RESOLUTION NO. 2026-038
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF VERNON
APPROVING A CONDITIONAL USE PERMIT FOR DYRT LABS, INC TO
OPERATE AN INDOOR FOOD WASTE COMPOSTING FACILITY AT
2550 27TH STREET AND MAKING CERTAIN FINDINGS IN CONNECTION
THEREWITH
SECTION 1. Recitals.
A. The City of Vernon received an application for a Conditional Use Permit (CUP) allowing Dyrt Labs, Inc to operate an indoor food waste composting facility at 2550 27th Street (Property). The facility will receive source-separated non-hazardous organic waste and process it into nutrient-rich compost using a proprietary in-vessel aerobic system.
B. The Property is approximately 1.08 acres in size with an existing 28,000 square foot building. The Property was previously occupied by a warehousing business. The City General Plan designates this Property for industrial use, and it is in the trucking and transportation overlay zone. The development and performance standards and regulations set forth in 17.22.070 of the Comprehensive Zoning Ordinance of the City of Vernon apply to the proposed project.
C. The City Council of the City of Vernon held a public hearing on August 18, 2026, with notice of said public hearing having been duly given as required by law and in accordance with Vernon Municipal Code Sections 17.72.040 and 17.72.050, to hear and consider evidence for and against the proposed Conditional Use Permit and to make findings and determinations inconnection therewith.
D. The City Council of the City of Vernon, after due inspection, investigation, and study made by itself and on its behalf, and after due consideration of all evidence and reports offered at said hearing with respect to the request for a Conditional Use Permit, does find and determine the following:
1. The proposed project is categorically exempt from California Environmental Quality Act (CEQA) review pursuant to Class 32 In-Fill Developments (CEQA Guidelines 15332) and there is no substantial evidence demonstrating that an exception to categorical exemption pursuant to CEQA Guidelines, Section 15300.2 applies, as the property is surrounded with compatible industrial uses, is less than five (5) acres in size, and has no value as habitat for endangered, rare or threatened species, no significant adverse impacts from traffic, parking, noise, dust, dust, air quality, or water quality are expected to occur from this project, and the site can be adequately served by all required utilities and public services.
2. Pursuant to the Vernon Municipal Code Section 17.72.060, a Conditional Use Permit shall not be granted unless all the following findings have been made.
Resolution No. 2026-038
_______________________
The City Council concludes that the following findings can be made:
a. The lot for the proposed use is adequate in size, shape and topography, including required drainage and landscaping.
i. The project provides adequate parking and truck staging and is adequate in size, shape and topography for the proposed use. ii. The site will be constructed to ensure that the drainage and landscaping conform to the requirements of the VMC.
b. The use permitted will not have a material adverse impact on the public. i. The proposed site is surrounded by industrial and warehouse uses and is compatible with the proposed use. The food composting operations will occur within fully enclosed in-vessel systems housed inside the existing warehouse. The facility processes food waste and green waste using proprietary aerobic composting technology with carbon filtration exhaust systems, minimizing emissions and odors.
The nearest sensitive receptor (residential) is located approximately
0.85 miles (4,488 feet) southwest of the site. The facility will comply with SCAQMD Rules 402 and 410, CalRecycle Title 14 requirements, and all conditions of approval.
ii. Operations support California's SB 1383 mandate to reduce organic waste in landfills by 75%, providing a public benefit through waste diversion and greenhouse gas reduction.
iii. The conditions on the Project ensure that the proposed use will not adversely affect the interest of the public or the interests of other residents and property owners in the surrounding vicinity. iv. The proposed site is adequately serviced by nearby streets that have sufficient capacity.
v. The amount of noise and traffic generated by the proposed use is negligible and will not adversely affect the public or surrounding property owners.
c. The proposed use is compatible with the existing authorized uses on surrounding and adjacent properties.
i. The proposed use is similar to manufacturing, transportation and warehousing uses of surrounding and adjacent properties. d. The lot has adequate off-street parking and loading facilities, and vehicle maneuverability for the proposed use.
i. The lot will provide adequate off-street parking and loading facilities. ii. All parking and loading activities will remain within the existing lot and will not interfere with vehicle maneuverability or traffic flow and will not affect neighboring properties.
e. The location, operation and design for the proposed use are consistent with the General Plan, any applicable specific plan and the City’s zoning regulations.
i. The proposed use is consistent with the City’s Zoning Code and General Plan upon approval of a CUP.
Resolution No. 2026-038
_______________________
f. The use is consistent with all applicable Federal, State, and local laws, rules and regulations.
i. The proposed use is consistent with all applicable Federal, State, and local laws, rules and regulations because the conditions of approval require the Applicant to obtain and maintain all required permits. g. The proposed use will not have a significant adverse impact on the general welfare from noise, increased traffic, interference with the flow of traffic, or dust.
i. Sufficient on-site parking, loading and maneuvering area will be provided, and the project has access to 27th Street, which is of adequate size and pavement type to handle the traffic generated by the proposed project.
ii. The proposed project will not cause excess noise or dust. h. The conditions applied to the permit are necessary to protect the public health, safety, and general welfare.
i. All of the conditions imposed on the Project are necessary to protect the public health, safety and general welfare because the conditions are limited in nature and ensure that the property is used in a manner consistent with that represented by the applicant.
3. Pursuant to the Vernon Municipal Code section 17.72.100, the City Council has imposed the following conditions on the conditional use permit to protect the public health, safety and welfare:
a. The facility shall be operated in accordance with all current codes, rules, and regulations adopted by the City of Vernon, the State of California and other governmental agencies not otherwise addressed by this CUP, and is subject to all applicable fees.
b. The facility shall be operated in a manner that prevents unsanitary conditions, vermin, odors and other nuisances.
c. The in-vessel digestion operation shall be conducted entirely within the building. No operation or material staging shall occur outdoors. d. All work shall conform to City Standards. No changes shall be made to the approved site plan or installed equipment except with the prior approval from the Director of Public Works – City Engineer.
e. The facility shall be operated in a manner that will not impede traffic on 27th Street. No truck maneuvering, truck staging or truck parking associated with the facility shall take place offsite or on the public street without prior approval from the Public Works Department.
f. The property owner and any successors in interest shall indemnify, hold harmless and defend the City of Vernon, its officers, agents and employees from and all claims, complaints or petitions for: (1) damages, losses expenses resulting from bodily injury, sickness, disease, disability or death arising from the operation of the facility excluding claim resulting from the sole negligence or intentional misconduct of the City, its officers, agents or employees; (2) a peremptory writ or other relief by way of injunction, Resolution No. 2026-038
_______________________
mandamus, or administrative mandamus; and (3) legal expenses and attorney’s fees incurred by the City of Vernon on behalf of any party in such actions. The City of Vernon does not waive its right to participate in the defense of any such action.
g. The facility shall conform with South Coast Air Quality Management District (SCAQMD) Rule 402 (Nuisance) and Rule 410 (Odors from Transfer Stations and Waste Recovery Facilities).
h. The facility shall meet all applicable requirements of Section 17407.2 (Cleaning) of Title 14 of the California Code of Regulations. i. The Permittee shall provide the City with a Pest Control Management Plan for review and approval by the City prior to commencing operations and shall implement the approved plan. The City may require modifications to the plan at any time. At a minimum, the plan shall include the following:
• Assessment and Identification
• Prevention Strategies
• Treatment Methods
• Monitoring and Maintenance
• Documentation and Compliance
j. The Permittee shall submit a Waste Management Plan for City review and approval prior commencing operations and shall implement the approved plan. The City may require modifications to the plan at any time. At a minimum, the plan shall include the following:
• Waste source identification
• Waste collection and handling
• Composting process management
• Facility maintenance and safety
• End-Product Utilization
k. The Permittee shall provide an Odor Management Plan for City review and approval prior to commencing operations and shall implement the approved plan. The City may require modifications to the plan at any time. At a minimum, the plan shall require the following:
• Minimizing onsite waste storage, in both the facility and loaded trailers, by immediately loading odorous or potentially odorous waste into composting vessels.
• Incorporating odor-neutralizing systems.
• Remove all waste from the tipping floor/pit and box at the end of each operating day, then clean those areas to remove residual material. • Use enclosed trailers whenever loaded trailers must sit on site temporarily before transfer.
• Remove containers, trailers and trucks containing waste from the site at the end of each operating day.
• ”First-in, first-out” waste handling so that waste does not sit on site for extended periods.
Resolution No. 2026-038
_______________________
• Regular cleaning of site, building catch basins, floor drains, and drainage systems to prevent buildup of odor-causing residue. • Periodic treatment of drainage systems with odor-neutralizing and bacteria-inhibiting solutions.
• Diversion of odorous waste loads to other facilities during adverse weather conditions.
• Refusal of highly odorous waste.
• Practicing other “good housekeeping” measures, including regularly cleaning and disinfection of containers, equipment, and surfaces that contact waste.
• An overhead misting system for dust and odor control, with odor neutralizers distributed through nozzles at building entrances, above the tipping floor and at the trailer load out area. The system shall remain operational during all receiving hours and whenever wastehandling activities occur. l. The Permittee shall submit a Liter Control Plan for City review and approval prior to commencing operations. The City may require modifications to the plan at any time. At a minimum, the plan shall require:
• Installation, at each point of vehicle egress from the site, a wheel shaker/wheel spreading device consisting of raised dividers (rails, pipes, or grates) at least 24 feet long remove bulk waste from tires and vehicle undercarriages before vehicles exit the site. Devices shall be maintained as necessary to remove accumulated waste. • Removal, by the end of each workday or shift, of all waste tracked onto the public right-of-way by vehicles entering or exiting the site, including waste liquids, regardless of distance from the site. • Regular inspection of truck seals to prevent spillage to and from the site, and compliance with all track-out mitigation requirements. • Maintenance of current 24-hour contact information, provided to the Public Works Department, for a person authorized to promptly implement odor and litter control measures.
m. The Permittee shall maintain a daily operational log for source separated organics processed, including, the date of operation, the weight processed that day in tons per day (TPD), and the cumulative weight of processed since the beginning of the calendar month. The records shall be kept and maintained for a minimum of two years and shall be made available to the City personnel upon request.
n. All records required by SCAQMD to demonstrate compliance with its permit, including records of inspections, corrective actions, and monitoring, shall be retained for a minimum of two years and shall be made available to City personnel upon request.
o. Outdoor equipment and vehicle storage and activities shall be screened or otherwise hidden so as not to be visible from the street. The screen shall be maintained in good condition.
Resolution No. 2026-038
_______________________
p. The property owner shall submit written acceptance of and agreement with these conditions within thirty (30) days of the date this CUP is approved. The CUP shall be void if written acceptance is not submitted within that period. q. All structures, equipment and vehicles on or immediately adjacent to the Property shall be maintained free of graffiti. Graffiti shall be removed within 24 hours of initial discovery.
r. At all times, the site shall be maintained in good condition, free of weeds, rubbish and debris, and secured from public access.
s. City staff shall inspect at least monthly to ensure compliance with these conditions.
t. Noncompliance with any of these conditions constitutes grounds for the City to void this CUP, disconnect utilities, and/or pursue appropriate enforcement action including citation and/or fines for a violation. u. Prior to commencing operations, the Permittee shall submit a Fire Prevention and Life Safety Plan addressing the storage, handling, and processing of organic material and including measures to detect and prevent self-heating and spontaneous combustion of feedstock and compost piles, for review and approval by the Los Angeles County Fire Department and the City. The facility shall at all times comply with applicable Fire Code requirements.
v. The Permittee shall maintain a written Employee Health and Safety Plan addressing exposure to dust, bioaerosols, and equipment hazards associated with composting operations. All employees shall be trained on the plan, which shall be made available to City personnel upon request. w. The Permittee shall obtain and comply with all applicable stormwater discharge permits, including Industrial General Permit coverage under the National Pollutant Discharge Elimination System (NPDES) if applicable. All process water, leachate, and contact water shall be contained on site and shall not be discharged to the storm drain system.
x. The facility shall comply with the noise standards set forth in the VMC. If operations result in noise levels exceeding those standards at the property line, the Permittee shall implement noise abatement measures as directed by the City.
y. The facility shall not accept hazardous waste or any waste other than source-separated organic waste. The Permittee shall maintain a written protocol for identifying, rejecting, and properly disposing of any prohibited or contaminated material inadvertently received, and shall notify the City and any applicable regulatory agency within 24 hours of any such occurrence. z. Prior to commencing operations, the Permittee shall submit a Contingency and Closure Plan describing the procedures for safely ceasing operations and removing all stored material and waste from the Property, including financial assurance in a form acceptable to the City.
aa.The Permittee shall maintain commercial general liability insurance in an amount and form acceptable to the City, naming the City of Vernon as an Resolution No. 2026-038
_______________________
additional insured, and shall provide evidence of coverage annually. bb.This CUP shall be subject to administrative review by the Director of Public Works – City Engineer one year after commencement of operations, and periodically thereafter as the City determines, to confirm compliance with all conditions of approval.
The City Council of the City of Vernon determines that the evidence in the record constitutes substantial evidence to support the actions taken and the findings made in this Resolution, that the facts in this Resolution are supported by substantial evidence in the record, including testimony received at the public hearing, the staff presentations, the staff report, and all materials in the project files. The City Council of the City of Vernon expressly declares that it considered all evidence presented and reached these findings after due consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF VERNON AS FOLLOWS:
SECTION 2. The City Council of the City of Vernon hereby finds and determines that the above recitals are true and correct.
SECTION 3. The City Council of the City of Vernon hereby authorizes a Conditional Use Permit to be granted to Dyrt Labs, Inc to operate an indoor food waste composting facility at 2550 27th Street.
SECTION 4. Severability. If any provision of this Resolution or the application thereof to any person or circumstance is held invalid, such invalidity shall not affect other provisions or applications, and to this end, the provisions of this Resolution are declared to be severable.
/ / /
/ / /
/ / /
/ / /
/ / /
Resolution No. 2026-038
_______________________
SECTION 5. The City Clerk, or Deputy City Clerk, shall certify the passage and adoption of this resolution and enter it into the book of original resolutions.
APPROVED AND ADOPTED August 18, 2026.
MELISSA YBARRA, Mayor
ATTEST:
GENOVEVA ROCHA, City Clerk
APPROVED AS TO FORM:
ZAYNAH MOUSSA-MILWARD,
City Attorney
Resolution No. 2026-038
_______________________
CERTIFICATION
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF VERNON )
I do hereby certify that the attached is a true copy of Resolution No. 2026-038 that was passed and adopted at the Regular Meeting held on August 18, 2026, by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
__________________________
GENOVEVA ROCHA, City Clerk