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Generally, to access to parks and open spaces residents must travel to the neighboring cities of Bell, Maywood, and Huntington Park. Through the Westside Mixed Use District Zoning Amendment, the City will evaluate the adding new privately funded open spaces to the City in areas where residential growth is encouraged. In terms of infrastructure, the entire City is well serviced, and no one census tract experiences a disadvantage in terms of access to utility infrastructure, such as water, sewage, gas, electrical, or telecommunication services.
There is one school within the City of Vernon, Vernon City Elementary, a kindergarten through seventh grade school within the Los Angeles Unified School District (LAUSD). Another kindergarten through sixth grade LAUSD elementary school is located just outside of Vernon, called Holmes Avenue Elementary. A second kindergarten through fifth grade LAUSD elementary school is located just outside of Vernon, in Huntington Park, called Pacific Boulevard Elementary. A third LAUSD elementary school is located just outside Vernon in Maywood, called Maywood Elementary. Many Vernon Village Park Apartment families send their children to Maywood Elementary. Vernon City Elementary is located directly across Vernon Avenue from Vernon City Hall, where all of the City-owned residences are located. This route from the City Hall residences to Vernon City Elementary would take 3 minutes walking and the distance from the Vernon Village Park Apartments to the school is approximately 3.4 miles. Maywood Elementary School is a nine-minute walk from the Vernon Village Park Apartments. Holmes Avenue Elementary and Pacifica Boulevard Elementary are located a bit further from the Vernon City Hall and Vernon Village Park Apartments.
The route between Vernon City Hall and Vernon City Elementary is a safe route to school, as it only requires crossing one street and is a three-minute walk at most. The route between the Vernon Village Park Apartments is not walkable, however, though it is accessible through two local Metro bus routes.
Within the 6th cycle planning period, Program 21 (Environmental Enhancements) will evaluate the feasibility of street improvements, such as complete streets interventions and truck restrictions on key residential corridors. These improvements could improve the pedestrian experience for residents and provide infrastructure improvements for multimodal transportation. Additionally, the Metro bus routes 60 and 251 run North to South through the City, along Santa Fe Avenue and Soto Street respectively.
These routes connect the City of Vernon to Lincoln Heights, Boyle Heights, South Gate, Lynwood, Downtown Los Angeles, and Compton. These routes connect Vernon residents with job centers outside of Vernon, as much as these routes connect regional residents to jobs within Vernon. Downtown Los Angeles is the largest regional hub for professional jobs, and Vernon is connected directly to Downtown through Metro’s 60 bus.
Resolution No. 2023-20
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According to the CalEnviroScreen 4.0 map, the City of Vernon experiences a pollution burden in the 98th percentile. This high pollution burden percentile is similar to burdens throughout the Southeast Los Angeles region. However, unlike some other Southeast Los Angeles cities, the City of Vernon houses many of the industrial uses within the region. Due to this concentration of industrial uses in Vernon, the City has historically been exclusively industrial, with very few residential uses. The pollution burden within the region lessens the further south one moves from Vernon; however, the burdens still remain highly elevated. No more specific information is available as the City of Vernon only features one census tract. See more detailed information on Vernon’s environmental constraints within Appendix B of this Element. Additionally, Program 22 (Environmental Justice) includes commitments to address environmental concerns in the City.
In the greater Southeast Los Angeles region a few tracts are identified as R/ECAPs, such as one tract in Northwest Bell, one tract in North Lynwood and two tracts in Southeast Huntington Park. Outside of the Southeast Los Angeles region, there are many tracts north of Vernon and west of Vernon that qualify as R/ECAPs. While Vernon and the Southeast Los Angeles region are racially and ethnically concentrated, clearly Census tracts within this region mainly do not feature concentrated poverty.
Based on the TCAC/HCD Opportunity Area Maps the City of Vernon Census tract does not qualify as a TCAC area of high segregation and poverty.
According to this measurement, the threshold for poverty is 30% of the population living below the poverty line and the location quotient is essentially a measure of the concentration of race in a small area compared to a county level. Within Southeast Los Angeles many Census tracts qualify as TCAC Areas of High Segregation and Poverty. These tracts within Southeast Los Angeles fall within the cities of Huntington Park, Bell, Cudahy, Maywood, and Bell Gardens.
Outside of the Southeast Los Angeles region, but surrounding the City of Vernon, many Census tracts to the North and West qualify as TCAC Areas of High Segregation and Poverty.
Racially concentrated areas of affluence are defined as Census tracts where:
1) 80% or more of the population is White and 2) the median household income is $125,000 or greater. No census tract in the Southeast Los Angeles region features a dominant White population and no census tract in the region features a median household income equal to or greater than $125,000.
Access to Opportunity
Access to opportunity is a concept to approximate place-based characteristics linked to critical life outcomes. Access to opportunity oftentimes means both improving the quality of life for residents of low-income communities, as well as supporting mobility and access to ‘high resource’ neighborhoods. This Resolution No. 2023-20
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encompasses education, employment, economic development, safe and decent housing, low rates of violent crime, transportation, and other opportunities including recreation, and food and healthy environment.
There is one school within the City of Vernon, Vernon City Elementary, a kindergarten through seventh grade school within the Los Angeles Unified School District (LAUSD). Another kindergarten through sixth grade LAUSD elementary school is located just outside of Vernon, called Holmes Avenue Elementary. A second kindergarten through fifth grade LAUSD elementary school is located just outside of Vernon, in Huntington Park, called Pacific Boulevard Elementary. The third elementary school is Maywood Elementary School, a LAUSD school. According to Great Schools, Vernon City Elementary is rated 6/10, which is average, Pacific Boulevard Elementary is rated 5/10, Maywood Elementary School is rated 6/10, and Holmes Avenue Elementary is rated 2/10 which is below average. In comparison to other schools within the region, the majority of which are also LAUSD schools, the school in Vernon is rated similarly to other schools in Southeast Los Angeles. There is no difference amongst schools in and around Vernon and there is no access to more proficient schools in any sort of pattern relating to protected characteristics.
Local students at the middle, high school and superior education levels must travel outside the City.
Outside of the Southeast Los Angeles region, to the west of Vernon there are more areas of segregation and racially and ethnically concentrated areas of poverty that correspond to lower quality LAUSD schools, the majority of which are rated either 2/10 or 3/10. The Holmes Avenue Elementary School is just west of Vernon’s border, thus falling into this area.
The City of Vernon is an employment center within Southeast Los Angeles for blue-collar jobs. The blue-collar jobs offered in Vernon are well matched to the population of the greater Southeast Los Angeles region, including residents of the City. A significant barrier to job accessibility within Vernon is access and ability to operate a motor vehicle, which affects persons with disabilities as well as other members of the community. While some jobs are close enough for Vernon residents to walk and most are within biking distance, the City’s streets are heavily traveled by trucks, most of the City’s streets feature large block sizes, and there is a lack of street trees. All of these factors create an environment that is inhospitable to non-motorized forms of transportation.
Vernon does have public transit options in the form of bus lines. The line along Santa Fe Avenue and Pacific Avenue (Route 60) is a high-frequency bus line which connects to Downtown Los Angeles (the closest major professional job center), providing greater accessibility options to residents of the Westside of the City, and connecting residents of Huntington Park and other communities southward to job opportunities in Vernon. The Westside Mixed Use District Zoning Amendment will concentrate growth in this area through new mixedResolution No. 2023-20
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use zoning standards. These new mixed-use zoning standards will be imposed on residential and mixed-use developers hoping to develop within the zoning amendment area. These mixed-use standards will require the creation of a more pedestrian friendly design and more retail within the zoning amendment area as mixed-use projects are developed.
Metro route 60 provides north-south service along Santa Fe Avenue at roughly 15-20 minute frequency. Metro provides north-south service on Soto Street with Route 251 with 15-20 minute frequencies. Bell is considered “Car Dependent”, scoring 44 of 100 by WalkScore.com. It is also considered “Somewhat Bikeable”, scoring 39 of 100. Street improvements, such as complete streets interventions and truck restrictions on key residential corridors, will be evaluated for feasibility during the sixth cycle through Program 21 (Environmental Enhancements).
Protected groups, such as those groups that are disadvantaged by race/ethnicity, familial status, persons with disabilities, or class/income, do not live anywhere specific within the City of Vernon, as all residents essentially live within two main locations, the City Hall residences of the Vernon Village Park Apartments. The Vernon Village Park Apartment residents are lower-income, and these residents live in the area of Vernon that is most proximate to amenities.
According to U.S. Census On Map Data, in Vernon, 59.6% of workers are Hispanic/Latino. By race, workers in Vernon are 77.6% are White, 13% are Asian, 5.3% Black, 2% two or more races, 1.7% American Indian, and 0.3% Native Hawaiian. The Hispanic majority in workers reflects the Southeast Los Angeles region’s population, indicating that Southeast Los Angeles residents do not face disproportionate issues securing jobs within Vernon.
The future Metro West Santa Ana Branch Line (which will service existing A Line Stations) will improve Vernon residents’ access to regional transit.
Residents will have access to north-south fixed rail service that will provide access to Artesia to the south and Downtown Los Angeles to the north, with connectivity to east-west rail service like the C Line in Paramount to the south and the L, B, D, and A Lines near Downtown Los Angeles.
Most protected groups who reside in the City have sufficient access to transportation options. One exception is disabled residents. While some disabled residents in Vernon are employed, many disabled residents are not employed. In some cases, these disabled residents are unable to work, but in others these residents may experience difficulty in accessing jobs. Generally, disabled residents have disproportionate transportation needs within the City of Vernon; however, the majority of disabled residents live with their families who are able to assist them in their transportation needs. Walking in Vernon can be challenging and generally not an enjoyable means of transportation due Resolution No. 2023-20
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to traffic congestion, lack of street trees and other reasons. The Westside Mixed Use District Zoning Amendment is anticipated to address the accessibility of walking along the Santa Fe Avenue corridor within the City though mixed-use zoning standards imposed upon residential and mixed-use developers.
A full explanation of the needs of disabled residents in Vernon is included in Appendix A of this Housing Element. However, a short summary is provided here. The most prevalent disabilities in Vernon are ambulatory, independent living, and cognitive respectively. These top disabilities are similar to those found in other cities throughout the Southeast Los Angeles region. Ambulatory disabilities are of particular concern in regard to access to opportunity, specifically to transportation, as previously noted.
Disability by age groups is as follows: 9 disabled residents aged 19-64 and 2 disabled residents aged 65 and up. There is no spatial concentration of disabled residents in any particular Census tract in Vernon.
Approximately half of Vernon’s housing stock was built after 1990, which is the year when many regulations went into place mandating the building and inclusion of accessible housing units. Therefore, approximately half of the residences in Vernon are accessible units for disabled residents.
Appendix A does include an assessment of accessibility of homelessness programs and the coordinated entry system. In each of these cases, the City of Vernon does have resources available.
The City of Vernon generally faces significant environmental challenges for housing. These are described in greater detail in Appendix B. Throughout the Southeast Los Angeles region, and specifically in Vernon, there are difficulties in accessing environmentally healthy neighborhoods for all class groups, not just protected class groups. However, residents still wish to live in Vernon and Southeast Los Angeles, so building codes are crafted to address adequate filtering and safety standards for residential developments. Additionally, the Westside Specific Plan proposes a standard of MERV 13 filters on all new residential development.
According to the CalEnviroScreen 4.0 map, the City of Vernon experiences a pollution burden in the 98th percentile. This high pollution burden percentile is similar to burdens throughout the Southeast Los Angeles region. The pollution burden lessens the further south one moves from Vernon; however, the burdens still remain highly elevated.
The City of Vernon does not have an Environmental Justice Element with which consistency needs to be evaluated. The City of Vernon’s 6th Cycle Housing Element does include Housing Element Program 6: Environmental Safety Resolution No. 2023-20
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Enforcement which will ensure that Vernon continues to improve the City’s access to environmentally healthy neighborhoods. Additionally, Program 22 (Environmental Justice) includes commitments to address environmental concerns in the City, including the creation of an Environmental Justice Element.
This Housing Element’s Site Inventory focuses growth in the best and more accessible area in regard to opportunity within the City, which is the southern portion of the City close to Huntington Park. This will be expanded upon in the Site Inventory portion of this AFFH section.
Disproportionate Housing Needs and Displacement Risk
Disproportionate housing needs refers to a condition in which there are significant disparities in the proportion of members of a protected class experiencing a category of housing need when compared to the proportion of members of any other relevant groups, or the total population experiencing the category of housing need in the applicable geographic area. For purposes of this definition, categories of housing need are based on such factors as cost burden and severe cost burden, overcrowding, homelessness, and substandard housing conditions.
Only three units within the City or Vernon are privately owned, non-covenanted housing. The City of Vernon owns a large portion of housing within the City and rents these units at rates below what many other landlords charge, with moderated annual rent increases. Additionally, 45 housing units within the City are located within the Vernon Village Park Apartments, an affordable housing development that opened in 2015, which is not owned by the City. Residents within this complex only pay what they can towards rent and the rest of the rent is paid through project-based Section 8 vouchers.
Cost burden refers to the number of households for which housing cost burden is greater than 30% of their income. Severe cost burden refers to the number of households for which housing cost burden is greater than 50% of their income. According to overpayment data from the 2015-2019 ACS 5-Year Survey, as included in HCD’s AFFH Data Viewer, no homeowners within the City of Vernon are cost-burdened or severely cost burdened. The same data finds one renter household within Vernon cost burdened and two households are severely cost burdened. These shares of rent burdened households are significantly lower than those throughout the Southeast Los Angeles region.
Within the Southeast Los Angeles region, homeowners and renters alike are cost burdened and severely cost burdened at similar rates. Homeowners in Southeast Los Angeles experience a severe cost burden ranging from 40% to more than 80%. Renters in Southeast Los Angeles feature the same range of Resolution No. 2023-20
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severe cost burden. Outside of Southeast Los Angeles, the areas directly east and west of Vernon, such as the City of Los Angeles, East Los Angeles, and Montebello, feature severe cost burdens ranging from 60% to more than 80%.
The City of Vernon is largely except from the cost burden and severe cost burden faced by the rest of Southeast Los Angeles, due to the fact that only three units in Vernon are vulnerable to the market.
Overcrowding is defined as households having more than 1.01 to 1.5 persons per room. Severe overcrowding is defined as households having more than 1.51 persons per room. Overcrowding is not an issue in the City of Vernon; however, it is an issue within the Southeast Los Angeles region. According to the CHAS data from HCD’s AFFH Data Viewer, no households in Vernon are overcrowded and no households are severely overcrowded. Outside of Vernon within the Southeast Los Angeles region, the majority of Census tracts feature over 20% of households that are overcrowded and many households ranging from less than 5% severely overcrowded to over 65% severely overcrowded. The percentage of overcrowding decreases as one moves further Southeast within the region, towards Downey and Santa Fe Springs.
Substandard housing problems are as follows: 1) Lacking a complete kitchen, 2) lacking complete plumbing, 3) severe overcrowding, and 4) severe costburdening. According to ACS and CHAS data included in HCD’s AFFH Data Viewer, the majority of cities within the Southeast Los Angeles region feature 40 to 60% of households that have any of the four severe housing problems.
Thirteen percent of households in the City of Vernon feature any of the four severe housing problems. Severe housing problems are also less prominent to the southeast, beyond Lynwood, in the cities of Downey, Paramount, and Bellflower. In these cities, the percentage of households facing severe housing problems are 29.9%, 38.9%, and 35% respectively.
Homelessness is an issue in Southeast Los Angeles; however, it is not as big of an issue in comparison to communities to the North and East of Southeast Los Angeles. The City of Vernon has a homeless population of 9 people, all of which are unsheltered. Within the greater Southeast Los Angeles region, the cities with the largest homeless populations are in the cities of South Gate, Huntington Park, and Bell Gardens who have 340 people, 86 people, and 133 people who are experiencing homelessness respectively. These numbers are based on LAHSA’s 2022 Greater Homeless Count. Within Service Planning Area (SPA) 7, the total unhoused count in 2020 was 4,586.
The neighboring City of Bell has one of the largest homeless shelters in the region, the Bell Salvation Army Shelter which houses a large portion of unhoused people from through the South Los Angeles region. Most of the unhoused residents in the Southeast Los Angeles region are served by the Bell Salvation Army.
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According to data from U.C. Berkeley’s Urban Displacement Project, the City of Vernon does not feature a displacement risk. In this context, displacement is defined as any involuntary household move caused by landlord action or market changes. Displacement is not an issue in Vernon as only three housing units are private, meaning that only three households are vulnerable to the whim of the market and displacement pressures.
The greater Southeast Los Angeles region does feature displacement risk, ranging from early/ongoing gentrification, low-income/susceptible to displacement, ongoing displacement, advanced gentrification, and at risk or becoming exclusive. Those cities actively experiencing some level of gentrification are located closest to Vernon within the region and they include cities such as South Gate, Bell, Maywood, and Huntington Park. Within the region, in communities such as Lynwood, Bellflower, Downey, and Paramount, gentrification risk is lower, and communities are more stable moderate/mixed income and at risk of becoming exclusive.
Site Inventory
This Housing Element’s Site Inventory includes two sites, both of which are located within the southern portion of the Westside Mixed Use District Zoning Amendment area, along South Santa Fe Avenue. Due to the City of Vernon’s industrial nature, plentiful resources and services for residents do not exist within the City. Instead, residents head into surrounding cities such as Huntington Park, Maywood, and Bell. The positioning of the housing element sites within the southern portion of the City and Westside Mixed Use District Zoning Amendment area means these sites are located in close proximity to the better resourced community of Huntington Park. Pacific Boulevard within Huntington Park is a major commercial corridor in close proximity to the housing element sites, featuring medical services, restaurants, banks, grocery stores, retail stores, pharmacies, offices, and more. Additionally, the two sites will accommodate above moderate-income units and lower income units within the same area of the City, avoiding any segregation by income level. The lower income units which are anticipated to develop within the sixth planning cycle should not be concentrated where the rest of lower income units are situated, within the Vernon Village Park Apartments.
The location of the two sites within the Westside of the City situates them furthest away from the most heavily polluting uses in Vernon. The most heavily polluting uses in Vernon are located within the City’s rendering overlay zone along the Los Angeles River in the northeast portion of the City. See Appendix B (Housing Constraints) for a more detailed review of environmental constraints within the City of Vernon. Program 22 (Environmental Justice) includes commitments to address environmental concerns in the City.
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As mentioned previously, the future Metro West Santa Ana Branch Line will improve Vernon residents’ access to regional transit. Residents will have access to north-south fixed rail service that will provide access to Artesia to the south and Downtown Los Angeles to the north, with connectivity to east-west rail service like the C Line in Paramount to the south and the L, B, D, and A Lines near Downtown Los Angeles. This Housing Element’s Site 2 is approximately 0.68 miles from the Pacific/Randolph station, which is a future West Santa Ana Branch station. Site 1 is 0.88 miles from the future Pacific/Randolph station. The two sites are also located within 1.3 miles of the current Metro A Line Slauson station.
Resolution No. 2023-20
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Contributing Factors and Meaningful Actions
Figure H-2 describes the key fair housing issues and contributing factors identified in this Affirmatively Furthering Fair Housing analysis and relates the City’s meaningful actions and commitments described in the Goals and Policies, Sites Inventory (Appendix C) and Housing Programs Detail (Appendix E) of this Housing Element.
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Contributing Factors and Meaningful Actions
Identified Fair
Housing Issue
Key Contributing
Factors
Priority Meaningful Action
Few fair housing
complaints and
limited local
familiarity with
fair housing law
Lack of history of
privately owned
rental units in City
Low
Program 7 (Equal Housing Opportunity) commits
the City to publish on the website clear
information warning entities that could potentially
discriminate; ensure that environmental hazards
are not disproportionately concentrated in lowincome communities of color; explore offering training to property owners and managers
regarding responsible management of
environmental hazards; assist in outreach to
tenants to inform them of their rights to live in
habitable housing regardless of income, race or
immigration status; and develop a code
enforcement program that holds property owners
accountable when necessary.
Lack of access
to recreational
facilities in close
proximity to
residential areas
in Vernon.
The City of
Vernon’s past
exclusive industrial
strategy.
Medium
Program 8 (Westside Mixed Use District Zoning
Amendment) will require that new residential
developments incorporate on-site open space
and recreational amenities appropriate for the
target population.
Some
residences in
Vernon are not
located close to
commercial
amenities.
High parking
requirements for
commercial uses
and lack of
residential
population to
serve.
High
Both Housing Element sites are located in the
southern portion of the City and Westside Specific
Plan area. This area is in close proximity to the
highly resourced Huntington Park, where
residents will be able to access pharmacies,
restaurants, grocery stories, medical clinics,
offices, banks, and more. New residential
developments in Vernon will be located close to
highly resourced communities.
Program 8 (Westside Mixed Use District Zoning
Amendment) zones for additional retail and
commercial amenities to develop within the
westside of Vernon, where the two Housing
Element sites are located. Additionally, Program
8 should bring an influx of new residents into the
westside of Vernon, as new housing is developed.
Program 8 also plans to reduce parking
requirements for commercial uses in the westside
of Vernon.
Lack of access
to jobs and
education for
people with
disabilities and
people who do
not own cars
Urban form
Heavy trucking
Medium
Program 8 (Westside Mixed Use District Zoning
Amendment) will focus future housing growth in
areas of the community that are served by public
transit and/or facilities for non-motorized forms of
transportation. Additionally, the Westside Mixed
Use District Zoning Amendment is anticipated to
address the accessibility of walking along the
Santa Fe Avenue corridor within the City though
mixed-use zoning standards imposed upon
residential and mixed-use developers. Lastly,
through Program 21, Environmental
Enhancements, complete streets interventions
and truck restrictions on key residential corridors
will be explored.
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Figure H-2
Contributing Factors and Meaningful Actions
Identified Fair
Housing Issue
Key Contributing
Factors
Priority Meaningful Action
Both Housing Element sites are located in the
southern portion of the City and Westside Specific
Plan area. This area is in close proximity to the
highly resourced Huntington Park, where
residents will be able to access pharmacies,
restaurants, grocery stories, medical clinics,
offices, banks, and more. Additionally, Program 8
should bring more retail uses into Vernon,
creating more job opportunities for residents.
High level of
pollution
burden and
health risks
Heavy trucking
Industrial facilities
Soil
contamination,
including
hazardous
materials release
sites.
Railroads
Waste facilities
High
The Housing Inventory Sites are located in one of
the least susceptible areas of the City to pollution
burden and health risks, are located downwind of
rendering plants, and have not been identified as
contaminated sites. Additionally, most of the
truck traffic originating in Vernon leaves from the
center of the City and heads north. Additional
housing within this sixth cycle inventory is set to
be built within the southern portion of the City, the
area of the City which less significantly less truck
traffic than other portions of Vernon.
Program 6 (Environmental Safety Enforcement)
commits the City to enforcing health and
environmental safety regulations on industrial
businesses through its Health Department.
Program 8 (Westside Mixed Use District Zoning
Amendment) will establish new requirements for
healthy residential buildings, such as highefficiency air filters and buffers from uses with heavy industry or trucking.
Program 22 (Environmental Justice) commits the
City to preparing an Environmental Justice
Element of the General Plan. The City will
continue to coordinate with the Department of
Toxic Substance Control (DTSC) on cleanup
resulting from the Exide facility, among other
efforts.
Resolution No. 2023-20
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