to the odor impacts, depending on
prevailing wind conditions.
City records indicate that all three potential housing and
emergency shelter sites are exposed to levels of hazardous
materials from underground tanks, soil contamination, and
chemicals used for operations in the adjacent area. With
approximately 570 businesses currently using or storing
hazardous materials, over 80 underground storage tanks, and
four hazardous waste treatment facilities, the presence of
hazardous materials and hazardous waste is evident
throughout the City. A total of 37 businesses utilize regulated
substances containing highly toxic materials (CALARP). If an
accidental release were to occur at any of these 37 facilities,
evacuation would be required for a large geographic area.
Table H-8 and Table H-9 describe the locational characteristics
of each site and the nearby sources of toxic materials.
Housing Element - 41
Vernon General Plan
Housing Element
Table H-8
Characteristics of Vacant and Underutilized Sites in ComrnerciaUlnduafrial 7nnaa
Site
Assessor
: Size
Designation
Curiertt
No,
Parcel #
Location
Acres
and,,Zone
Site Tiri' ruvements ;
Potential Sites for Housing
A
6314-002-900
4675 E.52nd
2.06
Industrial
Vacant land
Drive
B
6313-022-030
4459 E.52nd
0.52 .
Industrial
Dilapidated warehouse
Drive
building (built in the 1930s)
Potential Sites for Emergency Shelters
C 1
6302-009-039 1
25th Street
1.61
Industrial
Vacant land
Source: City of Vemon, Community Services Department.
Table H-9
Characteristics of Vacant and Underutilized Sites
in Commercial/lnduafrial 7.nnna
--
`' Neazby'9tfurkeao�';'
Toxic Makedals
Site
Surrouhding'Land
Truck'
Railroad
Release nttoAin
No:
,Uses
traffic
Noise
Odor
hazards
withiti.1/2 mile ;-"
Potential Sites for Housing
A
Residential, small
Moderate
Low
Low
Low
Trichloroethane, Certain
assembly hall,
Maywood Elementary
Glycol Ethers, Copper
School, parking lot,
Compounds, Lead
chemical distributor
Compounds, Methyl
Ethyl Ketone, Methyl
Isobutyle Ketone, N-
-
Butyl Alcohol, Toluene,
Xylene (Mixed Isomers)
B
Residential, vacant lot
Moderate
Low -
Low
Moderate
Ethylene Glycol, -
railroad tracks,
Ethylene Oxide,
upholstery supply
Propylene Oxide
warehouse
Potential Sites for Emergency Shelters
Alameda Corridor,'
Moderate
Moderate
Moderate
High
Lead Compounds
pallet storage yard,
C
produce distributer,
material goods
distribution warehouse
Source: City of Vemon, Community Services Department and Environmental Protection Agency, Toxic Release
Inventory, 2012.
http://www.epa.gov/etiviro/facts/tri/search.hblil
Housing Element - 43
Vernon General Plan
Housing Element
Residential Service Adequacy
Existing infrastructure in the City —including water, sewer, and
all dry utilities —is sufficient to accommodate existing housing in
the City, and could accommodate development on the sites
discussed in this inventory. However, new residential
development in 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-10. The California Tax Credit Allocation
Committee (TCAC) has established criteria for appropriate
distances between residential uses and services, and provides the
basis for, evaluating residential service adequacy in Vernon.
TCAC's distance criteria for public elementary, middle and high
schools is a maximum of one-half mile from residential
development. The nearest elementary school to potential
residential Sites A and B sites is Maywood Elementary in
Maywood; the nearest middle school is Nimitz Middle School in
Huntington Park; and the nearest high school is Maywood
Academy High School in Maywood. As indicated in Table H-9,
both Sites A and B meet the one-half mile locational criteria for
elementary schools.
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 grocery staples,
fresh meat, and produce are sold. The closest full service grocery
store to the potential residential sites in Vernon is a Food 4 Less,
located on Slauson Avenue in Maywood. Review of Table H-9
indicates that both Sites A and B meets are located within one -
mile of a Food 4 Less in Maywood.
The TCAC's locational criteria for public parks is a maximum of
one-half mile from residential development. The nearest park to
Sites A and B is Maywood Park at the intersection of 58th Street
and Heliotrope Avenue in the City of Maywood. Adjacent to the
park is the Maywood Activity Center, which includes a
community center, gym, and indoor basketball court. Site A meets
the one-half mile locational criteria for parks facility (Maywood
Park). Site B is located approximately one mile away from
Maywood Park.
Housing Element - 44
Table H-10
Residential Service Characteristics of Unimproved and
Underutilized Sites in Commercial/Industrial Zone
Nearest '-
" Nearest
Nearest
Neatest
Nearest`
Site
Elementary
Jr. High
High
Grocery
ParWRec.
No.
$chuol _'
School.
School
Store
center:
A
%z mile
1 %z miles
1 mile
''/4 mile
%z mile
B
500 feet
1 %z miles
1 mile
Y2 mile
1 mile
Source: City of Vernon, Community Services Department.
Both Sites A and B are located across the street from residential
uses in the City of Maywood. Both sites are within walking
distance to Maywood Elementary School and less than two miles
from a junior high school, high school, grocery store, and park
and community center. Due to the close proximity to Maywood's
residential neighborhoods, it makes if easier for children and
adults to walk to residential services and avoid the truck traffic
and railroad crossings typically found in the center of Vernon.
Summary of Housing Opportunities
Although future residential development is inappropriate in
Vernon due to its pervasive industrial character, the shift in policy
to allow for an increase in the City's population to enhance
government accountability has led the City to identify two sites
for potential housing development and one site for emergency
shelters. The potential sites are suited for residential use since they
are generally close to schools and groceries stores located in
adjacent communities. The number of residential units that would
be could be built on these two sites will be able to accommodate
the City's RHNA of two future housing units.
The following describes the City's quantified objectives for the
2014-2021 planning period by income group. Since most of the
City -owned residential dwelling units have undergone some
rehabilitation since 2007, the City anticipates rehabilitating only
seven City -owned residential units. As the remaining seven that
were not renovated become vacant, the City will consider
rehabilitating these units. (New HVAC systems were installed in
these units in recent years.) The five privately owned residential
units are considered in good condition and not in need of major
repair; therefore, for this planning period, no rehabilitation of
dwelling units are planned. In quantifying dwelling unit
Vernon General Plan
Housing Element
Housing Element - 45
Vernon General Plan
Housing Element
production goals in Vernon, the City wants to conserve and
preserve all existing 31 housing units in the City. The City would
like to produce up to 49 dwelling units, where at least two are for
low and very low income categories.
Table H-11
uantified Objectives for 2014-2021
Vexy Low
Low .
Modetate
Above
Category
Income' ,
income
Income
Mbdirate'!
Iitcbute
New
2
47
0
0
Construction
Rehabilitated
0
0
7
0
Conserved
0
0
31
0
Housing Element - 46
Vernon General Plan
Housing Element
5.0 HOUSING PLAN
The Housing Plan for the Vernon Housing Element sets forth
goals, policies, and implementing programs to address the
housing needs 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.
Table H-12 shows the progress the City made in implementing the
2008-2014 Housing Programs. An analysis of the effectiveness and
.continued appropriateness of these programs is provided, and the
goals, policies, and programs from the 2008-2014 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. A secondary goal is to
identify a site.or sites suitable for new housing pursuant to the
.City's good governance initiative, and a site that can
accommodate emergency shelters pursuant to the requirements of
SB2.
The Housing Element addresses the health and safety of residents
living on or adjacent to industrial sites. The City actively
discourages the occupation or construction of dwelling units on or
near industrial sites since activities on industrial sites includes
.operations potentially hazardous to residents. In addition, all
units are required to have adequate insulation, air conditioning;
approved air and water filtration systems, and sound insulation to
Housing Element - 47
Vernon General Plan
Housing Element
reduce potentially adverse air quality and noise -related impacts
from adjacent industrial uses.?
7 Vernon does not require an adequate sites implementation/rezone
program per Government Code Section 65584.09, the City's RHNA of
zero required no sites during the previous planning period.
Housing Element - 48
Vernon General Plan
Housing Element
Table H-11
Housing Element Accomplishments for 2008-2014 Planning Period
Po1i�/Pr�j;ram �
i x
`Accomplishments �' 3
�i < nr. �,... so-
�, n;., � �„
nn, 4 � F,eR•a��KL Z'dm'�+2,4� ..�-U.,3sti �' ��
Goal YTS. Ensure tha�alLltous�ng nits are mau tamad �i1 decal, safe, anfl aanrta y c�ond�#rb �`i �°
Continue to enforce all relevant
Progress: The City's Department of Community Services is responsible
Polity 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
Program 1
Maintenance of City -Owned
conditions in the City, and responds to complaints as needed. By 2008,
Residences
the City completed fully renovating 19 City -owned dwelling units and
added heating, ventilation, and air conditioning (HVAC) systems and
upgraded the insulation in seven other units.
Program 2
Code Enforcement
Continued Appropriateness: Code enforcement is an important
component that ensures that the limited number of units in the City
remains in good repair.
Progress: The City actively pursues maintenance on City -owned units,
providing renovations on vacated units and repairs as needed on
occupied units.
Require any remodeled
Effectiveness: The City successfully completed the renovation of 19
residential units to be equipped
units in 2008. Renovations included adding HVAC systems, and
with air conditioning and
providing insulation for sound protection and energy conservation
Policy 1.2
sound insulation to protect
purposes.
residents from exposure to
Continued Appropriateness: The City owns a majority of residences in
adverse environmental
Vernon. The City is fully involved with the maintenance and upkeep of
conditions.
the properties, and will continue to provide these services on other
units, as they are needed. Ali remodeled units will be required to
provide HVAC systems and sound insulation protection, such as dual
paned windows.
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 1.3
demolition.
housing units in the City.
Continued Appropriateness: The City's primary housing goal is to
preserve the existing housing units. The City is committed to
mitigating residential displacement impacts, should they occur.
Housing Element - 49
Vernon General Plan
Housina Element
Table H-11
Housine Element Accomplishments for 2008-2014 Plannine Period
{ - .$ 5✓� !' Y 1 U` 1 f
_ ar. ,. t d it t p.
AecPin-Iltshuler9tff
1 5
„>
.as
{m
, ar,,
,yam-, :�+ t', Y x r i� i { w q e� Y«-' a W z7 rD°i 1bY �aYyki gk fit-
s ..{ '��Ajy
IJ, he l 1 %' � i
—(1 >x ,y x'�( r'3 sa r T i
J 1 ' '' r
e.... ,', ,..i .:.v .,i. w.k't. .c. Y.^.9X,O s
Progress: All units in the City were retained during the last planning
period.
Provide for the retention of
Effectiveness: The 31 residential units in the City have all been
existing residential units in the
determined to be in good condition.
Policy 2.1
that are economically and
City Y1
Continued Appropriateness: The major focus of housing policy nor
gP YP
physically sound.
to 2012 in Vernon was to preserve the existing housing stock and
maintain safe and viable housing units.
The City will accommodate the
Progress: As of 2012, there are no assisted housing units in the City.
needs of disabled residents
The City did not allow new housing prior to 2012.
Policy 2.2
through establishment of a
Effectiveness: While there are no federally or state -assisted units in
reasonable accommodation
Vernon, the City owns 26 of the 31 housing units in Vernon. These
ordinance or procedures for
units are rented at levels that are affordable to very low-income
existing units'
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.
Program 3
Preservation of Assisted Housing
Continued Appropriateness: While there is no assisted housing in the
City that requires monitoring, the City continued this program in the
2008 Housing Element, discussing assisted housing to address
Government Code Section 65583(a)(8).
GbaN'Mie
gmg tliaev �1
C1
0par c ef3",�¢�
�
V,�i�l'3l
4 l�
RiY .[V�ye\FS�1Nypyry'p
( .;I. (Z3 yl
�1
yR r,Y� Sf t �YWWWWWt�i P
.,ia to
f, .V:a✓ .h $}��,.o-i,
Progress: The City has not been advised of any discriminatory practices
Prohibit discrimination in the
that have occurred in regards to the availability of housing. The City
Policy 3.1
availability of existing housing.
will take a proactive approach in enforcing antidiscrimination laws.
Effectiveness: The City has received no complaints regarding any
discriminatory actions and will continue to enforce all fair housing law.
Housing Opportunities for
Program' 4
Residents with Special Needs
Continued Appropriateness: Prior to 2012, the City's Zoning
Ordinance did not allow the development of new housing in the City.
As such, housing discrimination related to the siting of housing was
not an issue. This program was updated in 2008 to address a range of
Program 5
Equal Housing Opportunity
fair housing concerns related to the existing housing stock, including
access for persons with disabilities or special needs, providing greater
access to equal housing opportunity.
5.2 Goals and Policies
GOAL H-1:
Ensure that all housing units are maintained indecent, safe, and
sanitary condition.
Housing Element - 50
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 new or residential units
undergoing a major alteration to be equipped with air
filtration systems (such as HVAC systems) and sounds
insulation (such as dual -paned windows) 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: Continue to accommodate the needs of
disabled residents through the adopted reasonable
accommodation procedure.
GOAL H-3:
Create opportunities for the development of new housing in
areas of the City that have the least potential for adverse impacts
associated with established industrial uses and truck routes.
Locate such new housing nearby community services.
POLICY H-3.1: Implement the Housing Overlay Zone
via the Zoning Ordinance and Zoning map to allow for
a limited amount of new housing construction.
POLICY H-3.2: Strategically locate sites for new
housing so as to minimize noise, vibration, smoke,
noxious gases, glare, heat, dust, odors, air pollution,
and other adverse impacts associated with industrial
uses, slaughtering and rendering uses, businesses that
release toxic materials, and trucking and railroad
facilities and routes.
POLICY H-3.3: Encourage development of residential
uses in strategic proximity to schools, recreational
facilities, commercial areas, parks and other public
spaces, and transit routes.
Vernon General Plan
Housing Element
Housing Element - 51
Vernon General Plan
Housing Element
GOAL H-4:
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, homelessness, physical
disabilities, and other factors.
POLICY H4.1: Prohibit discrimination in the
availability of existing and new housing.
POLICY H4.2: Address the housing needs of special
populations and extremely low-income households
through emergency shelters, transitional housing,
supportive housing, and single -room occupancy units.
5.3 Programs
As discussed in this Element, the Vernon City Council has
adopted several good governance reform measures, including a
commitment to at least double the housing stock within the City.
Residential development is will be permitted at strategic locations
in Vernon. SCAG adopted a future housing need of two units in
Vernon as part of the 2014-2021 Regional Housing Needs
Assessment, recognizing that although incompatibility of locating
housing in such a heavy industrial environment may not be
appropriate, there may be certain areas in Vernon where housing
may be suitable. As such, programs to increase the City's housing
stock are included below. As indicated in the goals and policies,
the primary goals of the Housing Element is to ensure the
maintenance of the City s existing housing stock and to allow for
limited new housing opportunities. The following programs will
implement these goals.
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, in recent years
the City initiated an extensive project on all City -owned units to
ensure the continued longevity of existing units. In. 2007, the City
renovated 12 units, and an additional 14 units were renovated
between 2008 and 2011. Since 2007, all 26 units have undergone
renovations. The City will continue to provide maintenance to
Housing Element - 52
these units, thus ensuring upkeep for the majority of Vernon s
housing stock.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing as needed.
Program 2: Code Enforcement
Of the five non -City owned units located in Vernon, none was
determined by the City to be in need of substantial rehabilitation.
Due to the limited number of privately owned units in the City, a
.code enforcement program would have limited application.
However, it is nonetheless imperative that residential units be
adequately maintained for health, safety, and aesthetic concerns.
Community Services staff is active in the community and will
enforce the City's code to eliminate and prevent unsafe conditions
in residential units. Community Services staff responds quickly to
code enforcement complaints in Vernon. 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
Vernon General Plan
Housing Element
Housing Element - 53
Vernon General Plan
Housing Element
inclusionary housing program or used to qualify for a density
bonus pursuant to Section 65915-65917."
Vernon has no assisted housing in its jurisdiction, as confirmed by
City and State HCD staff, and through review of "Inventory of
Federally Subsidized Low -Income Rental Units at Risk of
Conversion' (California Housing Partnership Corporation), and
the "Use of Housing Revenue Bond Proceeds - 1994" (California
Debt Advisory Commission). As a result, there is no housing at
risk of losing its subsidized status that must be considered in the
Housing Element.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing
Program 4: Housing Opportunities for Residents with Special
Needs
The Fair Housing Act, as amended in 1988, requires that cities and
counties provide reasonable accommodation to rules, policies,
practices, and procedures where such accommodation may be
necessary to afford individuals with disabilities equal housing
opportunities. The City has adopted procedures in their Zoning
Ordinance for housing for persons with disabilities and will
provide information to residents through the City's website.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Ongoing
Program 5: Priority Water and Sewer Services
In accordance with Government Code Section 65589.7, 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: 2013
Program 6: Provision of Adequate Sites
The Land Use Element Housing Overlay policy allows up to 60
residential dwelling units citywide, which is more than adequate
to meet RHNA objectives for all income . levels (two units).
Housing Element - 54
According. to the sites inventory capacity analysis, the 2.1-acre
housing site (Site A) located at 4675 52nd Drive is estimated to
accommodate up to 49 units. The 0.5-acre housing site (Site B)
located at 4675 52nd Drive can accommodate up to 12 units.
Adequate zoning is in place for Site A, via the Housing Overlay.
Site B may be considered as a potential housing site in the future.
Together, these two sites can accommodate the total dwelling
units identified under the Housing Overlay policy, not to exceed
60 units.
-As described on pages 37-38, the Housing Overlay allows
residential uses with approval of a Development Agreement. This
permitting process is applied to all residential applications and is
considered necessary given Vernon's unique industrial character.
Through a Development Agreement that City can assure that
measures will be in place to create the best possible housing
solutions. The Development Agreement must at a minimum
ensure that adequate emergency access is provided, that the
development includes suitable open space amenities, and parking
be provided to meet the anticipated needs of residents.
On the two sites where the Housing Overlay applies, Zoning
Ordinance regulations will allow for densities of up to 30 units per
acre. The overlay exclusively allows for residential uses (no
mixed use). Given the size of the largest site, at least 16 units can
be constructed, per Section 65583.2(h) and (i) of the Government
Code. The Housing Overlay is being adopted in conjunction with
adoption of the Housing Element.
The site on 52nd Street is to be developed with units all affordable
to lower -income, households, with the developer seeking Low
Income Housing Tax Credit funding. In the event this
development project does not move forward, the City will
continue to seek a developer who can provide similar housing.
While no density bonus has been deemed necessary to incentivize
development of affordable housing, the City recognizes that
developers can request a density bonus pursuant to State law.
Because land use policy will not allow for additional housing
development beyond the two sites identified in this element and
given that densities are sufficient to encourage affordable housing
projects, the City does not see the need to adopt specific
regulations for density bonuses. Thus, the City Zoning Ordinance
will be amended simply to reference State law.
With regard to housing persons in need of emergency shelter, in
conjunction with adoption of the Housing Element the City has
Vernon General Plan
Housing Element
Housing Element- 55
Vernon General Plan
Housing Element
adopted Zoning Ordinance to establish an Emergency Housing
overlay zone. This zone, applied to a large property in the
northwest portion of Vernon, allows emergency shelters by right
(see Figure H-5). The property is over five acres in size and can
accommodate one or more shelters. Like all other properties in
Vernon, the site is surrounded by industrial uses. However, this
particular site is easily accessible from transit routes along Santa
Fe Avenue and Alameda Street. The site is currently vacant and
owned by the Alameda Corridor Transportation Agency.
Responsible Agency: Department of Community Services
Project Funding: Departmental Budget
Timeframe: Development of housing to accommodate the
RHNA by 2015; amend Zoning Ordinance by May 2013 to
include reference to State law regarding density bonus
provisions; immediate availability of Emergency Housing
Overlay site for any application for such use.
Program 7: 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, the City will
place a link on the City's website that refers to the Housing Rights
Center Frequently Asked Questions webpage on housing
discrimination.
Also, persons in need of transitional and supportive housing can
readily be accommodated within any housing development
proposed in the Housing Overlay zone. In conjunction with
adoption of this Housing Element, the City has amended the
Zoning Ordinance to define transitional and supportive housing
as a standard residential uses of property permitted within the
Housing Overlay zone. Any proposal for such housing is subject
to the same permitting requirements (approval of a Development
Agreement to define the site plan and development parameters)
as any other type of housing.
Responsible Agency: Department of Community Services;
City Clerk
Project Funding: Departmental Budget
Timeframei June 2013
Housing Element - 56
5.3 Redevelopment Agency Dissolution
'On December 29, 2011 the California Supreme Court issued a
ruling upholding AB 1X 26, legislation that called for the
elimination of hundreds of local redevelopment agencies in the
state, including the Redevelopment Agency for the City of
Vernon.
The City of Vernon elected to become the Successor Agency of the
former Vernon Redevelopment Agency and established an
Oversight Board. As the Successor Agency, the Oversight Board
oversees certain fiscal management of former Agency fund. This
includes carrying out existing projects that are in various stages of
development.
The City was not required to set aside 20 percent of the tax
increate collected in the Industrial Redevelopment Project Area to
be used by the Agency to increase the City's supply of affordable
housing, because it determined that were was no housing need in
the City. Therefore, there are no existing housing set -aside funds
for the Industrial Redevelopment Project Area.
Vernon General Plan
Housing Element
Housing Element - 57
CITY CLERK'S OFFICE
INTEROFFICE MEMORANDUM.
DATE: February 25, 2013
TO: Kevin Wilson, Director of Community Services & Water
FROM: Deborah Juarez, Records Management Assistant R
RE: Resolution No. 2013-32 — A Resolution of the City Council of the City of Vernon
Approving Amendments to the Housing Element and Land Use Element of the City General
Plan
Please find attached for your transmittal a certified copy of Resolution No. 2013-32 referenced above,
which was approved by City Council on February 19, 2013.
Please ensure that a copy of the correspondence transmitting the resolution to the required public agencies
is sent to my attention for the file.
Thank you.
c: Resolution No. 2013 -3 2
CERTIFICATE
STATE OF CALIFORNIA )
) ss
COUNTY OF LOS ANGELES)
I, Dana Reed, Interim City Clerk of the City of Vernon,
County of Los Angeles, State of California, hereby certify that
the attached is a full and complete copy of:
RESOLUTION NO. 2013-32 - A Resolution of the City Council of
the City of Vernon Approving Amendments to the Housing
Element and Land Use Element of the City General Plan
IN WITNESS WHEREOF, I have hereunto set my hand and
affixed the official Seal of the City of Vernon, County of Los
Angeles, State of California, on this (r ' day of February
2013.
SEAL:
Interim City Clerk
RECEIVED
RECEIVES y` JAN 3 1 2013
JAN 31 2013 ���» e ��� CITY ADMINISTRATION
CITY CLERK'S,OFFICE STAFF REPORT
Community Services and Water
DATE: February 5, 2013
TO; Honorable Mayor and City Council
4elj
FROM: Samuel Kevin Wilson; Director of Community Services and Water
RE; Approval of Resolutions rind Ordinances Updating the General Plan Land
Use and Housing Elements, amending the Zoning Code, Approving a
Development Agreement with Meta Housing Corporation, and. approving a
Mitigated Negative Declaration
Recommendation
The Projecteo'llect'ively includes: the proposed,45 Unit Affordable Housing Development at•4675
52"d Drive, the Associated Development Agreement and Disposition And Development
Agreement, Proposed General Plan Amendments and Zoning Ordinance and Map Amendments,
It is recommended that in accordance with the California Environmental Quality Act, contained
in Public Resources Code commencing at Section;21000 and the California Code of Regulations,
Title 14, Chapter 3, City Council adopt a Mitigated Negative Declaration subject to the
mitigation measurescontainedin the Mitigation Monitoring Reporting Program for the project.
It is also recommended that the .mitigation monitoring Reporting Program contained in
Attachment 1 be approved. It is further recommended that the City Clerk of the City of Vernon
shall be designated as the custodian of all documents or other materials which constitute this
record of proceedings upon which this decision is made.
It is recommended that the City Council adopt a resolution amending the Land Use Element and
the Housing Element of the General Plan to allow the construction of residential housing units
and an emergency shelter within specified zones of the City. Adopt an ordinance amending the
Citys' Zoning Ordinance and Map setting forth the overlay zones where residential housing and
an emergency shelter would be permitted and establishingcriteria for the construction of the
housing units and emergency shelter.
Lastly, it is also recommended that the City Council approve a Development. Agreement with
Meta Housing Corporation for the construction of residential housing units to be located at4675
52"d Drive in the City of Vernon. A Disposition and Development Agreement will also be
presented to the City Council at the February 19, 2013 City Council meeting.
Backaround
To institute improved governance practices that include expanding the voting population in
Vernon the City intends to amend its General Plan and Zoning Ordinance to permit the
construction of additional housing within the City of Vernon. Additionally City Staff is
recommending that the City enter into a Development Agreement ("DA") and Disposition and
Development Agreement ("DDA") to permit Meta Housing Corporation to construct a 45 unit
apartment complex on the City owned property located at 4675 52"d Drive in the City of Vernon.
Update to General Plan Elements
To allow the housing development project to move forward, amendments to the General. Plan
Land Use and Housing Elements will be required. In addition, amendments to the General Plan
will be made to reflect current State law as described below.
Amendment to the Land Use Element
Two new overlay districts are proposed to be added to the Land Use Element: the Housing
Overlay and the Emergency Shelter Overlay. Each of these overlay districts apply to specific
sites in the City that have been identified as most suitable for these uses (see Exhibit 1). Pursuant
to proposed revised land use policy, the Housing Overlay would permit up to an additional 60
units in the City of Vernon.
Housing Overlay District
As part of the project, thej proposed amendment to the Land Use Element states that the
Housing Overlay District may be applicable only to sites that have been specifically
identified by the City and determined to be the best locations for housing, given surrounding
uses, proximity to services and amenities, and distance from safety hazards. Residential uses
are permitted in this district only pursuant to the terms of a Development Agreement, given
the unique safety constraints in Vernon.
Emergency Shelter Overlay District
Pursuant to S132, codified in Government Code Sections 65582, 65583, and 65589.5e, the
City is required to accommodate emergency shelters by right in at least one zone. To
implement this law, the City proposes to establish the Emergency Shelter Overlay District,
which will apply only to sites that have been specifically identified by the City and
determined to be appropriate locations for emergency shelters.
Housing Element
State law requires that the Housing Element be updated at least every eight years, on a timeline
consistent with the Regional Transportation Plan, unless extended by the legislature. Article
10.6, Section 65580-65589.8, Chapter 3 of Division I of Title 7 of the Government Code sets
forth the legal requirements for a housing element, and. encourages the provision of affordable
and decent housing in suitable living environments for all communities to meet statewide goals.
The 2014-2021 Housing Element update is a policy document that outlines the City's current and
projected future housing needs (as identified by the State Housing and Community Development
Department, or HCD) and the Southern California Association of Governments (SCAG), and the
City's goals, policies, and programs to address those identified needs. Specifically, the element
details:
0 Population characteristics and trends
• Employment characteristics
• The types of households in Vernon
• Special needs populations
• Housing characteristics and trends
• Constraints on the development of new housing
• Housing resources (available vacant and underutilized sites, financial resources)
• How the City will work to meet the Regional Housing Needs Assessment (RHNA)
allocation assigned by SCAG and otherwise achieve housing goals
Given Vernon's status as an industrial city, the Housing Element has, in the past, promulgated
the policy that no new housing will be constructed in Vernon due to the safety risks posed by the
multitude of industries operating there, including many that involve the use, transport, and
production of hazardous materials. The proposed 2014-2021 Housing Element revises that policy
and identifies two potential sites for housing development that have been deemed most suitable.
One of these sites (4675 52nd Drive) is also designated with a Housing Overlay in the Land Use
Element. The Housing Element also addresses new State laws, including SB 2 (codified as
Government Code Section 65583[a][4]), which requires jurisdictions to identify a zone in which
to permit emergency (homeless) shelters by right. The Housing Element identifies an area
designated with an Emergency Shelter Overlay in the General Plan and Zoning Ordinance.
The State Department of Housing and Community Development (HCD) has reviewed the draft
element to determine whether it meets the requirements of State law, and has determined that the
Element is compliant.
Update to Zoning Ordinance and Zoning Map
The City has drafted revisions to the Zoning Ordinance to achieve consistency with proposed
Land Use Element Overlay Districts and the goals, policies, and implementation measures
specified in the General Plan. These revisions include a new Housing Overlay District and
Emergency Shelter Overlay District and related use and development standards, as well as
required findings for these new overlays. Additionally, a new Procedures section has been
created to establish the Development Agreement process as the method for allowing new
housing development. Further, the Amendment incorporates multiple new definitions related to
these amendments.
The Zoning Map is proposed to be amended to identify locations for the Housing and Emergency
Shelter Overlay districts. The Housing Overlay District is proposed to apply to one vacant parcel
located on the east side of the City (4675 52"d Drive). The Emergency Shelter Overlay District is
proposed to apply to a single vacant parcel located in the northwest comer of the City (see Figure
1).
Proposed Residential Project at 4675 52nd Drive
To institute improved governance practices that include expanding the voting population in
Vernon, the City has identified a site at 4675 52"d Drive as appropriate for a new housing
development. The parcel is owned by the City of Vernon. To meet agreed -upon deadlines (with
the State legislature) for achieving new housing development in Vernon, the City issued a
Request for Proposals on April 19, 2012 for housing development on this 2.06-acre site.
Proposals were received in July 2012, all of which proposed exclusively residential use yielding
between 31 and 61 units.
All development proposals were considered. The proposal from Meta Housing Corporation was
selected as most appropriate. The proposal would provide for 45 units. This component of the
project would include project entitlements consisting of a Development Agreement, as required
pursuant to proposed Zoning Ordinance regulations for the new Housing Overlay Zone.
The proposed rental housing development would include nine one -bedroom units, 22 two -
bedroom units, and 14 three -bedroom units. At least 22 units would be affordable to lower -
income households. Additional improvements onsite would include a community building, an
office for property managers and social service providers, laundry room, computer lab, tot lot,
and 74 onsite parking for residents. New driveways, curbs, gutters, sidewalks, street trees, and
street lights and associated landscaping would also be provided. The project would be gated.
The project design utilizes a traditional housing form with pitched roofs, stone veneer, and
stucco. The buildings would be combined into small groups to fit into the adjacent residential
neighborhood (in the City of Maywood). A paseo would connect the individual units and
buildings with parking areas and common areas. The buildings are proposed to be arranged
around a central courtyard common open space. Buildings would be two stories in height.
Parking would be located along the east and west property lines. The parking areas would
provide buffers from the adjacent industrial uses. Exhibits 2, 3, 4, and 5 provide graphic
representations of site plans, floor plans for units, and example architectural features.
The .project is expected to obtain LEED (Leadership in Energy and Environmental Design)
certification, at least at the Silver level. Upon project construction completion, onsite services to
residents are planned 'with the intention of helping tenants maintain stability and prevent
eviction, build life skills, increase income and assets, increase health and well-being, and
improve the educational success of their children. The proposed project includes up to 4,500
square feet of physical space for service amenities. All services would be provided on site.
All previous building on the site have been demolished and removed; the site is currently vacant.
The grounds are predominantly paved with a crushed rock base. The northeasterly 17 feet of the
property are subject to an easement for a rail spur track and utility purposes. In the past, the
property has been used for a number of industrial uses, with the most recent being an appliance
manufacturing facility.
Project construction is anticipated to begin in December 2013, with completion in May of 2015.
Construction will require the import of new clean fill dirt to replace contaminated soils that have
been removed. Additional construction activities include installation of a vapor barrier below
each structure, installation of a venting system, building construction, landscaping, paving, and
infrastructure improvements in the form of curb and gutter, sidewalks, and street trees.
Development Agreement
The City of Vernon and Meta Housing Corporation intend to enter into a Development
Agreement for the construction of a 45 unit housing development in the City of Vernon in
accordance with the proposed zoning ordinance requirements. The Development Agreement sets
forth the permitted uses of the Site, the density and intensity of use thereon, the maximum height
and size of proposed buildings on the Site, and provisions for reservation and dedication of land
for public purposes. The Agreement will commence upon the Effective Date and shall continue
4
in force for a period of five (5) years unless extended or terminated as provided herein. This
Agreement terminates upon the expiration of the term or when the Site has been fully developed
and all of Developer's obligations in connection therewith are satisfied as determined by the
City, whichever occurs fast. During the term of this Agreement, Developer shall have a vested
right to develop the Housing Development in accordance with all ordinances, resolutions, rules,
minute orders, regulations, and official policies of the City applicable to development and
occupancy of the Site in effect on the Effective Date. The Agreement will be annually reviewed
to determine if Meta Housing Corporation has demonstrated good faith compliance with the
terms and conditions of this Agreement. If the City Council finds and determines that the
Developer has complied in good faith with the terms and conditions of this Agreement during the
period under review, the review for that period shall be concluded. If the City Council finds and
determines, on the basis of substantial evidence, that the Developer has not complied in good
faith with the terms and conditions of this Agreement during the period under review, and
Developer has been notified and given an opportunity to cure in accordance with the provisions
of Section 6 below,.the City Council may modify or terminate this Agreement in accordance
with State law.
Disposition and Development Agreement
To facilitate the cooperation between the City and the developer of the proposed 45-unit
affordable housing project, a Disposition and Development Agreement (DDA) has been
proposed by and between the City of Vernon and the developer. The DDA will be presented to
the City Council at the next regularly scheduled meeting on February 19, 2013. This DDA is
currently being negotiated but, will incorporate the following or similar provisions:
1. Conveyance of Land. City will agree to ground lease the Site, for an annual rent equal to
the residual rental value of the Site, to a development entity formed by Meta for the
development and operation of an affordable housing project on the Site (the "Project").
The City has retained the services of Keyser Marston to review the proforma study
prepared by Meta Housing Corporation and perform its own independent economic
analysis to determine the rental value of the property. Through their analysis it has been
determined that the residual rental value would be one dollar ($1.00) per year. The term
of the ground lease would be 65 years. The City will retain the non-commercial naming
rights of the development.
a. The Ground Lease, among other things, includes each of the following terms:
(i) The Ground Lease provides that City will not obtain any loans secured by the Site
unless such loans have been previously approved, in writing, by the Project
Developer.
(ii).The Ground Lease provides that City will own fee title to the land comprising the
Site, and the Project Developer will own fee title to all improvements constructed or
otherwise located on the Site.
(iii)The Ground Lease includes reasonable mortgagee protection provisions as
required by the Project Developer's lenders.
(iv)Pursuant to the terms of the Ground Lease, City, as landlord, will agree to provide
notice of any defaults by the Project Developer under the Ground Lease to the Project
Developer's limited partners and lenders (if required), and allow any such parties the
right to cure a default by the Project Developer under the Ground Lease.
(v) The Ground Lease permits the Project Developer to encumber its leasehold
interest in the Site to secure loans deemed necessary or desirable by the Project
Developer which are reasonably acceptable to City. The City will not be required to
subordinate its fee title in the Site to any construction or permanent loans obtained by
Project Developer.
(vi)The Ground Lease is in accordance with the requirements of Government Code
Section 37380(b)(1), which provides that "a city may lease property owned or held or
controlled by it, or any of its departments or boards for a period exceeding 55 years
but not exceeding 99 years, if all of the following conditions are met: (1) The lease
shall be subject to periodic review by the city and shall take into consideration the
then current market conditions. The local legislative body may, prior to final
execution of the lease, establish the lease provisions which will periodically be
reviewed, and determine when those provisions are to be reviewed."
b. Meta or its affiliate will form a limited partnership or other entity for the Project (the
"Project Developer"). The Project Developer entity will include, as the managing
general partner, Western Community Housing, Inc. (or a limited liability company
wholly owned by Western Community Housing, Inc. or another nonprofit corporation
highly experienced in the development and operation of affordable housing which is
acceptable to the City) ("Development Partner").
c. City will be responsible for creation of a legal parcel for the Site.
d. City will provide Meta with copies of all environmental reports and other information
regarding the physical condition of the Site which is in City's possession. Meta will
have access to the Site prior to closing to conduct environmental inspections and
other due diligence. Upon commencement of the ground lease of the Site to the
Project Developer, the Project Developer will be responsible for all environmental
remediation of the Site at its expense.
e. Closing for the commencement of the ground lease of the Site will occur when the
following conditions have been satisfied: Meta approval of Site condition, closing of
construction financing, receipt of commitments for required permanent financing,
receipt of all required land use entitlements, approval of construction plans by the
City, building and grading permits for the Project are ready for issuance, execution
and deposit of all closing documents, required insurance policies have been obtained,
title insurance has been obtained, required bonds have been secured, and other
reasonable and customary conditions of closing have been satisfied.
2. Project Schedule. The Agreement contains a detailed schedule of milestones for due
diligence activities and approvals; application for and obtaining entitlements; preparation,
submission and City approval of plans; application for and obtaining financing;
satisfaction of conditions to closing; closing; commencement of construction; and
completion of construction.
3. Construction. The Agreement will require that the Project be constructed in accordance
with the development standards set forth in a Development Agreement between the City
and Meta or the Project Developer adopted pursuant to Government Code Section 65864.
The Project will include approximately 9 one bedroom apartment units, 22 two bedroom
apartment units, and 14 three bedroom apartment units, a community building, an office
for Site managers and social service providers, laundry room, computer lab, tot lot, not
less than 74 onsite parking spaces, driveways, curbs, gutters, sidewalks, street trees, street
lights and associated landscaping. The Project will be gated. Three of the apartment
units (one one -bedroom unit, one two -bedroom unit and one three -bedroom unit) will be
accessible in accordance with ADA standards, and all of the ground floor level apartment
units will be adaptable to ADA accessibility standards. The Project will obtain LEED
Silver certification. Developer will be responsible for importing new clean fill dirt,
installation of a vapor barrier below each structure, and installation of a venting system.
The Project Developer will comply with state prevailing wage and apprenticeship
requirements in the construction of the Project.
4. Financing. The parties acknowledge that Low Income Housing Tax Credits and other
sources of financial assistance will be necessary to make the Project economically
feasible. The Project Developer will be required to seek reasonably available funding
sources for the construction of the Project.
a. The Agreement will include a financing plan for the Project. The Project Developer
will apply for and seek to obtain the financing sources contained in the financing
plan.
b. 9% Low Income Housing Tax Credits are contemplated for the Project. Meta will
apply for an allocation of 9% tax credits in the first California Tax Credit Allocation
Committee ("CTCAC") allocation round of 2013. If unsuccessful, Meta will apply
for an allocation of 9% tax credits in the second allocation round of 2013. If
unsuccessful in the first and second allocation rounds of 2013, City will have the right
to terminate the Agreement in its sole discretion; provided that the City may elect in
its sole discretion to authorize Developer to make one or two applications for 9% tax
credits in 2014.
c. As appropriate, the financing plan may provide for the Project Developer to seek and
apply for conventional construction and permanent loans, AHP loans, loans or other
financial assistance from the County of Los Angeles Community Development
Commission, and/or other state and federal sources of affordable housing assistance.
d. The parties do not contemplate that City will make any loans or grants to the Project.
e. Meta will retain any developer fee payable in accordance with the terms of the tax
credit financing. To the extent necessary to make the Project financially feasible,
Meta may be required to defer a portion of the developer fee for the Project.
5. Income and Affordability Requirements. The Project will be subject to affordability
requirements restricting apartment units to income limits and affordable rents.
a. 2 apartment units will be restricted to extremely low income households, 14
apartment units will be restricted to very low income households; and 6 apartment
units will be restricted to lower income households, for a total of 22 "Affordable
Units." Rents for the Affordable Units will be restricted to the maximum rents
permitted by Low Income Housing Tax Credit requirements and/or applicable
funding sources.
b. The Project will be subject to other regulatory requirements related to financing
which is actually obtained for the Project, which may include a CTCAC regulatory
agreement and regulatory agreements related to other public financing obtained for
the Project.
c. Affordability and other ongoing requirements will be set forth in a Regulatory
Agreement to be recorded as an encumbrance to the Site. The City will reasonably
consider subordination of the Regulatory Agreement to the liens recorded for the
benefit of Project Developer's conventional lenders.
6. Site Management. The Project Developer will be required to retain a Site management
firm to manage the Project.
a. City will have approval rights over the identity of the Site manager, and any changes
to the identity of the Site manager. The Site manager and Project manager will be
required to refrain from engaging in any political activity among tenants and tenant
groups.
b. The Agreement will contain a detailed Site management plan which will set forth
procedures for operation of the Project, including procedures for tenant selection, an
eviction policy, staffing schedules, house rules, security plan, and a social service
plan. The Site management plan will include a tenant selection process, which will
provide a method of soliciting tenant applications, initial screening of tenant
applicants, and random selection of pre-screened applicants for initial tenant selection
and ongoing vacancies. The tenant selection shall be through a lottery system which
will be open to the public. The applicants and City will be notified in advance of the
time and location of the lottery.
c. If the Site manager is not properly managing the Project in accordance with the Site
management plan, City will have the right to require the Project Developer to replace
the Site management company or to require the Site management company to change
the employees managing the Project.
7. Maintenance Requirements. The Project will be subject to maintenance requirements for
exterior improvements and landscaping. The Project will maintain a capital replacement
reserve account in a monthly amount to be determined [plus CPI or other inflationary
index] which may be satisfied by capital reserve requirements of financing which has
been obtained for the Project.
S. Remedies.
a. City will have the right to terminate the Agreement prior to completion of the Project
in the event Meta and/or Project Developer fails to perform any obligation of the
Agreement, subject to notice and cure rights, including the failure to meet certain
milestones in the schedule, or Meta and/or Project Developer becomes insolvent or
bankrupt, makes an assignment for the benefit of creditors, is subject to receivership,
or similar circumstances.
b. City, subject to a reasonable notice and cure period, will have the right to terminate
the ground lease and reacquire possession of the Site for reconveyance to another
developer if construction of the Project has not commenced in accordance with the
Agreement schedule, or if construction is suspended after commencement.
c. City will require Project Developer to obtain payment and performance bonds,
provide a letter of credit, or other security for the construction of the Project
reasonably acceptable to the City.
Findings
The City of Vernon Police, Fire and Community Services and Water Departments have
reviewed the proposed residential site development plans for the project and determined that the
project conform with the City adopted codes and polices. In accordance with section 26.4-5 of
the City's new zoning provisions for residential developments certain finding must be made prior
to the approval of a development agreement. It is therefore recommended that the City Council
make the following findings regarding for the proposed 45 unit housing development located at
4675 52nd Drive in the City of Vernon:
a) The design, location, size, and operating characteristics of the 45 unit housing
development is compatible with the existing land uses in the vicinity;
b) The proposed density is consistent with density standards and all applicable policies
contained in the General Plan;
c) The site and site plan are physically suitable in terms of design, location, shape, size, and
the provision of public and emergency vehicle access, and public services and utilities,
including but not limited to fire protection, police protection, potable water, schools,
sewerage, solid waste collection and disposal, storm drainage, and wastewater collection,
treatment, and disposal;
d) On -site traffic circulation for pedestrians and vehicles is designed into the development to
allow residents to move easily through the development and to avoid pedestrian/vehicular
conflicts and further and provides appropriate access for fire and police response and
surveillance.
e) The proposed project provides suitable, usable common and/or private open space that
will meet the passive and/or active recreation needs of the resident. Common open space
areas and setbacks are provided with landscaping and other improvements suitable for the
development proposed;
f) The proposed project provides adequate parking to meet the residents' needs, to avoid
parking impacts on surrounding properties, and to comply with state and federal law;
g) Refuse/recycling collection areas are located to provide easy access to for all residents
and collection vehicles, and to minimize noise impacts on residents;
CEOA
An initial study for the project was performed in compliance with the California
Environmental Quality Act (CEQA) as established in Section 21000 et. seq. of the California
Public Resources Code. The Project collectively includes the proposed 45 Unit Affordable
Housing Development at 4675 52nd Drive, the associated Development Agreement and
Disposition And Development Agreement, Proposed General Plan Amendments and Zoning
Ordinance and Map Amendments. It was determined that all potential environmental
impacts would be less than significant if appropriately mitigated.
Subsequent to publication of the initial study and proposed mitigated negative declaration,
the City met with the applicant for the housing development at 4675 52"d Drive to review the
mitigation measures, as they would be included as conditions of development. Specific
revisions to mitigation measures 4.3-1 and 4.11-2 were made to reflect to practical
construction measures and filtration system maintenance requirements that could still achieve
the desired mitigation regarding air filtration and outdoor noise. The mitigation measures
contained in the Mitigation Monitoring Reporting Program hereby revise the measures
contained in the initial study and proposed mitigated negative declaration. It is
recommended that the City Council find that the revised mitigation measures contained in the
Mitigation Monitoring Reporting Program will achieve the mitigation objectives set forth in
the initial study and proposed mitigated negative declaration, and will reduce impacts to less
than significant levels. Therefore, it is recommended that a mitigated negative declaration be
adopted for the project subject to the mitigation measures set forth in the Mitigation
Monitoring Reporting Program. It is further recommended that the City Council adopt the
Mitigation Monitoring Reporting Program.
Fiscal Impact
The City of Vernon currently owns the property located at 4675 52nd Drive in the City of
Vernon that the proposed housing development will be constructed upon. This 2.06 acre
property has a current market value of approximately $2.25 million. The City of Vernon
retained the services of Keyser Marston to perform an independent market analysis to determine
the residual rental value if the property were to be utilized for a 45 unit low income housing
development. After reviewing the pro forma prepared by Meta Housing Corporation and
performing its analysis it was determined that the housing project would only be viable if there
was financial participation from the City in the form of reduced rental rate. Keyser Marston
determination is that the residual rental rate of the property would have to be at $1.00 per year in
order to make the project feasible. The rental rate will be reviewed from time to time during the
term of the lease to confirm that the City's rental rate is appropriate.
10
Exhibit 2:
Site Plan - Proposed Affordable Housing Project at 4675 52nd Drive
1,9,
IPA
Exhibit 3:
Floor Plans - Proposed Affordable Housing Project at 4675 52nd Drive
r
f
J
13
Exhibit 4:
Rendering - Proposed Affordable Housing Project at 4675 52"a Drive
14
R � £2\� \� (§
90
RECEIVED
FEB 14 2013
CITY ADMINISTRATION
COMMUNITY SERVICES & WATER DEPARTMENT
OFFICE MEMORANDUM
TO: Mark Whitworth, City Administrator
FROM: Samuel Kevin Wilson, Director of Community Services & Water
DATE: February 14, 2013
SUBJECT: Response to comments from South Coast Air Quality Management District
(AQMD) and the City of Maywood regarding the proposed 45-Unit Affordable
Housing Development Project
We have received a letter from South Coast Air Quality Management District ("AQMD")
dated January 25, 2013 and a letter from the City of Maywood dated January 24,2013 regarding the
above -mentioned project. AQMD has submitted written comments (copy of letter attached) regarding
the proposed project site being exposed to significant levels of air pollution from nearby industrial
sources. In response to AQMD's letter the staff has prepared written responses (see attachment). It is
staff's opinion that the concerns that AQMD has raised have been adequately addressed in the
proposed mitigation measures. Therefore, the staff believes we have satisfied any issues or concerns
pertaining to this project.
The letter received from the City of Maywood is regarding the potential impacts from
construction and operations from the proposed project site. In response to their letter the staff has
prepared written responses. It is staff s opinion that the concerns that the City of Maywood has raised
have been adequately addressed in the response letter (see attachment). Therefore, the staff believes
we have satisfied any issues or concerns pertaining to this project.
SKW/sc
Auach=nts
r
lit
,f
4,305 Santa Fe Avenue, Vernon, California 90058
Telephone (323) 583-8811
February 14,2013
G-4
Ian MacMillan
South Coast Air Quality Management District
21865 Copley Drive
Diamond Bar, CA 91765-4182
Dear Mr. MacMillan:
The City thanks the SCAQMD for the continents regarding the air quality impact
assessment performed in support of the proposed low income housing development. The City
feels, as the Lead Agency, that the appropriate significance criteria have been used to assess
potential health impacts to the future residents, and that the development of the proposed site for
residential uses results in less than significant impacts. The City also notes that it has been
conservative in conducting the health risk assessment (HRA) for CEQA purposes, as the CEQA
statute and case law indicate that the focus of the analysis is project impacts on the environment,
"hot the impact of the environment on the project.
The City concurs with the SCAQMD that HRAs for the siting of sensitive land uses
within an existing built environment typically include sources of toxics air contaminants (TACs)
located within one -quarter mile of the project site. It should be noted, the health risk analyses
were originally prepared to aid the City in assessing the suitability of multiple non-specific
potential housing locations within the City of Vernon. To ensure flexibility and maximum
applicability, the health risk analyses included TAC sources within a larger radius of the
candidate sites. Based on the maximum individual cancer risks, the City concluded a number of
health protective design features should be integrated into future development plans, as
appropriate. In addition, the burden threshold was used to assess the relative risks by accounting
for the different future populations each potential housing site could accommodate.
For the reasons stated in the HRA, the City does not believe the incremental cancer risk is
an appropriate threshold for this project. Nonetheless, in response to the SCAQMD's letter, the
City has reviewed the HRA and verified that the individual cancer risks reported in the MND are
highly conservative for the specific project site currently under consideration, as it includes
sources farther than one -quarter mile of the proposed project site. Applying the control
efficiency of an air intake filtration system rated at MERV 8 to the unmitigated screening HRA
risks results in a maximum predicted cancer risk of approximately 12 in one million in the
vicinity of the proposed project site. (This value also accounts for the corrected breathing rate, as
notedbelow.) This cancer risk value included approximately 3,500 feet distance from the 1-710
EE.,chusive y Industriaf
February 14, 2013 Page 2
freeway and the Atlantic Boulevard off -ramp, which is outside of the quarter -mile radius of the
identified project boundaries. Per SCAQMD's suggestion, the City has refined the HRA
modeling to more specifically only include sources within one -quarter mile of the site. Based on
review of site plans and aerial photo measurements; the City notes that a segment of the 1-710
freeway lies within one -quarter mile of the nearest (northeastern) boundary of the proposed
residential development. The majority of the dwelling units will be built more than one -quarter
mile from the freeway. The site -specific dispersion modeling and risk calculations show that
future residents will be exposed to a cancer risk of 6 in one million, which is less than the
threshold of 10 in one million recommended by the SCAQMD. The cancer risk value of one in
six million also takes into account MERV 8 filtration systems which will be installed in the units
as required by mitigation measure 4.3-1, as outlined in the mitigation monitoring reporting
.program for the project.
Detailed dispersion modeling and health risk calculation files were sent to the SCAQMD
for review on or around February 4, 2013.
AQMD RECOMMENDED MITIGATION MEASURES
Review of the HRA has not revealed any significant air quality impacts. The proposed
mitigation continues to be adequate. Mitigation measure 4.3-1 requires installation of MERV 8
filtration systems in each unit and further, that the project manager provide long-term
maintenance of the filters. The mitigation measure does not require positive pressure with the
building's filtered ventilation system in living spaces since provision of the MERV 8 filtration
systems alone is deemed adequate. .
MODELING FILE AVAILABILITY
Comment noted. Detailed dispersion modeling and health risk calculation files were sent
to the SCAQMD for review on or around February 4, 2013.
Health Risk Modeling Parameters
Comment noted. The breathing rate used for future residents should be 21.1 m3/day. The
City notes that the correct breathing rate was used in the HRA to calculate impacts from
stationary sources. The breathing rate was corrected and applied to the refined mobile source
analysis discussed above. Results of the analysis indicated that cancer risk would be below the
10 in one million. threshold recommended by the SCAQMD. Therefore the results discussed
above for the proposed site are consistent with the analysis contained in the MND. Health risk
impacts will remain less than significant, and no mitigation measures are required.
The diesel particulate matter emission rate used in the HRA was based on the current
fleet mix.1 Although future fleet mix will result in reduced DPM emissions, the analysis takes a
conservative approach. Therefore, the City feels that no corrections are necessary.
California Air Resources Board EMFAC 2011 database. httg:JZwww.arb.ca.gov/emfac (Accessed October 2012)
City of Vernon, 4305 Santa Fe Avenue, Vernon, California 90058 — Telephone (323) 583-8811
February 14,2013 Page 3
Sincerel
am el Kevin Wilson, P.E.
Director of Community Services & Water
SKW
City of Vernon, 4305 Santa Fe Avenue, Vernon, California 90058 — Telephone (323) 583-8811
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South Coast
Air Quality Management District
21865 Copley Drive, Diamond Bar, CA 91765-4182
(909) 396-2000 • www.aamd.gov
E-Mailed: January 25, 2013 January 25, 2013
KWilson@ci.vemon.ca.us
Mr. Kevin Wilson
City of Vernon
4305 Santa Fe Avenue
Vernon, CA 90058
The South Coast Air Quality Management District (AQMD) staff appreciates the
opportunity to comment on the above -mentioned document. The following comments
are intended to provide guidance to the lead agency and should be incorporated into the
final environmental document as appropriate.
The MND demonstrates that the residents living on the project site will be exposed to
significant levels of air pollution from nearby industrial sources. Specifically, the MND
states that residents at the preferred project site will be exposed to an incremental cancer
risk of 26 in one million, however, the lead agency concludes that the project will result
in less than significant air quality impacts. Further, the Health Risk Assessment (HRA)
contained in the MND appropriately compares the project's cancer risk levels to
AQMD's cancer burden threshold of 0.5 and the AQMD's Maximum Incremental Cancer
Risk (MICR) threshold of 10 in one million. However, it appears that the lead agency
based its significance determination solely on the cancer burden threshold. The AQMD
CEQA significance thresholds are not intended to be individually selected and applied to
projects; therefore, the AQMD staff recommends that the lead agency revise the MND to
ensure that the air quality significance determination is based on all AQMD CEQA
significance thresholds including the MICR value of 10 in one million.
If upon revision of the MND the lead agency determines that the project will have
significant air quality impacts based on the HRA the AQMD staff recommends that the
lead agency include the following mitigation measures in the final CEQA document.
a. Specify conditions to ensure that high efficiency filters will continue to be
maintained and replaced for the life of the project (e.g., through a provision in the
covenants, conditions and restrictions, CC&Rs), and
b. Consider maintaining positive pressure with the building's filtered ventilation
-- - - system in living spaces to reduce infiltration of unfiltered outdoor air.
Mr, Kevin Wilson
January 25, 2013
AQMD staff requests that the lead agency provide the electronic modeling files so that
we can review them more thoroughly. Without these files, we can only offer partial
comments as many details are not available to us. The lead agency may want to revise
the HRA prior to finalizing the CEQA process for this project as there are several
calculation procedures that may have led to spurious results in the HRA. These include
the items identified below.
The breathing rate of 16.2 m3/day in the HRA is lower than the District
recommended rate of 21.14 m3/day (302 L/kg-day). This error results in reported
risks that are too low.
The HRA did not take into account the expected lower Diesel Particulate Matter
(DPM) emissions in future vehicle fleets. This discrepancy results in reported
risks that are too high.
The results from modeling the I-710 freeway are unexpected as DPM accounts for
only —40% of the freeway risk. Typically DPM account for —90% of the risk.
Without access to the modeling files, AQMD staff is not able to verify the validity
of the reported result.
Pursuant to Public Resources Code Section 21092.5, please provide the SCAQMD with
written responses to all comments contained herein prior to the adoption of the final
CEQA document. Further, staff is available to work with the lead agency to address
these issues and any other questions that may arise. Please contact Dan Garcia, Air
Quality Specialist CEQA Section, at (909) 396-3304, if you have any questions regarding
the enclosed comments.
Sincerely,
'W v. 11A44
Ian MacMillan
Program Supervisor, CEQA Inter -Governmental Review
Planning, Rule Development & Area Sources
IM:DG
LAC 130109-04
Control Number
4305 Santa Fe A
Telephone' (323) 583-8811
February 11, 2013
Rocio Lopez
City of Maywood
4319 East Slauson Avenue
Maywood, CA 90270
Dear Mr. Lopez:
G-4
Thank you for providing your comments to the proposed 45 unit affordable housing
development project to be located at 4675 52"d Drive in the City of Vernon. The City of Vernon
hereby responds to the comments and questions you have raised.
C-1: The Site plan does not show the depth of the property,
A: The depth of the property that will be developed is 199.4 feet; please see the attached
site plan.
C-2: The site plan shows a fence located right along the front property line. As the City
of Maywood has residential units immediately to the south of this property; we are
_recommending that any fencing be located behind a front landscaped setback area. Fencing
material and.height should also be called out in the site plan.
A: The City of Vernon has no setback requirements on fencing. However, the City will
work with the developer to see if the fence, can be slightly set back from the street right-of=way.
The attached site plan currently shows the fence will beset back two feet from the back of
sidewalk. Additionally, the Developer will be landscaping the parkway strip in the sidewalk area
while maintaining a pedestrian walkway in compliance with ADA. This will also aid in
softening the look of the fence. The fence and gate material along the street riht o
`-six foot in height and be of wrought iron materials. gf way will be
C-3: The assessor parcel map shows 52"d Drive as a 50 foot wide street. The site plan
indicates that the property line starts 25 feet from the centerline to the subject site property line.
If landscaping is proposed in front of the proposed fence, that would be within the City right of
way. Who will maintain this landscaped setback area?
A: The landscape area in the parkway strip is required to be maintained by the adjoining
property owner in accordance with Sections 22.62 and 22.63 of the City Code.
rE,Xcfusivefy Industrial
February 13, 2013 Page 2
C-4: Please provide us with an actual full scale site planwhich shows fencing materials,
including driveway gates, location of King Avenue'(will the proposed driveway line up with this
street?), proposed front i 4ttdscape setback. (front landscape plan) and public improvements i.e.
existing telephone poles, along 52A Drive.
A: Attached herewith you find a copy of tle plan you have requested. It should be noted
that the City is not requiring the developer to underground the aboveground utilities. Two
additional fire hydrants will be added in and around the frontage of the property. The exact
location of the fire hydrants will be determined by the Vernon Fire Department. The site plan
attached shows the relationship of the site with King and Mayflower Street and the existing
improvements in the sidewalk area.
C-5: Please provide us with a southern elevation of the. proposed project (street view from
52"d Drive).
A: Attached herewith you will find a plan reflecting the southern elevation of the
proposed project. Also attached is a rendering from the 52"d Drive perspective.
C-6: Under Section 4.15 Transportation and Traffic, the Mitigated Negative Declaration
states, under sections a-d that there are No Impacts. The City of Vernon's acceptable level of
service is D, while the City of Maywood's acceptable level of service for local streets is. C. 52"a
Drive in Maywood is a local street. According to the City of Maywood's'Final EIR Land Use
Element, in accordance with the City's LOS standard, which is LOS D for arterial and collector
streets, study intersections that deteriorate to LOS E. or worse are significantly impacted and
mitigation is required.
A: Please note that the analysis in the traffic study was prepared to address several
General Plan and Zoning Ordinance amendments being contemplated by the. City, including
establishment of a Housing Overlay District/Zone that would facilitate development of the
proposed housing project analyzed in the Initial Study. At this time, only proposed amendments
relating to housing are moving forward.
Regarding the acceptable level of services (LOS) used in the analysis, for those streets
located in the City of Vernon the City has used its adopted standard of LOS D. In recent .
discussions with the City of Maywood contract traffic engineer, we learned that the Maywood
also uses the LOS D standard.
The analysis focused on major and collector streets and not local streets such as E. 52"d
Drive. Also, the intersection of Atlantic Boulevard/E. 52"d Drive was not analyzed specifically
for the housing development because in Los Angeles County, the minimum project -added traffic
that is needed before an intersection has to be studied is 50 two-way trips in either the morning
or evening weekday peak hour. As the attached supplementary material (Kunzman Associates,
Inc. letter dated February 4, 2013) indicates, the proposed housing developmentis estimated to
generate 23 morning and 28 evening peak hour trips, below the threshold. Thus, no analysis of
this intersection was warranted.
The projected future conditions of LOS E and F are associated with regional growth and
build -out in Vernon consistent with land use policy. The theoretical intersection impacts are
based on the intersection capacity compared to the number of project trips that are projected at
each intersection. Based on the Los Angeles Department of Transportation Policies and
Procedures, an impact.is considered significant if the project -related increase in the volume -to -
capacity ratio equals or exceeds the thresholds shown below:
City of Vernon, 4305 Santa Fe Avenue, Vernon, California 90058.- Telephone (323) 583-8811
February 13, 2013
Page 3
Level of Service Volume/Ca' aci Incremental Inci
C 0.70-0.79 0.04 or more
D 0.90-0.89 0.02 or more
E/F 0.90 - more . 0.01 or more
In order for the housing development to impact an intersection by one percent, the
intersection of Atlantic Boulevard at District Boulevard would have.to receive 48 project vehicle
trips during the morning or evening peak hour (4,828 X 0.1 = 48.28), and.the intersection of
Atlantic Boulevard at E. 52nd Drive would have to receive 80 project vehicle trips during the
morning or evening peak hour (8,063 X 0.1 = 80.63). Table 3 in the attached Kurtzman
Associates, Inc. letter shows that that the trips associated with the housing development fall well
below the one percent threshold for LOS F. The study area intersections are not projected to be
impacted. The housing development itself will not create significant traffic impacts, nor will it
contribute cumulatively significant impacts.
The comment letter, states that anything over an unacceptable level of service needs to be
mitigated. However, the criteria used are twofold: over an acceptable LOS :and over the
significance threshold. This project does not meet or exceed the significance threshold.
C-7: The Traffic Study does not clearly address the future level of service at the
intersection of 52nd Drive and Atlantic Blvd. It does, however, address the intersection of
District Blvd, and Atlantic Blvd. with a projected level of service between E and F.
A: See response to C-6.
C-8: The MND should therefore address mitigation measures for the proposed
intersection of 52 nd Drive and Atlantic Blvd., particularly for those vehicles turning southbound
and north bound from 52 nd Drive onto Atlantic Blvd.
A: The criteria used are twofold to determine if an intersection is significantly impacted:
over an acceptable LOS and over the significance threshold. This project does not meet or
exceed the significance threshold, therefore no mitigation is required.
C-9: Under section e. Inadequate Emergency Access, it does not address the fact that
there is no emergency access circulation to the rear of the property as parking spaces are
blocking the access. Site pan should show adequate on site emergency access.
A: The Vernon fire Department has reviewed and approved the site plan for the project.
It is their opinion that sufficient emergency access is being provided to the site. In accordance
with section 503.1 of the California Fire Code a fire access road shall extend to within 150 feet
of all portions of the exterior wall of the first story of the building as measured along an approve
route. The fire code permits this distance to be increased if the building is equipped with an
approved automatic sprinkler system. The apartments will.be served with an automatic fire
sprinkler system and therefore the fire department has approved the 150 foot distance to be
increased. Dead end fire roads will lead into each side of the apartment complex within the
parking lots and in compliance with the fire code. The fire department will either be provided
with the keys to access the gates or Knox boxes will be provided to permit access to the parking
City of Vernon, 4305 Santa Fe Avenue, Vernon, California 90058 — Telephone (323) 583-8811
February 13, 2013 Page 4
areas. The maximum distance from the fire road or to; the street right of way to the exterior
portion of any of the buildings is proposed to be 160 feet.
C-10: According to the most updated Assessor Parcel Map, 52nd Drive is 50 feet in width.
The street however appears to be very narrow and there are signs stating "No Parking At Any
Time" along the north side of 52"d Drive in the City of Vernon public right-of-way. We are
concerned that residents and visitors associated with this project may park along the south side
within the City of Maywood, creating a burden to this already narrow street.
A: The site is proposed to have 76 parking stalls. This apartment complex will be for low
and moderate income families. Therefore, it is assumed based on historical data that many of the
residents will be one car families. As such the City is of the opinion that sufficient parking is
being provided onsite for the residents and their visitors and no offsite parking will be required
for the housing development. Attached herewith please find a white paper prepared by the.
Southern California Association of Non -Profit Housing which concludes that it is not necessary
to provide the same parking ratios for market rate apartments compared to. affordable housing
units and concludes, that 1 stall per unit is sufficient. The City of Los Angles only requires 1
parking stall for units containing 2 or less habitable rooms and 1.5.parking stall per unit
containing 3 or more habitable rooms for restricted affordable housing units. The Vernon project
will provide 1.69 stalls per unit. In addition, Applied Planning, Inc. recently prepared a study for
the Salem Apartments in Glendale. There study concluded that if the proposed low income
housing project was outside of the central business district the following parking ratios were
appropriate:
• One -bedroom 1.25 resident spaces plus 0.17 guest space
• One -bedroom 1.50 resident spaces plus 0.17 guest space
• One -bedroom 1.75 resident spaces plus 0.17 guest space
Based on these ratios and given the mix of Vernon's housing units, the Vernon project would
require 76 parking stalls, exactly what is being provided.
Lastly, the City discussed the proposed parking ratios with Solari Enterprises Inc., who
manages over 75 low and moderate income family housing projects in the Southern California
area. This firm routinely performs parking surveys of th€units they manage. They have found
all of the developments that they manage have excess parking spaces during all periods of the
day, with the exception of one development in San Diego, which is parked at 0.5 spaces per unit.
This includes an 80 unit complex with 83 parking stalls, a 78 unit complex with 84 parking stalls
and an 85 unit complex with 134 parking stalls all located in the City of Los Angeles.
The City of Vernon appreciates your concerns and believes that all of the issues that you
have raised have been adequately addressed. If you have any questions please do not hesitate to
contact me.
SKW
Sincerely
vin Wilson, P.E.
irector of Community Services & Water
City of Vernon, 4305 Santa Fe Avenue, Vernon, California 90058 —Telephone (323) 583-8811
KIINZMAN ASSOCIATES, INC.
Q OVER 35 YEARS OF EXCELLENT SERVICE
February 4, 2013
Ms. Laura Stetson
MIG I HOGLE-IRELAND
630 North Rosemead Boulevard, Suite 150
Pasadena, CA 91107
Dear Ms. Stetson:
INTRODUCTION
The firm of Kunzman Associates, Inc. is pleased to provide this project analysis for the 52nd Drive
Apartments project. The proposed project site is located on the north side.of East 52nd Drive and east
of Atlantic Boulevard in the City of Vernon (see Figure 1).
Although this is a technical report, every effort has been made to write the report clearly and concisely.
To assist the reader with those terms unique to transportation engineering, .a glossary of terms is
provided in Appendix A.
PROJECT DESCRIPTION
The project site is proposed to be developed with 45 apartments. Figure 2 depicts the proposed project
site plan. The site is currently vacant and not generating any vehicular trips.
Apartment land use peak traffic volumes occur in the morning and evening when inhabitants are going
to and from work. Mid -day volumes are often shopping oriented or child related, such as home -to -
school and home -to -Little League. The vehicle mix is virtually all passenger vehicles.
GENERAL PLAN LAND USE
The project site is currently projected to be developed with manufacturing land use.
Manufacturing land use will characteristically have fewer employees per acre than most other business
or commercial uses, and fewer non -employee visits. There are pronounced traffic peaks as employees
arrive in the morning and depart in the evening. The vehicle mix is split between passenger vehicles and
heavy trucks.
1111 TOWN & COUNTRY ROAD, SUITE 34
ORANGE CALIFORNIA 92868
. (7141973-93a3
w W W.TRAFFIC-ENGINEER.00Nt
Ms. Laura Stetson
MIG I HOGLE-IRELAND
February 4, 2013
EXISTING TRAVEL LANES AND INTERSECTION CONTROLS
Figure 3 identifies the existing roadway conditions within the study area. The existing number of
through travel lanes, intersection controls, and the intersection geometries are identified.
REQUIREMENT OF A TRAFFIC IMPACT ANALYSIS
In Los Angeles County, the minimum project added traffic that is needed before an intersection has to
be studied is So two way trips in either the morning or evening weekday peak hour.
If a project adds more traffic than the minimum threshold amount to an intersection, then that
intersection has to be analyzed for deficiencies.
DEFINITION OF DEFICIENCY AND SIGNIFICANT IMPACTS
The City of Vernon has an established acceptable Level of Service of D. Level of Service E and F are
unacceptable.
Based on the Los Angeles Department of Transportation Policies and Procedures, an impact is
considered significant if the project -related increase in the volume -to -capacity ratio equals or exceeds
the thresholds shown below:
Significant Impact Threshold for Intersections
Level of Service
Volume/Capacity
Incremental Increase
C
0.70-0.79
0.04 or more
D
0.80-0.89
0.02 or more
E/F
0.90--more
0.01ormore
DETERMINATION OF INTERSECTION CAPACITY
In Los Angeles County, the technique used to calculate Intersection Capacity Utilization is as follows.
Lane capacity is 1600 vehicles per lane per hour of green time for through and turn lanes, except that a
capacity of 2880 vehicles per lane per hour of green time is used for dual turn lanes. A total yellow
clearance time of 10 percent is added. .
To determine the potential capacity of an intersection the appropriate percentage of green time has
been allocated to each turning movement and then multiplied by the lane capacities. The theoretical
capacity of Atlantic Boulevard (NS) at District Boulevard (EW) is 4,828 vehicles per hour and the Atlantic
Boulevard (NS) at East 52nd Drive (EW) is 8,063 vehicles per hour (see Table 1).
W W W.TRAFFIC-ENGINEER.COM
2
Ms. Laura Stetson
MIG I HOGLE-IRELAND
February 4, 2013'
PROPOSED PROJECT TRIP GENERATION
The trips generated by the proposed project are determined by multiplying an appropriate trip
generation rate by the quantity of land use. Trip generation rates are predicated on the assumption that
energy costs, the availability of roadway capacity, the availability of vehicles to drive, and our life styles
remain similar to what we know today. A major change in these variables may affect trip generation
rates.
Trip generation rates were determined for daily traffic, morning peak hour inbound and outbound
traffic, and evening peak hour inbound and outbound traffic for the proposed land use. By multiplying
the trip generation rates by the land use quantity, the traffic volumes are determined. Table 2 shows
the proposed project trip generation based upon rates obtained from the Institute of Transportation
Engineers, Trio Generation 9th Edition, 2012.
The proposed project is proje fed to generate approximately 299 daily vehicle trips, 23 of which will
occur during the morning peak hour and 28 of which will occur during the evening peak hour.
PROPOSED PROJECT TRIP DISTRIBUTION
To'determine the trip distribution for the potential project, peak hour traffic counts of the existing
directional distribution of traffic for existing areas in the vicinity of the site, and other additional
.information on future development and traffic impacts in the area were reviewed. The trip distribution
for the potential project is provided on Figure 4,
THEORETICAL INTERSECTION IMPACTS The theoretical intersection impacts are based on the intersection capacity compared to the number of
project trips that are projected at each intersection.
In order for the project to impact the intersection by one (1) percent, the intersection of Atlantic
Boulevard (NS) at District Boulevard (EW) would have to receive 48 project vehicle trips during the
morning or evening peak hour (4,828 X 0.1 = 48,28), and the intersection of Atlantic Boulevard (NS) at
East 52nd Drive (EW) it would have to receive 80 project vehicle trips during the morning or evening
peak hour (8,063 X 0.1= 80.63), .
Table 3 shows that that the projects trips are well below the one (1) percent threshold for Level of
Service F. The study area intersections are not projected to be impacted.
CONCLUSION
The project does not contribute traffic to the study area greater than or equal to the fifty (50) peak hour
vehicle trip threshold during the morning or evening peak hours.
W W W.TRAFFIC-ENGINEER.COM
3
Ms. Laura Stetson
MIG I HOGLE-IRELAND
February 4, 2013
If the intersections of Atlantic Boulevard INS) at District Boulevard (EW) or Atlantic Boulevard (NS) at
East 52nd Drive (EW) were analyzed, the project does not generate enough vehicle trips to significantly
impact the intersections.
It should be noted that intersection deficiencies in shown in the City of Vernon General Plan Update
Traffic Impact Analysis, dated December 11, 2012, are from the existing land uses and areawide growth
but not the proposed project and the vacant parcels within the City.
It should be noted that the 52nd Drive Apartment project will decrease the potential for heavy truck
traffic along East 52nd Street adjacent to the existing homes of the residents to the City of Maywood.
It has been a pleasure to serve your needs on this project. Should you have any questions or if we can
be of further assistance, please do not hesitate to call at (714) 973-8383.
Sincerely,
KUNZMAN ASSOCIATES, INC.
Carl Ballard, LEED GA
Principal Associate
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Table 2
Trip generation'
Land Use
Quantity
Unit'
Morning
Evening
Daily
Inbound
Outbound
Total
Inbound
Outbound
Total
Trio Generation Rates
DU
0.10
0.41
0.51
0.40
0.22
0.62
6.65
Apartments
Trios Generated
Apartments
45
DU
5
18
23
18
10
28
299
r5ource: Institute of Transportation Engineers, Trlo Generation. 9th Edition, 2012, Land Use Category 220.
2 DU = Dwelling Unit
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Figure 1
Project location Map
Atlantic Boulevard
East 52nd Street
District Boulevard
S2'
aol�
P
Site
King Avenue/
Mayflower Avenue
NTS 5031/1-
KUNZMAN ASSOCIATES, INC.
OVFR 35 VEnRS OF E%Ln TENT SERVICE
0
Figure 2
Site Plan
1"
L D
FE -'s, �s'
A— IC
ri
2. '11W
.13
-A
NTS
KLINZMANAssoc[ATES, INC. 5031/2
OVER 35 YEARS OF EXCELLENT SERVICE
9
Figure 3
Existing Intersection Controls and Through Travel Lanes
East S2nd Street
w
NTS
KUNZMAN
VIdyuvwci MVZIIUc
dAbsos
ddb�os
s-0°lYP
o�9Y,P
Legend
Q =Traffic Signal
vov = Stop Sign
4 =Through Travel Lanes
D = Divided
U = Undivided
>> = Free Right Turn
5031/3
IATES, INC. Intersection reference numbers are in upper left corner of turning movement boxes.
OVER J$ YEARS OF tACELLEKT SERVICE
10
NTS
East 52nd
t��w�MAN ASSOCIATES, I
OVER 3$VFAQS OF -, IF MT SERVICE
Figure 4
Project Trip Distribution
Legend
10%= Percent To/From Project
5031/4,
11
APPENDIX A
GLOSSARY OF TRANSPORTATION TERMS
GLOSSARY OF TRANSPORTATION TERMS
COMMON ABBREVIATIONS
AC:
Acres
ADT:
Average Daily Traffic
Caltrans:
California Department of Transportation
DU:
Dwelling Unit
ICU:
Intersection Capacity Utilization
LOS:
Level of Service
TSF:
Thousand Square Feet
V/C:
Volume/Capacity
VMT:
Vehicle Miles Traveled
TERMS
AVERAGE DAILY TRAFFIC: The total volume during a year divided by the number of
days in a year. Usually only weekdays are included.
BANDWIDTH: The number of seconds of green time available for through traffic in a
signal progression.
BOTTLENECK: A constriction along a travelway that limits the amount of traffic that
can proceed downstream from its location.
CAPACITY: The maximum number of vehicles that can be reasonably expected to pass
over a given section of a lane or a roadway in a given time period.
CHANNELIZATION: The separation or regulation of conflicting traffic movements into
definite paths of travel by the use of pavement markings, raised islands, or other
suitable means to facilitate the safe and orderly movements of both vehicles and
pedestrians.
CLEARANCE INTERVAL: Nearly same as yellow time. If there is an all red interval after
the end of a yellow, then that is also added into the clearance interval.
CORDON: An imaginary line around an area across which vehicles, persons, or other
items are counted (in and out).
CYCLE LENGTH: The time period in seconds required for one complete signal cycle.
CUL-DE-SAC STREET: A local street for turning around. open at one end only, and with special provisions
DAILY CAPACITY: The daily volume of traffic that will result in a volume during the'
peak hour equal to the capacity of the roadway.
DELAY: The time consumed while traffic is impeded in its movement by some element
over which it has no control, usually expressed in seconds per vehicle.
DEMAND RESPONSIVE SIGNAL: Same as traffic -actuated signal.
DENSITY: The number of vehicles occupying in a unit length of the through traffic
lanes of a roadway at any given instant. Usually expressed in vehicles per mile.
DETECTOR: A device that responds to a physical stimulus and transmits a resulting
impulse to the signal controller.
DESIGN SPEED: A speed selected for purposes of design. Features of a highway; such
as curvature, superelevation, and sight distance (upon which the safe operation of
vehicles is dependent) are correlated to design speed.
DIRECTIONAL SPLIT: The percent of traffic in the peak. direction at any point in time.
DIVERSION: The rerouting of peak hour traffic to avoid congestion.
FORCED FLOW: Opposite of free flow.
FREE FLOW: Volumes are well below capacity. Vehicles can maneuver freely and
travel is unimpeded by other traffic.
GAP: Time or distance between successive vehicles in a traffic stream, rear bumper to
front bumper.
HEADWAY: Time or distance spacing between successive vehicles in a traffic stream,
front bumper to front bumper.
INTERCONNECTED SIGNAL SYSTEM: A number of intersections that are connected to
achieve signal progression.
LEVEL OF SERVICE: A qualitative measure of a number of factors, which include speed
and travel time, traffic interruptions, freedom to maneuver, safety, driving comfort
and convenience, and operating costs.
LOOP DETECTOR: A vehicle detector consisting of a loop of wire embedded in the
roadway, energized by alternating current and producing an output circuit closure
when passed over by a vehicle.
MINIMUM ACCEPTABLE GAP: S allest ti a headway between successive vehicles in
a traffic strea into which another vehicle is willin and able to cross or er e.
MULTI -MODAL: More than one ode; such as auto obile, bus transit, rail rapid
transit, and bicycle transportation odes.
OFFSET: The ti a interval in seconds between the be innin of reen at one'.
intersection and the be innin of reen at an adjacent intersection.
PLATOON: A closely rouped cc ponent of traffic that is co posed of several
vehicles ovin , or standin ready to ove, with clear spaces ahead and behind.
ORIGIN -DESTINATION SURVEY: A survey to deter ine the point of on in and the
point of destination for a iven vehicle trip.
PASSENGER CAR EQUIVALENTS (PCE):- One car is one Passen er Car Equivalent. A
truck is equal to 2 or Passen er Car Equivalents in that a truck requires Ion er to
start, oes slower, and accelerates slower. Loaded trucks have a hi her Passen er Car
Equivalent than a pty trucks.
PEAK HOUR: The 60 consecutive inutes with the hi hest nu ber of vehicles.
PRETIMED SIGNAL: A type of traffic si nal that directs traffic to stop and o on a
predeter ined ti a schedule without re and to traffic conditions. Also, fixed ti e
si nal.
PROGRESSION: A ter used to describe the pro ressive ove ent of traffic throu h
several si nalized intersections.
SCREEN -LINE: An i a inary line or physical feature across which all trips are counted,
nor ally to verify the validity of athe atical traffic odels.
SIGNAL CYCLE: The ti a period in seconds required for one co plete sequence of
si nal indications.
SIGNAL PHASE: The part of the si nal cycle allocated to one or ore traffic
ove ents.
STARTING DELAY: The delay experienced in initiatin the ove ent of queued traffic
fro a stop to an avera a runnin speed throu h a si nalized intersection.
TRAFFIC -ACTUATED SIGNAL: A type of traffic si nal that directs traffic to stop and o
in accordance with the de ands of traffic, as re istered by the actuation of detectors.
e
TRIP'. The movement of a person or vehicle from one location (origin) to another
(destination). For example, from home to store to home is two trips, not one.
TRIP!END: One end of a trip at either the origin or destination; i.e. each trip has two
trip -ends. A trip -end occurs when a person, object, or message is transferred to or
from a vehicle.
TRIP GENERATION RATE: The quality of trips produced and/or attracted by a specific
land use stated in terms of units such as per dwelling, per acre, and per 1,000 square
feet of floor space.
TRUCK: A vehicle having dual tires on one or more axles, or having more than two
axles.
UNBALANCED FLOW: Heavier traffic flow in one direction than the other. On a daily
basis, most facilities have balanced flow. During the peak hours, flow is seldom
balanced in an urban area.
VEHICLE MILES OF TRAVEL: A measure of the amount of usage of a section of
highway, obtained by multiplying the average daily traffic by length of facility in miles.
i
Parking Requirements Guide
For Affordable Housing
Developers
Southern California Association of Non -Profit Housing
3345 Wilshire Blvd. Suite 1005
Los Angeles, CA 90010
www.scanph.org
02.17.04
Table of Contents
Parking Requirements Fact Sheet
List of Relevant Resources
Best Practices Policies
Example Best Practices Policy - Los Angeles
Sample Southern. California Minimum Parking Requirements
Related Newspaper Articles
page. 3
4
6
7
8
11
{°Rethinking Residential Parking: Myth & Facts" Appendix
A Report by the Non -Profit Housing Association of Northern California
Southern California Association of Non -Profit Housing
3345 Wilshire Blvd. Suite 1005, Los Angeles, CA 90010
PH:213-480-1249 www.scanoh.ora
-2-
Parking Requirements and the Cost to Affordable Housing
Fear of traffic congestion and overcrowded street parking has led many cities to
establish minimum parking requirements calling for developments to provide
often excessive amounts of off-street parking. Aside from creating excess
parking and adding to congestion by encouraging automobile usage, parking
requirements have a tremendous negative impact on development of all kinds,
especially affordable housing.
Problems for Affordable Housing Developers
Increases Development Costs - Parking requirements drive up the cost of
development, resulting in less units of housing. Needing to spend more on
parking means less funds available to provide housing. Some developments end
up having more space for cars than for people.
Reduces the Potential for Other Amenities and Uses Wastes Land - Parking
requirements also mean that less money and land is available for other purposes.
Childcare facilities, community rooms, and play areas may all be sacrificed in
order to accommodate parking. The possibility for mixed -use, such as ground -
floor retail, are also reduced, leaving other community needs unmet in the name
of parking.
• Less Attractive Desians - Meeting parking requirements becomes a focal point
in the design process and eliminates opportunities to incorporate open space.
With less parking to consider, a building can be designed that more reflects a
neighborhood's context and needs.
Is All This Parking Needed?
No. Parking requirements have largely been arbitrarily determined and do not
usually reflect the verifiable parking needs of the people who will make use of a
development.
• Parking requirements have often been set using a "one -size fits all" approach
using information gathered during peak periods at developments with ample
parking in areas with few public transit options.
The likely residents of affordable housing do not require a great deal of parking.
Studies show that the correlation between income and vehicle ownership is
strong, with the likelihood of owning more than one vehicle increasing with
Southern California Association of Non -Profit Housing
3345 Wilshire Blvd. Suite 1005, Los Angeles, CA 90010
PH: 213-480-1249 www sconnh ora
3-
income. Low-income families, seniors, and special needs populations are less
likely to require the useof more than one parking space, if that, at all. The need
for parking also decreases for residents in dense areas near transit.
Southern California. Association of Non•Profit Housing
3345 Wilshire Blvd. Suite 1005, Los Angeles, CA 90010
PH: 213-480-1249 www scanah.oto
-4-
Resources
Planning for Residential Parking: A Guide for Housing Developers and Planners.
Website created by NPH to help developers be more effective in arguing for
reduced parking. Contains data, recommendations, and a model for
determining the amount of. parking needed by a specific site.
htip://dcrp ced berkelev edu/studentsZrrusso/parking/Developer%20Manual/in
dex.htm
Donald Shoup
Professor, Urban Planning. UCLA.
Has written numerous reports regarding parking requirements'. Argues for
reduced parking requirements for numerous developments, including
affordable housing.
shoup@ucla.edu
Reports
Parking Requirement Impacts on Housing Affordability
Todd Litman, Victoria Transport Policy Institute. Victoria, B.C„ Canada, 1999.
www.vfpi.org/r)ark-hou.pdf
Pavement Busters Guide: Why and How to Reduce the Amount of Land Paved for
Roads and Parking Facilities
Todd Litman, Victoria Transport Policy Institute. Victoria, B.C., Canada, 2000.
www vtpi ora/pav-bust bdf
Smart Growth Zoning Codes: A'Resource Guide
Local Government Commission. Sacramento, 2003. To order a copy, visit
www.lac.ora
Travel Characteristics of Transit -Oriented Development in California
Hollie Lund (CSU Poly, Pomona), Robert Cervero (UC Berkeley), Richard Wilson
(CSU Poly, Pomona). California, 2004. Please contact SCANPH for a copy.
Rethinking Residential Parking: Myth & Facts
Southern California Association of Non -Profit Housing -
3345 Wilshire Blvd. Suite 1005, Los Angeles, CA 90010
PH: 213-480-1249 wwvv sconoh org
5-
Non -Profit Housing Association of Northern California (NPH). San Francisco, 2001.
www non prof ithousing ora/actioncenter/toolbox/parking/mythsand facts.p'df
Reducing Housing Costs by Rethinking Parking Requirements
San Francisco Planning and Urban Research Association (SPUR).
San Francisco, 1998. www.sipur.org/documents/sipurhsqr)ka.odf
Reports. cont.
Buying Time at the Curb
Donald Shoup, UCLA Department of Urban Planning. Los Angeles, 2003.
www.spipsr.ucla.edu/up/webfiles/buyinatime.ipdf
The High Cost of Free Parking
Donald Shoup, UCLA Department of Urban Planning. Los Angeles, 1997.
www sppsr ucla.edu//dup/people/faculty/Shoup%20Pub%204.pdf
In Lieu of Required Parking
Donald Shoup, UCLA Department of Urban Planning. Los Angeles, 1999.
www sppsr ucla.edu//dup/people/faculty/ShouD7.2OPub%202.pdf
The Trouble With Minimum Parking Requirements
Donald Shoup, UCLA Department of Urban Planning. Los Angeles, 1999.
Housing Shortage/Parking Surplus: Silicon Valley's Opportunity to Address
Housing Needs and Transportation Problems with Innovative Parking Policies
Transportation and Land Use Coalition. San Jose, 2002.
www.transcoolition.ora/reports/housing s/housina shortage home.html
Southern California Association of Non -Profit Housing
3345 Wilshire Blvd. Suite 1005, Los Angeles, CA 90010
PH:213-480-1249 www.scanoh.ora
Best Practice Policies
Here is a quick list of jurisdictions and practices that can be used as examples:
Combined Reductions in
Parking Requirements
for Affordable Housing
and Proximity to Transit
Parking •kequiremerit
Reductions for '
A ftol d iTpla; H otA,�i h g
Using Square Feet
Rather Than Bedrooms
for Parking
Requirements
City of Los Angeles
City of San Diego
Santa Monica
City of Berkeley
See Next Page
Parking requirements reduced by .25 spaces
Per dwelling unit for Transit Area or Very Low
Income housing (Municipal Code 14205)
R tluCes parking for two 6edroarn affaFc 4b1e ;`
hou_6 unlfs'from 2 paces 0f&. rt fo 1
spayasp�rUnit;,(&eaf,ah�'Os_1ptJgrpppi ,
In R-4 district, parking requirements are 1 per
1,000 ft of gross floor area. This reduces the
penalty that minimum parking requirements
typically have on smaller units. (Section
23D.40 0801
In RE-4, R$D and C 3 D>strinfS
Ness Specldl use Dlsfpdtj, parking rqulrem�nl"
is reduced to I space ner 4 ,.,h,+e
Lower Parking
For 1 bedrooms and studios only, San Jose has
San Jose a 0.5 spaces per unit reduction
Requirements for
in MPRs when
a facility is "All Open Parking" vs. "One -Car' or
Unassigned Parking Lots
'Two -Car Garage" (Municipal Code 20 12.215)
versus Assigned Parking
Spaces
If open lot, parking requirements are 0.3 to 0.4
spaces per p
Sunnyvale- P unit lower than developments
using one -fully enclosed garage. (Municipal
Code 19 46 050)
Allowing Re identldl
)MA�tp Glofd q, V ty;- PQss 1r;fvy��n 20,tilld 4Sf� r,�
�1
Southern California Association of Non -Profit Housing
3345 Wilshire Blvd. Suite 1005, Los Angeles, CA 90010
_
PH: M-480-1249 www scanah ora
-7-
E1tiYAff4NRr,$` ������
to Pw aY�ti� (+nf1 �dr '
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Re'sidentsdha:Discourit:
..,,
One -fifth the regular parking requirement for
housing specifically designed for and
San Francisco
occupied by senior citizens or physically
"By -right" reductions in
handicapped persons. (Article 1.5. Section
parking requirements for
151)
Senior and disabled
housing
25% reduction of parking requirement for
housing exclusively for persons over the age of
Berkeley
sixty-two (62). One space per 5 residents for
nursing homes. (Section 23D.40.080)
Southern California Association of Non -Profit Housing
3345 Wilshire Blvd. Suite 1005, Los Angeles, CA 90010
PH:213-480-1249 www.scanoh.ora
IM.
City of Los Angeles Municipal Code
Chapter 1, General Provisions & Zoning
Section 12.22 A 25 (d)
25. Affordable Housing Incentives/Density Bonuses.
(d) Affordable Housing Production Incentives.
Notwithstanding any provisions of this article to the contrary, density bonus
Projects, and other development projects with any restricted affordable units or
any affordable accessible units, shall be granted the following incentives:
(1) In calculating dwelling units or guest rooms, density shall be rounded
upwards from fractions of one-half (1/2) and more from that permitted by the
applicable zone to allow one additional dwelling unit or guest room.
(2) Parking requirements for each restricted affordable unit only shall be as
follows:
For a project located
within 1,500 feet of a mass
transit station or major bus
route
For a project containing 1
or 2 habitable rooms and
not to-cated within 1,500
feet of a transit station or
major bus route
For a project containing 3
or more habitable rooms
and not located within
1,500 feet of a transit
station or major bus route
For any project containing
units designed for senior
citizens and/or disabled
persons
For a single -room
occupancy hotel
1.00 parking space per
dwell-ing unit, regardless
of the number of
habitable rooms
1.00 parking space per
dwell-ing unit
1.50 parking spaces per
dwelling unit
I0.50 parking space per
dwell-ing unit "or guest
room
0.25 parking space per
dwell-ing unit or guest
room, with a minimum of 5
parking stalls per facility
Southern California Association of Non -Profit Housing
3345 Wilshire Blvd, Suite 1005, Los Angeles, CA 90010
PH: 213-480-1249 www_ scan�4h oro
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RE: W Of binmente on Proposed 46 tlnR-Affordabie Housing Development
L ii.dt 46fi6 52nd Dt(ve—,Vembn,.CA 90068
DearM�:Wllson: ,
We heVe reviewed the City of Vemon'B Mitigated Negative Declaration for the proposed
abdVementfoned'project. While we do not oppose th
comments conoems: e project, we do have the fallowing
-JeRVI ar Sf1e.:suoJect property.
Th • e, site plan 8howe a fence lot :Ated, right _along the front property line. As the City of
Maywood has residential unity immediately to the south of this property, we are
recommending that any fencing be located behind a front landscaped setback area.
Fent ing material and height should elk be called out on the site plan.
• Theassessor;:paroal map shoWe 62nd.DriJe.ae a 60 foot wide street. The site plan
indieatee that the Property -line starts 25 0 i from the street centerline to the subject site
property line, if landsoapin le proposed in -front of the propoeetl fence, that would be
wRhin.the City of Vernon �Igftt=oRvvay, Wh'o;will maintain this landscaped setback area?
• PleBee provitla us with an' actual full .scale. site plan which shows fencing materials,
inclutling .driveway gates, locatlon of Igng Avenue (will the proposed driveway line up
I.nrith`thie street?), proposed front landscaped setback (front landscape plan) and public
improvements, I.e. existing telephone poles, along 52nd Drive.
• Please provide us with a saitham elevation of the proposed project (street view from
52n4`Drive).
• Under Section 4.15 Transportation and Traffic, the Mitigated Negative Declaration
states, under Sections ad, that there are No Impacts. The CRY of Vemon's acceptable
level of service Is D, while the City of Maywood's acceptable level of service for local
streets is C. 52nd Drive In Maywood is a local street. According to the City of
Maywood's Rnal EIR Land Use and Circulation Elements, In accordance with the CRy's
LOS standard, which Is LOS D for arterial and collector streets, study intersections that
deteriorate to LOS E or worse are signRicantly impacted and mitigation is required.
• The Traffic Study does not clearly address the future level of service at the intersection
of 52nd Drive and Atlantic Blind. It does, however, address the intersection of District
Blvd.. and Atlantic Blvd. with a projected level of service between E and F.
City of Vernon
pis
NOTICE OF PUBLIC HEARING
4305 Santa Fe Avenue
Vernon, CA 90058
(323) 583-8811
ADOPTION OF MITIGATED NEGATIVE DECLARATION AND
MITIGATON MONITORING REPORTING PROGRAM
AND
ADOPTION OF AMENDMENTS TO THE CITY OF VERNON GENERAL PLAN AND ZONING
ORDINANCE, AND APPROVAL OF A DEVELOPMENT AGREEMENT FOR A PROPOSED
HOUSING DEVELOPMENT LOCATED AT 4675.52NA DRIVE IN THE CITY OF VERNON,
CALIFORNIA (THE "PROJECT")
NOTICE IS HEREBY GIVEN that the City of Vernon City Council will hold a Public Hearing at 9:00 AM.
on Tuesday, Februarys, 2013, at City Mall in the City Council Chambers, 4305 Santa Fe Avenue, Vernon,
California. The purpose of the hearing is to consider the following matters:
Adoption of a Mitigated Negative Declaration and Mitigation Monitoring Reporting
Program: Pursuant to Public Resources Code Section 21000set seq. And Government, Code
Section 15000;etseq., the City of Vernon prepared an Initial. Study to analyze the potential
environmental impacts associated with the proposed Project, and the ,City has determined that
with mitigation measures incorporated, project impacts can be reduced to a less than significant
level. A Mitigation Monitoring Reporting Program has.been prepared identifying the
monitoringrequirements and documentation.
Focused Amendments to the Land Use Element of the General Plan. Consider and approve
proposed Amendments to establish a Housing Overlay mid an Emergency Shelter Overlay.
Update of the Housing Element for the2014-2021 Planting Cycle, Consider and approve
Amendments to the Housing Element of the General Plan to address the requirements for the
2014-2021 Housing Moment cycle of the Southern California Association of Governments
region, and to identify sites for potential housing consistent with1he Land Use Element.
Focused Amendments to Chapter26 (Zoning) of the Code of the City of Vernon and the
Zoning Map. Consider and approve an Ordinance amending sections of Chapter 26 to achieve
consistency with the General Plan and in particular; to establish a housing Overlay zone and an
Emergency Shelter Overlay zone, and to amend the Zoning Map to applythe two overlay zones.
Development Agreement. Consider and approve an Ordinance establishing a Development
Agreement between the City of Vernon and Meta Housing Corporation for development of a
housing project at4675 52°d Drive in the City of Vernon, California.
ALL INTERESTED AND/OR AFFECTED PARTIES are invited to submit written comments in favor of,
or in opposition to, this matter prior to the time of the heayy'ng or be heard in support of, or opposition to, the
proposed project at the.time of the hearing. For inforinatioi please contact Kevi Wilson,,Cotmnunhy
Services and Water Director at (323) 583-8811.
n I
Date: 1 14-6 M( -