City Council Agenda Report
Meeting Date: September 2, 2025
From: Daniel S. Wall, P.E., Director of Public Works
Department: Public Works
Submitted by: Daniel S. Wall, P.E., Director of Public Works Subject
Zoning Code Amendments
Recommendation
A. Find that the proposed action is exempt from California Environmental Quality Act (CEQA) because the adoption of this ordinance is not a “project” pursuant to CEQA Guidelines Section 15378; B. Introduce, read by title only, and waive further reading of Ordinance No. 1307 Amending Zoning Code to meet California Department of Housing and Community Development (HCD) Requirements; and
C. Direct staff to schedule the adoption for the September 16, 2025, Regular City Council Meeting.
Background
Every eight years, the State of California requires local jurisdictions to update their Housing Element to plan for current and future housing needs. The California Department of Housing and Community Development (HCD) reviews each jurisdiction’s Housing Element to determine compliance with State law.
Under HCD guidelines, the Housing Element update process includes the following key steps:
1. Update the previous Housing Element (complete)
2. Submit draft to HCD for review and revise as needed (complete)
3. Adopt the Housing Element by City Council (complete)
4. Submit the adopted Housing Element to HCD for certification (complete) In order to certify the City’s Housing Element, HCD has requested minor modifications to the Vernon Municipal Code (VMC), as proposed in Ordinance No. 1307, to ensure that multifamily housing developments on certain sites are permitted by right. Following is a summary of the City’s progress through each step of the Housing Element update process as well as details regarding the proposed Zoning Code changes.
Step 1: Update of the Previous Housing Element (complete) The Housing Element update was conducted in coordination with the City’s Westside Zoning Code Amendments, which expanded residential development opportunities in four districts along Santa Fe Avenue and Pacific Boulevard. On December 8, 2021, an initial draft of the Housing Element Update (HEU) was presented to the Vernon Housing Commission (VHC), which expressed conceptual support for its goals. Subsequently, at a special meeting on July 12, 2023, the VHC recommended City Council adoption of the Westside Zoning Code Amendments (Vice Chair Nevarez and Commissioners Froberg and Ybarra were absent).
The public comment period for the initial draft HEU occurred from January 26 to February 25, 2022. The draft was posted on the City’s website, and notifications were distributed to the City Council, Vernon Housing Commission, Vernon Village Park Apartments management, Bell Salvation Army, Los Angeles Homeless Services Authority, Housing Rights Center, and the South Central Los Angeles Regional Center. One public comment was received during this period.
Step 2: Submittal and Revision Based on HCD Review (complete) On February 24, 2023, a revised draft HEU was submitted to HCD. The revisions were primarily non-substantive and reflected updates related to the Westside Zoning Code Amendments. HCD provided technical feedback, which was incorporated into the May 3, 2023, version of the draft HEU. This version was made available for public review from May 3 to May 10, 2023; no public comments were received. HCD reviewed the draft and did not request any additional revisions.
Step 3: City Council Adoption (complete)
On September 5, 2023, the City Council adopted Resolution No. 2023-20, formally approving the Housing Element Update. Prior to adoption, a Final Program Environmental Impact Report (PEIR) was prepared to evaluate the potential environmental impacts of the future development envisioned in the HEU. The PEIR was certified by the City Council on July 18, 2023. Resolution No. 2023-20 documents the full process undertaken by the City to ensure the HEU’s compliance with applicable regulatory requirements, including CEQA.
Step 4: Submittal of Adopted Housing Element for Certification (complete) Following adoption, the City submitted the HEU to HCD for certification. Certification indicates that the adopted Housing Element substantially complies with State law. A key requirement of Housing Element law is to demonstrate how City policies, plans, and zoning regulations support the region’s housing needs—especially for lower-income households—as determined through the Regional Housing Needs Assessment (RHNA).
Next Step
Upon review, HCD requested minor modifications to the VMC in order to certify the Housing Element. Specifically, HCD required language to be added to Tables 17.23.020(A), 17.24.020(A), and 17.25.020(A) to ensure that multifamily housing developments on certain sites are permitted by right. If adopted, Ordinance No. 1307 would amend the VMC tables noted above to include the required language as follows:
“For sites identified to accommodate the lower-income regional housing need allocation, multifamily uses shall be a use by right and permitted without discretionary action for developments in which at least 20 percent of the units are affordable to lower-income households and shall meet all requirements pursuant to Government Code section 65583.2, subdivisions (h) and (i), including but not limited to requiring minimum densities of 20 units per acre, allowing 100 percent residential use, and requiring that residential use occupy at least 50 percent of the total floor area of a mixed-use project. For more information on eligible sites, please see the site inventory included in the City of Vernon Housing Element.” The sites identified in the Housing Element to meet the lower-income RHNA allocation are:
5201 S. Santa Fe Avenue
5592–5600 S. Santa Fe Avenue
Pursuant to Government Code Sections 65853-65094, on August 7, 2025, the public hearing notice was posted at City Hall, and published in the Huntington Park Bulletin.
Fiscal Impact
There is no fiscal impact associated with this report.
Attachments
1. Ordinance No. 1307
2. Notice of Public Hearing – Proof of Publication