Vernon City Council
August 1, 2023

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electric vehicle recharge facility, data center, specialty agriculture growing facility, auto body shops, gas dispensing facilities, metal plating shops, materials manufacturing, large manufacturing and assembly plants, industrial machinery, energy and utility operations, warehousing, logistics facility, and mini distribution center. Any commercial or industrial or warehouse use not included in Table 17.23.020(B) shall comply with parking, loading, intensity and approval standards of the I Zone, including Sections 17.22.020, 17.22.030,

17.22.035, 17.22.040, 17.22.050(B), 17.22.050(C), 17.22.080(A), 17.22.080(G), and Chapter 17.56. However, wrought iron fences are not permitted along Santa Fe Avenue.

Such uses shall also be subject to standards governing minimum setbacks and ground/podium level open space as described in Table 17.23.040(A).

Redline . . . .

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Table 17.23.020(A)
Residential and Office Uses
Land Use Use Control General Regulations & Notes
Primarily Residential Uses
Single-Family Dwelling Permitted of Right Development and design standards of this Chapter do not apply; development standards
are the following:

Minimum front setback: 5 ft
Maximum height: 3 stories / 35 feet
Multi-Family Dwelling Permitted of Right All multi-family residential buildings greater than 20 units shall include 25% live/work
units. All multi-family or live/work buildings
greater than 100 units shall be conditional.

Hotel Encouraged
Residential Care Facilities Permitted of Right
Live/Work Permitted of Right Must contain at least 200 square feet per unit of designated work space. See VMC Chapter

17.54 for detailed regulations
Trailer Park Prohibited
Emergency Shelter Prohibited
Primary Office Uses
Office Manufacturing Permitted of Right
Media Production Studios Permitted of Right
Offices Permitted of Right
Redline . . . .

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Table 17.23.020(B)
Retail, Industrial, and Institutional Uses
Land Use Use Control General Regulations & Notes
Primarily Retail Uses
Good Sales Permitted of Right
Production Retail Encouraged
Restaurant Encouraged
Market Encouraged
Art Galleries Encouraged
Nightlife Conditional
Personal Services Permitted of Right
Big Box Retail Conditional
Drive-Through Retail Conditional Subject to standards in VMC Chapter 17.112 Adult or Sexually Oriented
Businesses
Prohibited
Fitness and Recreation Permitted of Right
Primarily Production/Industrial Uses
Artisan Industrial Encouraged Allowed activity within Live/Work Uses, Office Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations.

Light Industrial Permitted of Right Allowed activity within Live/Work Uses, Office Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations.

Primarily Civic/Institutional Uses
Community Facilities Permitted of Right
Trade School Permitted of Right
Religious Use Permitted of Right

17.23.030 Legal nonconforming uses.

A. Nonconforming Uses. The following uses are not permitted in any zone or overlay zone, except that any such use that exists as of the effective date of the ordinance codified in this title may be maintained as a legal nonconforming use, subject to the terms of Section 17.64.010 - Legal nonconforming status:

1. Junk or salvage business.

2. Public storage (including mini-storage) facilities.

3. Manure fertilizer business.

4. Contractor’s yard.

5. Freight terminals, solid waste facilities, truck terminals, transportation-related use, or hazardous waste facilities located outside of the T Overlay Zone.

6. Slaughtering plants located outside of the S Overlay Zone.

Redline . . . .

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7. Rendering plants located outside of the R Overlay Zone.

17.23.040 Site planning standards.

A. Site Planning Standards and Nonconforming Uses. The following site planning standards set forth in Table 17.23.040(A) and illustrated in Figures 17.23.040(B) and

17.23.040(C) shall apply to all buildings, ancillary structures, land, uses, and businesses in the MU-CC Zone. Legal nonconforming uses and legal nonconforming buildings or standards are required to comply with applicable site planning standards at the time of the occurrence of an event described in Table 17.64.040 - Right to Continue Nonconforming Uses and Buildings.

B. Additional Development Standards. For additional development standards see Chapter 17.53 – Incentives for Preservation Creative Uses and Affordable Housing and Chapter 17.54 - Mixed-Use Design Standards.

Redline . . . .

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Table 17.23.040(A)
Standards
Use Limitations
Minimum Non-Residential Building Square Footage per Residential Unit 100 square feet Santa Fe Avenue Ground Floor Frontage Active Uses, minimum1 50% Percentage of Total Residential Units that must be Live/Work Less than 20 units None
Over 20 units 25%
Height
2 Maximum, first 50 feet of frontage 4 stories/55 feet
Maximum, other Unlimited
Setbacks
Santa Fe Avenue, minimum None
Santa Fe Avenue, maximum 15 feet
Vernon Avenue / Pacific Avenue, minimum 5 feet
Vernon Avenue / Pacific Avenue, maximum 20 feet
Local Street, minimum None
3 Local Street, maximum 10 feet
Interior Property Line, minimum None
Streetwall and Frontage
Building Streetwall at Setback
4 , Santa Fe Avenue, minimum 80%
Building Streetwall at Setback
4 , Vernon Avenue/Pacific Avenue, minimum 60%
Transperancy
5 , Santa Fe Avenue, minimum 50%
Transperancy
5 , Vernon Avenue/Pacific Avenue, minimum 25%
Transperancy
5 , Local Street, minimum 25%
Open Space
Open Space6 per unit, minimum 150 square feet
Common Open Space7 per unit, minimum 75 square feet
Ground/Podium Level Open Space, percent of lot, minimum 8 5%

1. Any use listed in Table 17.23.020(A) or 17.23.020(B) under “Primarily Retail Uses,” “Primarily Office Uses,” “Primarily Civic/Institutional Uses,” as well as Hotels, shall be considered active use. Active uses shall cover at least 50% of the ground floor, excluding parking and loading areas. They shall also cover at least 50% of the building frontage along Santa Fe Avenue. This regulation shall not apply to industrial or warehouse use classifications which are not included in Table 17.23.020(B)

2. Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.

3. Dedication shall be required to establish a 12-foot minimum sidewalk.

4. Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the calculation.

Redline . . . .

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Table 17.23.040(A)
Standards

5. “Transparency” means of a minimum percentage of that portion of a street-facing exterior wall, which is between 2 feet and 12 feet above the sidewalk grade, which is visually open to the building interior, including untinted, unfrosted, and non-reflective windows, doorways and other openings. Walkways, driveways, paseos and plazas are omitted from the calculation.

6. “Open Space” means any open-air space which is designed for specific recreational purposes, including active and passive activities. Open space includes yards (except the require front yard setback), courtyards, balconies, decks, porches, roof decks and patios. Open space does not include driveways, aisles, parking spaces, or side or rear yards less than 8 feet in width or front setback areas.

7. “Common Open Space” means usable open space designed and intended for the common use or enjoyment by residents or guests, with a minimum dimension of 15 feet.

8. Industrial or warehouse use classifications which are not included in Table 17.23.020(b), shall meet this requirement through a publicly-accessible open space connected to the street and subject to Design Review. A widened sidewalk, enhanced with landscaping, furniture, lighting and/or art, shall be an acceptable form of publicly-accessible open space for these uses, even if setbacks are not allowed.

Figure 17.23.040(B)
Use Limitation, Height, and Open Space Requirements
Redline . . . .

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Figure 17.23.040(C)
Streetwall, Frontage, and Floor Height Requirements
SECTION 10. Chapter 17.24 is added to read as follows:

Chapter 17.24 Santa Fe South District (MU-S Zone)
Sections:

17.24.010 Purpose and intent.

17.24.020 Use regulation.

17.24.030 Legal nonconforming uses.

17.24.040 Site planning standards.

17.24.010 Purpose and intent.

A. Purpose. The purpose of the Santa Fe South District is to become an active, comfortable, pedestrian-friendly place with a variety of residential and retail uses existing harmoniously with light industry.

B. Standards and Nonconforming Uses. The regulation of uses and establishment of development standards and site planning standards set forth in the MU-S Zone are those deemed necessary to establish an active, pedestrian-friendly environment with a variety of residential and retail uses alongside light industry. The right to use and maintain legal nonconforming uses and legal nonconforming building and standards in the MU-S Zone and all overlay zones are governed by Section 17.64.010 - Legal nonconforming status.

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17.24.020 Use Regulation.

A. Use Regulation. Tables 17.24.020(A) and 17.24.020(B) detail specific land uses within the MU-S zone which are either encouraged, permitted of right, accessory, accessory or conditional, conditional, or prohibited.

B. Definitions. Definitions of use classifications are given in Chapter 17.16. Per Section 17.12.010, the Public Works Director may interpret and apply these use classifications to individual cases.

C. Commercial, Industrial, Warehouse Uses. Any commercial or industrial or warehouse use which is not included in Table 17.24.020(B) shall be permitted of right, conditionally permitted, or prohibited subject to all standards of the I zone. Such uses include: research and development labs, commercial testing labs, computer/circuit board/semi-conductor manufacturing, research hospitals/labs (with medical waste), electric vehicle recharge facility, data center, specialty agriculture growing facility, auto body shops, gas dispensing facilities, metal plating shops, materials manufacturing, large manufacturing and assembly plants, industrial machinery, energy and utility operations, warehousing, logistics facility, and mini distribution center. Any commercial or industrial or warehouse use not included in Table 17.24.020(B) shall comply with parking, loading, intensity and approval standards of the I Zone, including Sections 17.22.020, 17.22.030,

17.22.035, 17.22.040, 17.22.050(B), 17.22.050(C), 17.22.080(A), 17.22.080(G), and Chapter 17.56. However, wrought iron fences are not permitted along Santa Fe Avenue.

Such uses shall also be subject to standards governing minimum setbacks and ground/podium level open space as described in Table 17.24.020(A).

Redline . . . .

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Table 17.24.020(A)
Residential and Office Uses
Land Use Use Control General Regulations & Notes
Primarily Residential Uses
Single-Family Dwelling Prohibited
Multi-Family Dwelling Permitted of Right All multi-family residential buildings greater than 20 units shall include
30% live/work units. All multi-family or
live/work buildings greater than 100
units shall be conditional.

Hotel Encouraged
Live/Work Permitted of Right Must contain at least 200 square feet per unit of designated work space.

See Chapter 17.54 for detailed
regulations.

Residential Care Facilities Permitted of Right
Trailer Park Prohibited
Emergency Shelter Prohibited
Primary Office Uses
Office Manufacturing Permitted of Right
Media Production Studios Permitted of Right
Offices Permitted of Right
Redline . . . .

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Table 17.24.020(B)
Retail, Industrial, and Institutional Uses
Land Use Use Control General Regulations & Notes
Primarily Retail Uses
Good Sales Permitted of Right
Production Retail Encouraged
Restaurant Encouraged
Market Encouraged
Art Galleries Encouraged
Nightlife Conditional
Personal Services Permitted of Right
Big Box Retail Conditional
Drive-Through Retail Conditional Subject to standards in VMC Chapter 17.112 Adult or Sexually Oriented
Businesses
Prohibited
Fitness and Recreation Permitted of Right
Primarily Production/Industrial Uses
Artisan Industrial Encouraged Allowed activity within Live/Work Uses, Office Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations.

Light Industrial Permitted of Right Allowed activity within Live/Work Uses, Office Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations. Limited Air Pollution
Permits Required. Primarily regulating
through rules for applicable equipment.

Primarily Civic/Institutional Uses
Community Facilities Permitted of Right
Trade School Permitted of Right
Religious Use Permitted of Right

17.24.030 Legal nonconforming uses.

A. Nonconforming Uses. The following uses are not permitted in any zone or overlay zone, except that any such use that exists as of the effective date of the ordinance codified in this title may be maintained as a legal nonconforming use, subject to the terms of Section 17.64.010 - Legal nonconforming status.

1. Junk or salvage business.

2. Public storage (including mini-storage) facilities.

3. Manure fertilizer business.

4. Contractor’s yard.

5. Freight terminals, solid waste facilities, truck terminals, transportation-related use, or hazardous waste facilities located outside of the T Overlay Zone.

Redline . . . .

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6. Slaughtering plants located outside of the S Overlay Zone.

7. Rendering plants located outside of the R Overlay Zone.

17.24.040 Site planning standards.

A. Site Planning Standards and Nonconforming Uses. The following site planning standards given in Table 17.24.040(A) and illustrated in Figures 17.24.040(B) and

17.24.040(C) shall apply to all buildings, ancillary structures, land, uses, and businesses in the MU-S Zone. Legal nonconforming uses and legal nonconforming buildings or standards are required to comply with the site planning standards at the time of the occurrence of an event described in Table 17.64.040 - Right to Continue Nonconforming Uses and Buildings, that requires compliance with the site planning standards.

B. Additional Development Standards. For additional development standards see Chapter 17.53 - Incentives for Preservation and Creative Uses and Affordable Housing and Chapter 17.54 - Mixed Use District Design Standards.

Table 17.24.040(A)
Standards
Use Limitations
Minimum Non-Residential Building Square Footage per Residential Unit 100 square feet Santa Fe Avenue Ground Floor Frontage Active Uses, minimum 1 50%
Percentage of Total Residential Units that must be Live/Work Less than 20 units None
Over 20 units 30%
Height
2 Maximum, first 50 feet of frontage 3 stories/45 feet
Maximum, other 5 stories/65 feet
Setbacks
Santa Fe Avenue, minimum/maximum 0 feet
3 Local Street, minimum None
4 Local Street, maximum 15 feet
Interior Property Line, minimum None
Streetwall and Frontage
Building Streetwall at Setback
5 , Santa Fe Avenue, minimum 80%
Transperancy
6 , Santa Fe Avenue, minimum 50%
Transperancy65, Local Street, minimum 25%
Open Space
Open Space7 per unit, minimum 150 square feet
Common Open Space8 per unit, minimum 75 square feet
Ground/Podium Level Open Space, percent of lot, minimum 9 5%
Redline . . . .

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Table 17.24.040(A)
Standards

1. Any use listed in Table 17.24.020(A) or 17.24.020(B) under “Primarily Retail Uses,” “Primarily Office Uses,” “Primarily Civic/Institutional Uses,” as well as Hotels, shall be considered active use. Active uses shall cover at least 50% of the ground floor, excluding parking and loading areas. They shall also cover at least 50% of the building frontage along Santa Fe Avenue. This regulation shall not apply to industrial or warehouse use classifications which are not included in Table 17.24.020(B)

2. Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.

3. Setback on Santa Fe Avenue is prohibited, except on a parcel adjacent to a legacy structure.

Within 100 feet of a legacy structure, the Santa Fe Avenue setback shall match the legacy structure, plus or minus 3 feet.

4. Dedication shall be required to establish a 12-foot minimum sidewalk.

5. Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the calculation.

6. “Transparency” means of a minimum percentage of that portion of a street-facing exterior wall, which is between 2 feet and 12 feet above the sidewalk grade, which is visually open to the building interior, including untinted, unfrosted, and non-reflective windows, doorways and other openings. Walkways, driveways, paseos and plazas are omitted from the calculation.

7. “Open Space” means any open-air space which is designed for specific recreational purposes, including active and passive activities. Open space includes yards (except the require front yard setback), courtyards, balconies, decks, porches, roof decks and patios. Open space does not include driveways, aisles, parking spaces, or side or rear yards less than 8 feet in width or front setback areas.

8. “Common Open Space” means usable open space designed and intended for the common use or enjoyment by residents or guests, with a minimum dimension of 15 feet.

9. Industrial or warehouse use classifications which are not included in Table 17.24.020(B), shall meet this requirement through a publicly-accessible open space connected to the street and subject to Design Review. A widened sidewalk, enhanced with landscaping, furniture, lighting and/or art, shall be an acceptable form of publicly-accessible open space for these uses, even if setbacks are not allowed.Redline . . . .

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Figure 17.24.040(B)
Use Limitation, Height, and Open Space Requirements
Figure 17.24.040(C)
Streetwall, Frontage, and Floor Height Requirements
Redline . . . .

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SECTION 11. Chapter 17.25 is added to read as follows:

Chapter 17.25 Santa Fe North District (MU-N ZONE)
Sections:

17.25.010 Purpose and intent.

17.25.020 Use regulation.

17.25.030 Legal nonconforming uses.

17.25.040 Site planning standards.

17.25.010 Purpose and intent.

A. Purpose. The Santa Fe North District is intended to connect the City Center District and City of Vernon more generally to mixed-use environment present in the Arts and Warehouse Districts in the City of Los Angeles. The district is intended to prioritize creative production, production retail and live/work uses, often in adaptive reuse of legacy industrial buildings.

B. Standards and Nonconforming Uses. The regulation of uses and establishment of development standards and site planning standards set forth in the MU-N Zone are those deemed necessary to establish an environment prioritizing creative production, production retail, and live/work uses. The right to use and maintain legal nonconforming uses and legal nonconforming building and standards in the MU-N Zone and all overlay zones are governed by Section 17.64.010 - Legal nonconforming status.

17.25.020 Use Regulation.

A. Use Regulation. Tables 17.25.020(A) and 17.25.020(B) detail specific land uses within the MU-N zone which are either encouraged, permitted of right, accessory, accessory or conditional, conditional, or prohibited.

B. Definitions: Definitions of use classifications are given in Chapter 17.16. Per Section 17.12.010, the Public Works Director may interpret and apply these use classifications to individual cases.

C. Commercial, Industrial, Warehouse Uses. Any commercial or industrial or warehouse use which is not included in Table 17.25.020(B) shall be permitted of right, conditionally permitted, or prohibited subject to all standards of the I zone. Such uses include: research and development labs, commercial testing labs, computer/circuit board/semi-conductor manufacturing, research hospitals/labs (with medical waste), electric vehicle recharge facility, data center, specialty agriculture growing facility, auto body shops, gas dispensing facilities, metal plating shops, materials manufacturing, large manufacturing and assembly plants, industrial machinery, energy and utility operations, warehousing, logistics facility, and mini distribution center. Any commercial or industrial or warehouse use not included in Table 17.25.020(B) shall comply with parking, loading, Redline . . . .

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intensity and approval standards of the I zone, including Sections 17.22.020, 17.22.030,

17.22.035, 17.22.040, 17.22.050(B), 17.22.050(C), 17.22.080(A), 17.22.080(G), and Chapter 17.56. However, wrought iron fences are not permitted along Santa Fe Avenue.

Such uses shall also be subject to standards governing minimum setbacks and ground/podium level open space as described in Table 17.25.020(A).

Table 17.25.020(A)
Residential and Office Uses
Land Use Use Control General Regulations & Notes
Primarily Residential Uses
Single-Family Dwelling Prohibited
Multi-Family Dwelling Permitted of Right All multi-family residential buildings greater than 20 units shall include 30%
live/work units. All multi-family or
live/work buildings greater than 100
units shall be conditional.

Hotel Prohibited
Live/Work Permitted of Right Must contain at least 200 square feet per unit of designated work space. See
VMC Chapter 17.54 for detailed
regulations
Residential Care Facilities Permitted of Right
Trailer Park Prohibited
Emergency Shelter Permitted of Right
Primary Office Uses
Office Manufacturing Encouraged
Media Production Studios Permitted of Right
Offices Permitted of Right
Redline . . . .

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Table 17.25.020(B)
Retail, Industrial, and Institutional Uses
Land Use Use Control General Regulations & Notes
Primarily Retail Uses
Goods Sales Permitted of Right
Production Retail Encouraged
Restaurant Encouraged
Market Permitted of Right
Art Galleries Encouraged
Nightlife Conditional
Personal Services Permitted of Right
Big Box Retail Conditional
Drive-Through Retail Conditional Subject to standards in VMC Chapter 17.112 Adult or Sexually Oriented
Businesses
Prohibited
Fitness and Recreation Permitted of Right
Primarily Production/Industrial Uses
Artisan Industrial Encouraged Allowed activity within Live/Work Uses, Office Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations.

Light Industrial Permitted of Right Allowed activity within Live/Work Uses, Office Manufacturing Uses, and Production Retail
Uses. See VMC Chapter 17.54 for detailed
live/work regulations. Limited Air Pollution
Permits Required. Primarily regulating
through rules for applicable equipment.

Primarily Civic/Institutional Uses
Community Facilities Permitted of Right
Trade School Permitted of Right
Religious Use Permitted of Right

17.25.030 Legal nonconforming uses.

A. Nonconforming Uses. The following uses are not permitted in any zone or overlay zone, except that any such use that exists as of the effective date of the ordinance codified in this title may be maintained as a legal nonconforming use, subject to the terms of Section 17.64.010 - Legal nonconforming status:

1. Junk or salvage business.

2. Public storage (including mini-storage) facilities.

3. Manure fertilizer business.

4. Contractor’s yard.

5. Freight terminals, solid waste facilities, truck terminals, transportation-related use, or hazardous waste facilities located outside the T Overlay Zone.

Redline . . . .

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6. Slaughtering plants located outside the S Overlay Zone.

7. Rendering plants located outside the R Overlay Zone.

17.25.040 Site planning standards.

A. Site Planning Standards and Nonconforming Uses. The following site planning standards given in Table 17.25.040(A) and illustrated in Figures 17.25.040(B) and

17.25.040(C) shall apply to all buildings, ancillary structures, land, uses, and businesses in the MU-N Zone. Legal nonconforming uses and legal nonconforming buildings or standards are required to comply with the site planning standards at the time of the occurrence of an event described in Table 17.64.040 - Right to Continue Nonconforming Uses and Buildings, that requires compliance with the site planning standards.

B. Additional Development Standards. For additional development standards see Chapter 17.53 Incentives for Preservation Created Uses and Affordable Housing and Chapter 17.54 Mixed-Use Design Standards.

Table 17.25.040(A)
Standards
Use Limitations
Minimum Non-Residential Building Square Footage per Residential Unit 100 square feet Santa Fe Avenue Ground Floor Frontage Active Uses, minimum 1 30%
Percentage of Total Residential Units that must be Live/Work Less than 20 units None
Over 20 units 50%
Height
2 Maximum, first 50 feet of frontage 3 stories/45 feet
Maximum, other 5 stories/65 feet
Setbacks
Santa Fe Avenue, minimum 0 feet
3 Santa Fe Avenue, maximum 10 feet
3 25th Street / 37th Street / 38th Street/ Vernon Avenue, minimum 5 feet 25th Street / 37th Street / 38th Street/ Vernon Avenue, maximum 20 feet Local Street, minimum None
4 Local Street, maximum 15 feet
Interior Property Line, minimum None
Streetwall and Frontage
Building Streetwall at Setback
5 , Santa Fe Avenue, minimum 60%
Building Streetwall at Setback
5 , 25th Street / 37th Street / 38th Street/ Vernon
Avenue, minimum
50%
Transparancy
6 , Santa Fe Avenue, minimum 50%
Redline . . . .

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Table 17.25.040(A)
Standards
Transparancy
6 , 25th Street / 37th Street / 38th Street/ Vernon Avenue, minimum
None
Transparancy
6 , Local Street, minimum None
Open Space
Open Space7 per unit, minimum 150 square feet
Common Open Space8 per unit, minimum 75 square feet
Ground/Podium Level Open Space, percent of lot, minimum 9 5%

1. Any use listed in Table 17.25.020(A) or 17.25.020(B) under “Primarily Retail Uses,” “Primarily Office Uses,” “Primarily Civic/Institutional Uses,” as well as Hotels, shall be considered an active use. Active uses shall cover at least 30% of the ground floor, excluding parking and loading areas.

They shall also cover at least 30% of the building frontage along Santa Fe Avenue. This regulation shall not apply to industrial or warehouse use classifications which are not included in Table

17.25.020(B)

2. Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.

3. Within the block between 38th Street and Vernon Avenue, on the east side of Santa Fe Avenue, the Satna Fe Avenue setback shall match the setback of adjacent legacy structures, plus or minus 3 feet.

4. Dedication shall be required to establish a 12-foot minimum sidewalk.

5. Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the calculation.

6. “Transparency” means of a minimum percentage of that portion of a street-facing exterior wall, which is between 2 feet and 12 feet above the sidewalk grade, which is visually open to the building interior, including untinted, unfrosted, and non-reflective windows, doorways and other openings.

Walkways, driveways, paseos and plazas are omitted from the calculation.

7. “Open Space” means any open-air space which is designed for specific recreational purposes, including active and passive activities. Open space includes yards (except the required front yard setback), courtyards, balconies, decks, porches, roof decks and patios. Open space does not include driveways, aisles, parking spaces, or side or rear yards less than 8 feet in width or front setback areas.

8. “Common Open Space” means usable open space designed and intended for the common use or enjoyment by residents or guests, with a minimum dimension of 15 feet.

9. Industrial or warehouse use classifications which are not included in Table 17.25.020(b), shall meet this requirement through a publicly accessible open space connected to the street and subject to Design Review. A widened sidewalk, enhanced with landscaping, furniture, lighting and/or art, shall be an acceptable form of publicly accessible open space for these uses, even if setbacks are not allowed.

Redline . . . .

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Figure 17.25.040(B)
Use Limitation, Height, and Open Space Requirements
Figure 17.25.040(C)
Streetwall, Frontage, and Floor Height Requirements
Redline . . . .

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SECTION 12. Chapter 17.26 is added to read as follows:

Chapter 17.26 Pacific Hampton District (MU-PH Zone)
Sections:

17.26.010 Purpose and intent.

17.26.020 Use regulation.

17.26.030 Legal nonconforming uses.

17.26.040 Site planning standards.

17.26.010 Purpose and intent.

A. Purpose. The Pacific Hampton District is centered around a cluster of smallerscale, midcentury single-story industrial buildings which are slowly being transformed into production studios, creative offices, commercial kitchens and other non-residential/nonretail uses. The standards in this maintain the low-scaled character of the district, while allowing for new flexibility in uses and accommodation of parking.

B. Standards and Nonconforming Uses. The regulation of uses and establishment of development standards and site planning standards set forth in the MU-PH Zone are those deemed necessary to establish an environment prioritizing creative industrial uses.

The right to use and maintain legal nonconforming uses and legal nonconforming building and standards in the MU-PH Zone and all overlay zones are governed by Section

17.64.010 - Legal nonconforming status.

17.26.020 Use Regulation.

A. Use Regulation. Tables 17.26.020(A) and 17.26.020(B) detail specific land uses within the MU-PH zone which are either encouraged, permitted of right, accessory, accessory or conditional, conditional, or prohibited.

B. Definitions. Definitions of use classifications are given in Chapter 17.16. Per Section 17.12.010, the Public Works Director may interpret and apply these use classifications to individual cases.

C. Commercial, Industrial, Warehouse Uses. Any commercial or industrial or warehouse use which is not included in Table 17.26.020(B) shall be permitted of right, conditionally permitted, or prohibited subject to all standards of the I Zone. Such uses include: research and development labs, commercial testing labs, computer/circuit board/semi-conductor manufacturing, research hospitals/labs (with medical waste), electric vehicle recharge facility, data center, specialty agriculture growing facility, auto body shops, gas dispensing facilities, metal plating shops, materials manufacturing, large manufacturing and assembly plants, industrial machinery, energy and utility operations, warehousing, logistics facility, and mini distribution center. Any commercial or industrial or warehouse use not included in Table 17.26.020(B) shall comply with parking, loading, Redline . . . .

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intensity and approval standards of the I Zone, including Sections 17.22.020, 17.22.030,

17.22.035, 17.22.040, 17.22.050B, 17.22.050C, 17.22.080A, 17.22.080(G), and Chapter

17.56. Table 17.26.020(A)
Residential and Office Uses
Land Use Use Control General Regulations & Notes
Primarily Residential Uses
Single-Family Dwelling Prohibited
Multi-Family Dwelling Prohibited
Hotel Prohibited
Live/Work Prohibited
Residential Care Facilities Prohibited
Trailer Park Prohibited
Emergency Shelter Permitted of Right Subject to a maximum of 40 beds Primary Office Uses
Office Manufacturing Encouraged
Media Production Studios Encouraged
Offices Permitted of Right
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Table 17.26.020(B)
Retail, Industrial, and Institutional Uses
Land Use Use Control General Regulations & Notes
Primarily Retail Uses
Good Sales Accessory or
Conditional
Production Retail Permitted of Right
Restaurant Permitted of Right
Market Prohibited
Art Galleries Encouraged
Nightlife Prohibited
Personal Services Permitted of Right
Big Box Retail Conditional
Drive-Through Retail Conditional Subject to standards in VMC Chapter 17.112 Adult or Sexually Oriented
Businesses
Prohibited
Fitness and Recreation Permitted of Right
Primarily Production/Industrial Uses
Artisan Industrial Permitted of Right
Light Industrial Permitted of Right Limited Air Pollution Permits Required.

Primarily regulating through rules for
applicable equipment.

Primarily Civic/Institutional Uses
Community Facilities Permitted of Right
Trade School Permitted of Right
Religious Use Permitted of Right
Section 17.26.030 Legal nonconforming uses.

A. Nonconforming Uses. The following uses are not permitted in any zone or overlay zone, except that any such use that exists as of the effective date of the ordinance codified in this title may be maintained as a legal nonconforming use, subject to the terms of Section 17.64.010 - Legal nonconforming status.

1. Junk or salvage business.

2. Public storage (including mini-storage) facilities.

3. Manure fertilizer business.

4. Contractor’s yard.

5. Freight terminals, solid waste facilities, truck terminals, transportation-related use, or hazardous waste facilities located outside the T Overlay Zone.

6. Slaughtering plants located outside the S Overlay Zone.

7. Rendering plants located Outside the R Overlay Zone
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Section 17.26.040 Site planning standards.

A. Site Planning Standards and Nonconforming Uses. The following site planning standards given in Table 17.26.040(A) and illustrated in Figures 17.26.040(B) and

17.26.040(C) shall apply to all buildings, ancillary structures, land, uses, and businesses in the MU-PH Zone except those uses allowed in the I (Industrial) Zone. Legal nonconforming uses and legal nonconforming buildings or standards are required to comply with the site planning standards at the time of the occurrence of an event described in Table 17.64.040 - Right to Continue Nonconforming Uses and Buildings, that requires compliance with the site planning standards.

A.B. Additional Development Standards. For additional development standards see Chapter 17.53 Incentives for Preservation Creative Uses and Affordable Housing and Chapter 17.54 Mixed-Use Design Standards.

Table 17.26.040(A)
Standards
Use Limitations
Ground Floor Frontage Active Uses, minimum None
Height
1 Maximum, first 50 feet of frontage 2 stories/40 feet
Maximum, other 3 stories/50 feet
Setbacks
Hampton Street minimum/maximum 0 feet
3 Pacific Blvd Prevailing
2 Fruitland Avenue, minimum 5 feet
Fruitland Avenue, maximum 20 feet
Local Street, minimum None
3 Local Street, maximum 15 feet
Interior Property Line, minimum None
Streetwall and Frontage
Building Streetwall at Setback
4 , Hampton Street/Pacific Avenue, minimum 60%
Building Streetwall at Setback
4 , Fruitland Avenue, minimum 50%
Transparancy
5 , minimum None
Open Space
Ground/Podium Level Open Space
6 , percent of lot, minimum 5%

1. Mechanical equipment, elevator shafts, and architectural features are permitted to exceed the maximum height limit by up to 12 feet with a maximum horizontal dimension of 30 feet.

2. The Pacific Boulevard setback shall match the setback of adjacent legacy structures, plus or minus 3 feet.

3. Dedication shall be required to establish a 12-foot minimum sidewalk.

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Table 17.26.040(A)
Standards

4. Publicly accessible open spaces, such as paseos or plazas, shall be exempt from the calculation.

5. “Transparency” means of a minimum percentage of that portion of a street-facing exterior wall, which is between 2 feet and 12 feet above the sidewalk grade, which is visually open to the building interior, including untinted, unfrosted, and non-reflective windows, doorways and other openings.

Walkways, driveways, paseos and plazas are omitted from the calculation.

6. “Open Space” means any open-air space which is designed for specific recreational purposes, including active and passive activities. Open space includes yards (except the required front yard setback), courtyards, balconies, decks, porches, roof decks and patios. Open space does not include driveways, aisles, parking spaces, or side or rear yards less than 8 feet in width or front setback areas.

Figure 17.26.040(B)
Use Limitation, Height, Streetwall, and Open Space Requirements Active Use is not shown in this illustration
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Section 13. Chapter 17.53 is added to read as follows:

Chapter 17.53 INCENTIVES FOR PRESERVATION, CREATIVE USES, AND

AFFORDABLE HOUSING
Sections:

17.53.010 Legacy Structure Preservation – Purpose and Criteria.

17.53.020 Encouraged Uses – Purpose and Criteria.

17.53.030 Available Incentives.

17.53.040 Parking Incentives for Adaptive Reuse Projects.

17.53.050 Affordable Housing Incentives.

17.53.010 Legacy Structure Preservation – Purpose.

A. Purpose. The Westside of Vernon’s legacy commercial and industrial buildings are important assets which not only represent important adaptive reuse opportunities in themselves, but give character and identity to the area as a whole. As such, the retention of these legacy buildings as new development occurs is highly encouraged. The incentives in this Chapter are intended to offer property owners who elect to preserve legacy buildings with additional development capacity and flexibility in order to mitigate any economic impacts occasioned by the preservation of a building.

B. Criteria. Structures which meet the following three criteria shall qualify as legacy structures:

1. constructed between 1880 and 1950

2. located within the mixed-use zoning districts; and

3. at least 10,000 square feet in gross floor area.

C. Incentives. A property owner who elects to retain character-defining features of a legacy structure shall be eligible to obtain development standard incentives as described in Table 17.53.040(A) and the entirety of this Chapter.

An application for any of these incentives shall demonstrate that the applicant will preserve or enhance character-defining features of the building. The determination of incentives made available through the preservation of character-defining features shall be made through the Design Review process, as described in Chapter 17.86. The entire building need not be preserved.

D. Non-Historic Significance. It should be noted that the “legacy structure” classification described here is not the same as a determination of historic significance as defined by State law. At the time of adoption, the California Environmental Quality Act (CEQA) requires a historic resources study prior to demolition of any structure that is over 45 years old.

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17.53.020 Encouraged Uses – Purpose and Criteria.

A. Purpose. The City of Vernon seeks to incentivize projects which combine multiple “Encouraged” uses to foment innovation through the creative collision of different users and diversify the long-term fiscal position of the City.

B. Encouraged Use Criteria. Any project within the mixed-use districts which meets the following criteria is eligible to receive incentives:

1. For projects under 50,000 square feet gross floor area, at least 5% of the gross floor area in two or more Encouraged uses

2. For projects over 50,000 square feet gross floor area, at least 5% of the gross floor area in three or more Encouraged uses.

The list of encouraged uses is given by district in sections 17.23.020, 17.24.020,

17.25.020 and 17.26.030.

17.53.030 Available Legacy Structure Preservation and Encouraged Use Incentives.

A. Preservation and Encouraged Use Incentives. The Preservation and Encouraged Use Incentives table (Table 17.53.030(A)) lists potential relaxations/incentives to development standards given in Chapters 17.23, 17.24, 17.25, and 17.26 apply to a project which meets the criteria of Section 17.53.010(B) and 17.53.020(A). Figures

17.53.030(B), 17.53.030(C) and 17.53.030(D) illustrate an example application of height and active use frontage incentives, as well as affordable housing incentives per Section

17.53.050.

B. Determination. Through the Design Review process given in Chapter 17.86, the Public Works Director will determine which incentives are appropriate to be granted in relationship to the extent of preservation of legacy structures and/or inclusion of Encouraged uses.

Table 17.53.030(A)
Preservation and Encouraged Use Incentives
Development Standard Incentive Available?
Use Limitations
Minimum, Non-Residential Square Footage per Residential Unit No Percentage of Total Residential Units that must be Live/Work No Primary Street Ground Floor Active Use Requirement1  The ground floor active use requirement may be decreased by 20%.

Yes
Height
Maximum, first 50 feet of frontage Yes
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Table 17.53.030(A)
Preservation and Encouraged Use Incentives
Maximum, other  Maximum heights may be exceeded, as long as the average height (in stories and feet) of all structures on the property does not exceed the general height limit of the zone.
2 Yes
Setbacks
Minimum and maximum setback requirements  Setback requirements shall not be applied to preserved buildings. However, new freestanding buildings constructed on the same site as preserved buildings shall comply with these requirements.
3 Yes
Streetwall & Frontage
Building Streetwall at Setback, minimum
4 No
Transparency, minimum  Transparency requirements shall not be applied to preserved buildings. However, all existing openeings
designed for windows or doorways should be preserved as transparent openings. Also, new freestanding buildings
constructed on the same site as preserved buildings shall comply with transparency requirements.

Yes
Open Space
Open Space, per unit, minimum Yes
Common Open Space, minimum Yes
Ground / Podium Level Open Space, present of lot minimum  All open space requirements may be met through usable community space designed for recreational or social
purposes, whether located on the interior or exterior of a building.

Yes

1. The ground floor active use requirement may be eliminated entirely through a request for an exception.

2. This assumes that a lower legacy building is preserved to a significant extent, including its primary street façade, causing a lower average height.

3. Setbacks for preserved structures may be less than the minimum setback or more than the maximum setback.

4. This calculation shall apply to the frontage of the building, whether or not it meets current setback requirements.

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Figure 17.53.030(B)
Height and Active Use Requirement Example: Base Standards Figure 17.53.030(C)
Height and Active Use Requirement Example: Standards including Legacy Structure Preservation Incentives
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Figure 17.53.030(D)
Height and Active Use Requirement Example: Standards including Legacy Structure Preservation Incentives and Affordable Housing Density Bonus

17.53.040 Parking Incentives for Adaptive Reuse Projects.

A. Available Incentives. The following incentives are available to legacy structure preservation projects only through the Design Review process:

1. On-street parking stalls along Santa Fe Avenue or Pacific Boulevard (streets where it does not exist today) that are located less than a five-minute walk (1/4 mile) from the main entrance to the development may be counted toward nonresidential parking requirements.

2. Tandem parking is permitted, subject to approval of management conditions by the Public Works Director.

B. Preserving Entire Footprint of Legacy Building. Projects which wish to preserve the entire footprint of a legacy building and cannot accommodate parking needs even with the incentives provided above may request an exception (Section 17.12.030) or variance (Chapter 17.68).

C. Additional Flexibility Provisions. Preservation projects may also apply flexibility provisions, such as shared parking, off-site parking, and use of vertical stackers. See Chapter 17.57 for detailed standards.

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17.53.050 Affordable Housing Incentives.

A. Affordable Housing. Density bonuses, waivers and concessions are available to developers who provide on-site affordable housing or donate land for the purposes of housing per Chapter 17.92. Within mixed-use district areas which do not explicitly calculate the permitted density, applicants may calculate the “density bonus” granted by Chapter 17.92 in one of two ways:

1. Any project which is at least 50% residential by gross floor area may increase the height limit as of right, in Table 17.53.060(A):

Table 17.53.060(A)
Height Density Bonus
Maximum Height, first
50 feet of frontage
Maximum Height, other
5% VLI, 10% LI or 20% MI
1 None +1 story / 12 feet
12% VLI, 20% LI or 35% MI
1 +2 stories / 24 feet

1. VLI = Very Low Income, LI = Low Income, MI = Moderate Income as defined in Health and Safety Code Section 50079.5

2. The applicant may submit a density study to establish the base density upon which the bonus shall be applied. A density study is a set of schematic plans that include a building massing, building section and floor plans that complies with all relevant zoning and building code standards. Residential unit size and mix and nonresidential uses on-site shall be the same as in the proposed project.

Section 14. Chapter 17.54 is added to read as follows:

Chapter 17.54 Mixed-Use District Design Standards and Guidelines Sections:

17.54.010 Purpose.

17.54.020 Building Orientation and Relationship to Context.

17.54.030 Site Planning.

17.54.040 Setbacks and Projections.

17.54.050 Buffering and Orientation.

17.54.060 Exterior Lighting.

17.54.070 Outdoor Service, Storage and Loading.

17.54.080 Building and Performance Requirements.

17.54.090 Disclosure and Legal Requirements.

17.54.100 Live/Work Standards and Guidelines.

17.54.110 Ground Floor Frontages.

17.54.120 Industrial Character Guidelines
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17.54.010 Purpose.

A. The City has a vested interest in ensuring that all development is compatible with the industrial nature of the City and the pedestrian-friendly, hybrid industrial nature of its mixed-use districts. In addition to the mandatory standards of this Title, the City implements Design Review (Chapter 17.86) to ensure that development achieves these aims. The standards and guidelines of this Chapter are a resource for Design Review. As described in Section 17.86.020(B), Design Review will evaluate strict compliance with mandatory standards in this Chapter. Design Review will also evaluate substantial compliance with guidelines in this Chapter which are expressed with non-mandatory language, determining which guidelines are applicable to a particular project.

B. Applicability. These design standards and guidelines shall apply to all projects within Mixed Use zones which are subject to Design Review as described in Chapter

17.86 17.54.020 Building Orientation and Relationship to Context.

A. Orientation and Context. All buildings within mixed-use districts should be oriented and designed to promote pedestrian activity, comfort and safety. At the same time, buildings which include residential or live/work uses should be designed to minimize conflicts between these uses and on-site or neighboring uses which cause noise, odors, vibrations or contaminants. Implementation of this principle, and adherence to the standards below, is important to protect not only residents, but also neighboring businesses in Vernon, so that they can continue activities unimpeded over the long term.

17.54.030 Site Planning.

A. Location and Uses. Commercial uses, lobbies and other public-facing uses should be located on the primary street, with a direct entry from the sidewalk. For corner properties, these uses should prioritize access and orientation to Santa Fe Avenue, or in the MU-PH district, Hampton Street and Pacific Boulevard. Residential uses should principally be located above or behind the primary street ground floor frontage. Industrial uses may be located in a variety of locations, but it is encouraged that customer-facing areas of industrial uses, such as offices and showrooms, be located on the primary street.

B. Vehicular Access. Vehicular access (loading and parking) should be provided from rear alleys or side streets. If individual site conditions necessitate vehicular access from Santa Fe Avenue, or in the MU-PH district, Hampton Street or Pacific Boulevard, vehicular access points should be limited to one per property and be located in accordance with Section 17.56.060(L).

C. Scale and Rhythm. If the project is located in an area with a recognizable development pattern, it should respect the scale and rhythm of the area, as illustrated in Figure 17.54.030(A). Projects which are larger than the current development pattern can Redline . . . .

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include features such as step-down adjacent to lower-scaled uses and establishing building modules which are of a similar scale to the existing development.

D. Residential Uses and Truck Loading. Residential uses (included multi-family dwelling uses, Hotel uses, Live/Work uses, and Residential Care Facilities uses) shall be located a minimum of 200 feet from any exposed loading dock demonstrated to have a minimum of 10 daily heavy truck trips. If the implementation of this requirement precludes the applicant’s ability to develop residential on the site, residential uses may be constructed within 200 feet of the exposed loading dock provided that guidelines in Section 17.54.050 (Buffering and Orientation) are applied to the fullest extent possible.

E. Truck Access. New non-industrial development on a property which is adjacent to an existing industrial property shall not restrict their ability to access their truck docks and parking facilities and to ship goods into and out of their property in a like manner to that in use prior to the new development on the neighboring property.

F. Ground Floor Residential Uses. Ground-floor residential uses shall be limited to live/work uses that permit walk-in trade. The amount of ground-floor frontage permitted to be such uses is limited by the Primary Street Ground Floor Active Use regulations.

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Figure 17.54.030(A)
New development reflecting existing rhythm of building and open space/access from the street.

17.54.040 Setbacks and Projections.

A. Upper Floor Uses. Upper floor uses, including residential and office uses, should incorporate setbacks and/or appropriate window orientation to ensure access to light and privacy. At minimum, upper floors of buildings shall comply with the fire separation requirements of California Building Code Table R.302.1.1 (unsprinklered buildings) or R.302.1 (sprinklered buildings).

B. Balconies. Balconies shall not project into the public right-of-way.

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17.54.050 Buffering and Orientation.

Figure 17.54.050
Buffering and Orientation Guidelines Adjacent to Heavy Industrial Uses A. Residential Uses and Heavy Industrial Uses. Residential uses shall be separated from any adjacent heavy industrial uses (all industrial uses not included in Section

17.23.020, 17.24.020, 17.25.020, and 17.26.020) located outside a mixed-use zoning district with acoustic and visual buffers. Unless the applicant can demonstrate that a different strategy will be similarly effective, the buffer shall consist of a minimum six-foot high wall constructed of solid masonry and partially or fully covered with hedges, ivy, bamboo or other similar softening material, and a minimum five-foot wide screen landscaping strip consisting of evergreen trees or an evergreen trellis structure of at least six feet in height.

B. Residential Orientation Away from Industrial Uses. Habitable residential spaces and windows should be oriented away from adjacent industrial uses to the greatest extent possible.

C. Open Space Orientation Away from Industrial Uses. Open spaces should be oriented away from adjacent industrial uses. Should they be constructed in an area which is open to adjacent industrial properties, screening should be used to lessen the impacts of industrial activities on the residential properties.

17.54.060 Exterior Lighting
A. Security and Visibility. Every project should have adequate lighting to provide for security and visibility, particularly along walkways and driveways, entrances to parking areas, and open space areas.

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B. Impact on Neighboring Properties. Site, parking lot and building security lighting should not impact surrounding or neighboring properties. The type and location of such lighting shall preclude direct glare onto adjoining property, streets, or skyward, and should not adversely impact residential units within a development.

17.54.070 Outdoor Service, Storage and Loading
A. Screening and Concealing. Outdoor storage areas, loading docks, mechanical equipment and trash enclosures shall not be visible from Santa Fe Avenue, Pacific Boulevard, Vernon Avenue or Hampton Street and shall be concealed or screened with a combination of building features, decorative walls and landscaping consistent with the architectural style of the building. Operational equipment for on-site businesses shall also be screened.

B. Loading Docks. Any loading dock designed for use of trucks/trailers with four or more axles shall be screened from Santa Fe Avenue, Pacific Boulevard, Vernon Avenue or Hampton Street by a building. Docks should be located toward the rear of such properties.

C. These standards apply in addition to the standards in Section 17.22.070(A)(3).

17.54.080 Building and Performance Requirements
A. Acoustic Separation. All interior spaces shall be sufficiently acoustically separated from other on- and off-site uses, as required by the CBC and other regulations.

B. Air Filtering. All regularly occupied areas of mechanically ventilated buildings shall be equipped with air filtration media for outside and return air that provides a Minimum Efficiency Reporting Value (MERV) of 13.

17.54.090 Disclosure and Legal Requirements
A. Statement of Acknowledgement. Applicants for any development containing residential or office uses must sign a statement acknowledging that individuals choosing to live and/or work in an active, mixed-use community are willing to accept a greater mix and closer proximity of surrounding land uses, and the rights of neighboring businesses to continue their legal business activities without undue interference must be preserved.

B. Statement of Disclosure. A statement of disclosure shall be provided in all leases and condominium documents in which the lessee or buyer acknowledges the following:
(1) That the facility is located in an industrial area in which annoyances or inconveniences associated with proximity to industrial uses such as odors, truck traffic, vibrations, noise and other neighborhood impacts are likely to be present to a greater degree and at different hours of the day than in other residential or commercial areas of the city, (2) Individual sensitivities to those annoyances may vary from person to person and lessee Redline . . . .

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or buyer should consider which industrial annoyances are associated with the property and whether they are acceptable to him or her, and (3) The mix of business and industrial activities may vary as the area evolves and there is no guarantee that the land uses currently existing in immediate proximity to this development will remain unchanged into the future. Lessee or buyer acknowledges that land uses may change or expand as permitted by the City’s Zoning Ordinance and businesses are free to change the nature of their operations at any time in a manner consistent with applicable governing regulations.

17.54.100 Live/Work Standards and Guidelines.

A. Purpose. As described in Tables 17.23.020(A), 17.24.020(A), 17.25.020(A) and

17.26.020(A), larger residential projects are required to have a live/work component.

Other projects will be fully live/work. The reasons to provide live/work units include:

1. Provide spaces which are apt for small-scale industrial and creative production, at a lower price than paying for separate living and working units, in order to stimulate entrepreneurship and the vitality of the Vernon productive economy.

2. Provide appropriate transitions between industrial uses and high-volume streets, and residential units.

3. Orient the overall character and identity of new residential projects toward productive uses, and establish appropriate expectations on the part of future residents that they will reside in an industrial mixed-use environment.

4. Accommodate the growing demand for work from home.

B. Permitted Uses. Permitted uses within a live/work unit shall depend on the type of live/work unit as described below. No property owner or homeowners’ association may restrict permissible uses beyond these categories, except for artist live/work space, and restrictions which can be demonstrated to be necessary for the health and safety of the residents.

1. Within Undivided Unit. Within the same undivided environment as a living space, artisan industrial, office, and personal services are permitted uses. Medical offices and personal service uses are assumed to accommodate walk-in trade and shall be located along the first floor, primary street frontage or have a clearly marked entrance with a visible sign from the primary street through a publicly accessible open space.

2. Permitted Use with Separable Space. The following uses are permitted within a separable space from the living area, or within a different unit than the living space in the same building or on the same property: any office use, any commercial use, any light industrial use.

D. Hazardous Occupancies. Hazardous occupancies shall be restricted by the requirements of the California Building Code.

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E. Loading Docks. A minimum of one loading dock shall be provided for projects of over 10,000 square feet. Loading docks shall comply with the standards of Chapter 17.57.

F. Unit Design Standards. Each live/work unit shall comply with the following design standards:

1. Size of Live/Work Unit. Every live/work unit shall have a defined area of no less than 200 square feet which is built and designed for productive work.

2. Productive Work Area. Productive work areas shall have a height of at least 10 feet floor to ceiling, shall be open and unimpeded by walls, and should be constructed of resilient materials that can support for productive uses. For example, appropriate flooring materials include concrete and hardwoods, and inappropriate flooring materials include linoleum.

3. Maximum Size of Live/Work Unit. The maximum size of a live/work unit shall be 3,000 square feet.

4. Work Areas in Adjacent Units. Work areas in adjacent units should be located next to each other. If a living space must be located near a work area of an adjacent unit, additional sound separation should be provided.

5. Residential Project Located along Streets without Trucking Restrictions. If a residential project is located along streets which do not have restrictions on trucking at the time of entitlement, the upper-floor street frontage should be occupied with work areas of live/work units.

G. Ground Floor Live/Work Spaces. Ground-floor live/work spaces should be designed in a special manner, which emphasizes the “work” component of live/work, and engages the public in the pedestrian realm. Due to active use frontage requirements, ground-floor live/work units will exist adjacent to commercial or light industrial uses and should be designed for small businesses with employees and walk-in clientele.

1. Separate Living and Working Spaces. In new construction buildings, ground-floor live/work units shall have separate spaces and entrances for the living and working spaces. Living spaces may be located on upper floors of the building.

2. Minimum Work Area. A minimum of 350 square feet of work area shall be provided, and it shall be located on the ground floor. This work area shall have a height of at least 14 feet floor to ceiling and comply with all other requirements of 17.54.100(F).

3. Business License. An active business license with the City of Vernon shall be required to occupy a ground-floor live/work unit.

4. Detached Living and Working Spaces. Living and working spaces may be detached from each other.

17.54.110 Ground Floor Frontage Standards.

A. Ground Floor Frontage Standards. Building frontages, particularly ground floors, should be designed to accentuate the walkability of Santa Fe Avenue as Vernon’s historic Redline . . . .

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main street. The regulations given here are intended to ensure that ground-floor spaces are economically and physically viable, and contribute to the pedestrian environment with active uses.

B. Minimum Streetwall. Ground-floors along primary streets shall incorporate a minimum streetwall at the building frontage, active use percentage, and minimum transparency as given in Tables 17.23.040(A), 17.24.040(A), 17.25.040(A), and

17.26.040(A). Portions of building elevations may be set back to allow for outdoor use, such as patio dining, public art or entry forecourts, and can still count toward the requirement for minimum streetwall at the building frontage. Parking, however, should never be placed in the front of the building.

C. Main Entrance Location. Main entrances shall be emphasized and oriented to the sidewalk or sidewalk-accessible open space.

D. Setback along Santa Fe Avenue. Setbacks may vary within the permitted range of minimum to maximum setback, as illustrated in Figure 17.54.140. Any setback area provided along Santa Fe Avenue shall be hardscaped and allow for public access unless used for outdoor dining. Any landscaping must be located in a planter.

E. New Construction. For all new construction, ground-floor spaces shall have a floorto-floor height of 18 feet minimum in order to ensure viability for retail or light industrial uses.

F. Primary Street Frontage. Ground-floor live/work units shall have a minimum length of 25 feet along the primary street frontage.

G. Awnings. Awnings are permitted to project up to six feet into the public right-ofway, provided that they are permitted by any other regulatory requirements such as utility pole clearances.

H. Sidewalk Dining. Sidewalk dining is permitted within the MU-CC and MU-S zones with an Encroachment Permit. A minimum unobstructed sidewalk travel path of 6 feet, or 12 feet in front of City Hall, must be left at all times.

I. Outdoor Dining. Outdoor dining is allowed on private property, including rooftops and private patios without limitation. If outdoor dining is located on private property at the building frontage, the maximum front setback may be exceeded in order to accommodate the outdoor dining area.

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Figure 17.54.140
Frontages can vary while still retaining unified setback.

17.54.120 Industrial Character Guidelines.

A. Purpose and General Approach. Industrial Character Guidelines are intended to help retain the architectural character of existing buildings as defined by their initial use and historic context at their period of greatest significance. This can be achieved through implementing a combination of strategies such as: maintaining original character defining features, structural elements, including reinforced concrete and open truss roofs, materials such as brick, concrete, and steel, windows and doors, etc. These strategies can be paired with the thoughtful addition and integration of new elements necessary to accommodate proposed uses and assure the activation and continuous utilization of the building. Developments are encouraged to adapt existing buildings by retaining certain key features and elements in a way that celebrates the history of the structures, while incorporating new elements into a single, coherent design that ultimately allows for a greater range of usability. Elements to be maintained will need to be submitted, reviewed, and confirmed through the Design Review process.

B. Materiality and Architectural Style. New, ground-up construction should also incorporate the language of industrial structures, including use of exposed brick, concrete and steel, flat roofs and use of scale appropriate to the legacy industrial structures in the immediate area. Use of traditional residential or main street commercial architectural styles, such as Spanish or English Colonial, are discouraged in favor of more modern, contemporary styles.

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C. Murals. Murals are an important part of Vernon’s and Los Angeles’ industrial fabric.

New murals are encouraged within the mixed-use districts and are subject to approval through the Design Review process.

17.54.160 On-Site Open Space and Sustainability Guidelines.

A. Purpose. Vernon is a non-traditional setting for certain uses, particularly residential. Open space in the Westside context is important to provide places for interaction, enjoyment of natural features (the air, soil, plants, etc.), and recreation for the population most likely to move into this type of mixed-use environment.

B. Open Space Regulations. All development is subject to the open space regulations given in Chapters 17.23, 17.24, 17.25, and 17.26, except as modified by the incentives of Chapter 17.54.

C. Common Open Space. Common open spaces should be designed and provide amenities to promote interaction between residents. They should be located along the most common paths of travel between primary entries and private units or spaces.

Common open spaces may be open to the public.

D. Large Projects. Larger projects should incorporate public open spaces such as plazas, courtyards and paseos which provide access to or augment public-serving onsite uses, especially on-site uses which may be located in the rear of properties.

E. Residential Projects. Residential projects should incorporate recreational amenities appropriate to the side of the project and the intended population: for example, pools and large recreation rooms for larger projects, and barbeque areas for smaller projects.

F. Low-Impact Development Requirements. Projects shall satisfy all applicable lowimpact development requirements. Accommodation of low-impact development requirements in a joint fashion among neighboring property owners is encouraged. An inlieu fee may be charged to fund district-scale stormwater measures, such as stormwater BMPs along Santa Fe Avenue or in greenways.

G. Sustainability. Green roofs are highly encouraged in tandem with open spaces at the ground or podium level. Sustainable values of green roofs include stormwater collection, building insulation and urban heat island reduction. Stormwater drainage can be captured and harvested for re-use in landscaped areas through low-flow drainage systems.

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SECTION 15. Chapter 17.57 is added to read as follows:

Chapter 17.57 Vehicle Parking Standards for Mixed-Use Zones Sections:

17.57.010 Purpose.

17.57.020 Spaces Required for Uses.

17.57.030 Shared Parking.

17.57.040 Off-Site Parking.

17.57.050 Structured Parking, Parking Lifts, and Tandem Parking.

17.57.060 Special Vehicles.

17.57.010 Purpose and Applicability.

A. Purpose and Relationship to Citywide Standards. The requirements and additional provisions of this chapter shall modify the requirements of Chapter 17.56 for development within mixed-use zones. The purpose of these additional provisions is to maximize the efficiency of parking and reduce barriers to development while accommodating true, habitual needs for temporary vehicle storage.

B. Heavy Industrial Uses Excepted. These standards shall not apply to use industrial use categories not included in sections 17.23.020, 17.24.020, 17.25.020, and 17.26.020.

Conformance to all standards of Chapter 17.56 is required for these uses.

17.57.020 Spaces Required for Uses.

A. Minimum Parking Requirements. Tables 17.57.020(A) and 17.57.020(B) give the required number of spaces for each use type described in this Chapter. The following standards shall apply to increase flexibility and sustainability in meeting parking needs.

Table 17.57.020(A)
Spaces Required for Residential and Office Uses
Land Use Spaces Required
Primarily Residential Uses
Single-Family Dwelling N/A
Multi-Family Dwelling General: 1 Space / DU1
Covenanted Affordable
2 : 0.5 spaces / DU
Supportive Housing: None
Hotel 0.7 per unit / key
Live/Work 1 Space / DU
3 Caretaker Residential None
Residential Care Facilities 0.25 per bed
Trailer Park N/A
Emergency Shelter None
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Primarily Office Uses
Office Manufacturing 1 Space / KSF
4 Media Production Studios 1 Space / KSF
Offices, General 1.6 Spaces / KSF
Offices, Medical 2.9 Spaces / KSF

1. DU = dwelling unit

2. Covenanted to lower-income households as defined in Health and Safety Code Section 500.79.5

3. Requirement includes parking requirement for any commercial or industrial activities located within the unit.

4. KSF = 1,000 square feet of gross floor area
Table 17.57.020(B)
Spaces Required for Retail, Industrial, and Institutional Uses Land Use Spaces Required
Primarily Retail Uses
Good Sales 1.7 Spaces / KSF
Production Retail 0.7 Spaces / KSF
Restaurant 5.0 Spaces / KSF
Market 1.9 Spaces / KSF
Art Galleries 0.7 Spaces / KSF
Nightlife 5.0 Spaces / KSF
Personal Services 3.0 Spaces / KSF
Big Box Retail Parking study required
Drive-Through Retail Requirement of underlying use
Adult or Sexually Oriented Businesses 5.0 Spaces / KSF
Primarily Production / Industrial Uses
Artisan Industrial 0.7 Spaces / KSF
Light Industrial 0.6 Spaces / KSF
Data Center 1.0 Spaces / KSF
Primarily Civic / Institutional Uses
Community Facilities 1.0 Spaces / KSF
Trade School 0.3 per anticipated student
Religious Use 0.2 per seat or 5.0 Spaces / KSF,
whichever is less
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17.57.040 Shared Parking.

A. Shared Parking. New development with a mix of uses in a building, on a lot, or an adaptive reuse of an existing structure may account for shared parking between uses on site or at proximate facilities (within the maximum distance specified in 17.57.050(A)) with unutilized supply. When the Director of Public Works determines that the peak parking demand for a project may be met by a number of parking spaces less than required, he or she may grant a reduction of the total number of parking spaces by up to 50 percent, provided that the applicant provide a parking study from a professional engineer (PE) or traffic engineer (TE) based on a survey of at least three similar projects.

17.57.050 Off-Site Parking.

A. Parking for Nonresidential Uses. Parking required to serve a nonresidential use may be on the same or a different site under the same or different ownership as the use served, provided the parking shall be within 500 feet of the use served. Said distance shall be measured along public walkways from the nearest lot line of the lot on which the uses are located to the nearest lot line of the lot on which the required parking is located.

B. Joint Use of Offstreet Parking. Property owners involved in the joint use of offstreet parking facilities shall submit an agreement for such joint use by a proper legal instrument approved by the Public Works Director as to form and content. Such instrument shall be submitted with the entitlement application. Such instrument, when approved as conforming to the provisions of this Section, shall be recorded in the office of the County Recorder, and copies of said recorded documents filed with the Public Works Department prior to issuance of a building permit.

17.57.060 Structured Parking, Parking Lifts, and Tandem Parking.

A. Location of Parking. Parking may be located on the surface, or in an underground, podium or detached structure. Parking aisles in any type of structure need only comply with minimum heights specified by the California Building Code. The minimum height required in VMC Table 17.56.060(K) shall not apply.

B. Parking Lifts. Residential and employee parking spaces may make use of any type of parking lift that allows for motorists to retrieve a vehicle without having to have person from a different household move their vehicle first. Parking spaces not restricted to residential or employee use may make use of any type of parking lifts provided that the lift is operated by a contracted parking management/valet vendor that has been certified by the City.

C. Tandem Parking. Tandem parking is only permitted between parking spaces belonging to the same unit. Both tandem spaces shall be a minimum of 22 feet long.

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17.57.070 Special Vehicles.

A. Truck Parking. Except for industrial and warehousing use classes which are not listed in Sections 17.23.020, 17.24.020, 17.25.020, and 17.26.020, truck parking which conforms to Section 17.56.060(D) is not required. However, all projects above 10,000 square feet shall include a loading dock suitable for use of a single-unit truck (SU-9).

B. Charging Stations. A Level 2 vehicle charging station shall be provided for a minimum of six percent (6%) of the total number of vehicle parking spaces provided.

C. Parking for Scooters, Mopeds, Motorcycles. Designated stalls for scooters, mopeds and motorcycles with a minimum dimension of 5’ x 8’ may count toward up to 5% of the minimum parking requirement.

SECTION 16. Chapter 17.86 is added to read as follows:

Chapter 17.86 Design Review
Sections:

17.86.010 Purpose.

17.86.020 Authority and scope.

17.86.030 Applicability.

17.86.040 Determination, action of the Director.

17.86.050 Finding and decision.

17.86.060 Appeal

17.86.010 Purpose.

A. Purpose. The purpose of this chapter is to ensure the achievement of the goals and purposes of this title without creating undue hardships, and to protect the health, safety, and public welfare, through the following regulations and procedures established for Design Review.

17.86.020 Authority and scope.

A. Authority. The Director shall have the authority, subject to the provisions of the title, to grant a Design Review Permit whenever the Director finds the granting of a Design Review Permit is consistent with the requirements, intent and purpose of this title. The purpose of design review is, to implement urban design goals, policies, development standards, and design guidelines within priority areas of the City. Design Review is intended to ensure that the design of new construction and additions is contextual and supports design excellence in Vernon. Among the key functions of Design Review is to determine the appropriate character-defining features of legacy buildings and incentives that can be applied to projects on legacy building sites.

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B. Standards and Guidelines. Design Review will evaluate strict compliance with mandatory standards in this Code. Design Review will also evaluate substantial compliance with guidelines in this Code which are expressed with non-mandatory language, determining which guidelines are applicable to a particular project.

The standard conditions imposed upon approval of an application during Design Review will not be more restrictive than those prescribed by applicable zoning district regulations or other applicable entitlements procedures.

Section 17.86.030 Applicability.

A. Applicability. This review process applies to any new construction projects within the Mixed Use Zones (MU-CC, MU-S, MU-N, MU-PH) or any change of use project which does not replace the existing features “in kind”. To be considered “replacement in kind,” the features must reasonably match the design, profile, material, and general appearance of the originals. Alterations, additions, and repairs that do not change the exterior appearance of a structure, including replacement in kind of existing features do not require Design Review. Revised plans of the change shall be filed with Public Works.

Single-family residential projects and accessory dwelling units are not subject to Design Review.

Section 17.86.040 Determination, action of the Director.

A. Public Works Director Authority. The Public Works Director will conduct Design Review and make decisions to approve the application or impose conditions upon the approval of the application, including the granting of any preservation incentive. The Public Works Director may refer any such project for a public hearing before the City Council to receive comment on the project’s design, but not to approve or deny the project, if the Director determines it has special significance.

17.86.050. Finding and decision.

A. Findings. In acting to approve or conditionally approve an application for the Design Review, the Public Works Director shall make the following findings:

1. That the project is consistent with the applicable development standards of the Vision and any design guidelines of this Vision as deemed applicable to the project by the Public Works Director.

2. That the project implements applicable goals and policies of the Vernon General Plan, as deemed applicable by the Public Works Director.

3. That any development incentive granted is appropriate in order to preserve the character defining features of a legacy structure and/or accommodate multiple encouraged uses.

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Section 17.86.060 Appeal.

A. Appeal Process. Following the City Clerk’s receipt of a written appeal contesting any action or decision of the Director that has been submitted to the City Clerk within 30 days after the date such action or decision was taken by the Director, the City Clerk shall set the appeal for a public hearing. The public hearing shall be held not less than 10 calendar days nor more than 60 calendar days from the City Clerk’s receipt of the appeal.

The City Clerk shall give notice of the time and place of the hearing and the purpose thereof in the manner described in Section 17.68.040, “Notice of public hearing.” The appellant may appear in person before the City Council or be represented by an attorney, and may introduce evidence to support the claim. The appellant shall cause to be made at his or her own expense any investigation or research required by the City to substantiate the appellant’s claim. The City Clerk shall mail a copy of the City Council’s decision by certified mail to the appellant and all other persons who received notice of the original hearing, and to any other person requesting the same, within five business days after the adoption thereof. The Council’s decision shall be final and conclusive.

SECTION 17. Chapter 17.101 is added to read as follows:

Chapter 17.101 Trip Reduction and Travel Demand Standards for Mixed-Use Zones.

Sections:

17.101.010 Information and Administration.

17.101.020 Site Design.

17.101.030 Parking.

17.101.040 Bicycle Parking.

17.101.050 Additional Trip Reduction and Travel Demand Measures.

17.101.060 Monitoring and reporting by City.

17.101.010 Information and Administration.

A. Trip Reduction and Travel Demand Coordinator Required. For residential projects exceeding 10 units and office uses exceeding 10,000 square feet, the property owner shall designate a Trip Reduction and Travel Demand coordinator to provide documentation of implemented Trip Reduction and Travel Demand measures prior to issuance of a Certificate of Occupancy.

B. Trip Reduction and Travel Demand Coordinator Responsibility. Trip Reduction and Travel Demand coordinators shall provide informational materials to all tenants advising on options for accessing the project site and details on any transportation benefits offered.

Welcome packets should identify options for transit routes, bicycle routes, mobility hubs and carpool options for all new residents and employees.

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17.101.020 Site Design Standards.

A. Design to Encourage Walking and Biking. New development shall be designed with safe and visible access points for all modes to encourage walking and building a biking to and between sites. Pedestrian pathways shall be provided from the primary street to all buildings on the site. Physical barriers that impede circulation shall not be erected.

B. New Development Greater than One Acre. New development greater than one acre in size shall provide multimodal wayfinding signage at key locations internally and externally that directs employees, residents, tenants, and visitors to bicycle parking and amenities, transit services, shared micromobility and mobility hubs, car share parking, and pick-up/drop-off zones, as appropriate.

17.101.030 Parking.

A. Projects over 100,000 Square Feet. Projects over 100,000 square feet should designate at least one parking space for a carshare vehicle to provide on-demand access to a vehicle without need for car ownership.

B. Unbundled Parking. On-site parking for new development shall be “unbundled” – detaching the cost of reserved parking spaces from tenant leases for the life of the project.

Unbundled spaces should be leased or sold separately so that tenants/residents have the option of renting a space at its true cost.

17.101.040 Bicycle Parking.

Table 17.101.040
Bicycle Parking Requirements
Use Bicycle Spaces Required
Residential 0.5 / unit
Office 1 per KSF
Retail 1 per KSF
Restaurant and Entertainment 3 per KSF
Industrial 1 per KSF
Civic or Institutional 1 per KSF
A. Bicycle Parking. Covered and secure short-term bicycle parking shall be provided to meet the needs of shoppers or visitors for a couple of hours at a time. New multifamily residential and office uses shall provide options for long-term bicycle storage, such as bike lockers or bike cages, with a form of access control such as keys or smart cards.

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17.101.050 Additional Trip Reduction and Travel Demand Measures.

A. Public Works Director Authority. The Public Works Director may approve an application to reduce parking requirements by up to 15 percent if the applicant conducts a parking study from a professional engineer (PE) or traffic engineer (TE) demonstrating that Trip Reduction and Travel Demand Measures beyond those required by this Chapter, such as the Optional measures in Table 17.101.050 (Source: California Air Pollution Control Officers Association (CAPCOA)), will be effective in reducing on-site parking demand.

Table 17.101.050
Trip Reduction from Trip Reduction and Travel Demand Measures TDM Measure Potential Trip Reduction
Required
Unbundle Parking 2.6 – 13.0%
TDM Marketing and Information 0.8 – 4.0%
Carshare Parking 0.4 – 0.7%
Optional
Transit Subsidy 0.3 – 20.0%
Shared Micromobility Subsidy (Bikeshare / Scooters) 1.0 – 2.0% Employee Housing with Worker Shuttle Case-by-case

17.101.060 Monitoring and reporting by City.

A. Monitoring by City. The City shall monitor the implementation of the measures set forth in this chapter. The monitoring methods may include any or all of the following:

1. Site inspections made before issuance of a Building Permit, and randomly thereafter.

B. Reporting by City.

1. For all development subject to the requirements of the California Environmental Quality Act, each of the following shall be deemed to be a “responsible agency” as that term is defined in Section 21069 of the Public Resources Code of the State of California:
a. The enforcement agency.
b. Any transit agency which provides service to the City and which submits a written request to be given notice or which the enforcement agency designates in writing to be given notice.

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SECTION 18. Chapter 17.116.030 is amended to read as follows:

17.116.030 Presumption of general incompatibility with existing industrial uses.

In light of the City’s existing businesses and heavily industrial nature, there shall be a presumption that fitness and recreational facilities are generally incompatible with existing uses and properties within the I Zone. The burden shall be on the applicant to show that its proposed use and location are compatible with surrounding uses and properties.

SECTION 19. Any provision of the Vernon Municipal Code or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and no further, is repealed or modified to that extent necessary to affect the provisions of this ordinance.

SECTION 20. If any section, subsection, paragraph, sentence, clause, phrase, or portion thereof, of this ordinance is declared by a court of competent jurisdiction to be unconstitutional or otherwise invalid, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council declares that it would have adopted this ordinance, and each section, subsection, paragraph, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, paragraphs, sentences, clauses, phrases, or portions thereof, be declared invalid or unconstitutional. To this end, the provisions of this ordinance are declared to be severable.

SECTION 21. The City Clerk shall certify the adoption and publish this ordinance as required by law.

SECTION 22. This ordinance shall become effective after the thirtieth day following its adoption.

APPROVED AND ADOPTED _____, August 1, 2023.
_____________________
CRYSTAL LARIOS, Mayor
ATTEST:

LISA POPE, City Clerk
(seal)
APPROVED AS TO FORM:

ZAYNAH N. MOUSSA, City Attorney
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