How would a change in zoning designation affect the value of my property?

 Property values could be affected by changes in zoning in a variety of ways subject to the real estate market. Depending on its size and location, a particular underutilized property could become more valuable under a new zoning designation that provides for more development options or greater densities. However, in the end, the effect that a zoning change may have on property value is speculative and hence, cannot be predicted.

When will proposed improvements and projects be built?

 The Westside Project will set out a vision for the Westside of Vernon, but implementation of the vision is expected to occur over a long period. While no one knows just how long, the plan’s Environmental Impact Report will assume that implementation will take 20-25 years. Envisioned development on private land is dependent upon the timeline of that landowner, while envisioned changes to public land (streets, plazas, publicly-owned land) will happen as resources and circumstances permit.

Has the City already decided what will be changed?

 No. Public input that is continued to be received at workshops, on social media and at public hearings will be used to consider the types and extent of changes that will be proposed.

How do I get more information about this project?

 Sign up at the bottom of the page to receive updates about the plan and check this website regularly to learn about the latest project news. If you cannot find the information you need on this website or have additional questions, please use the ‘Contact Us’ form at the bottom of the page.

Who are the consultants working with the City on this project?

 The City has selected The Arroyo Group, a planning and urban design firm located in Pasadena, California, to prepare the Specific Plan. For over forty years, The Arroyo Group has created award winning land use and design plans in the western United States that have been, and are continuing to be, successfully implemented. The Arroyo Group Team includes a variety of disciplines necessary for this complex project, including planning, urban design, architecture, economics, transportation planning, civil engineering, public engagement support, environmental assessment, and implementation.

“How will this affect me?”

I am a property owner. If the Plan allows a more diverse range of land uses, and/or streamlines the development review and approval processes, you might realize the opportunity to market your property to more types of uses, with resultant increases in rents and land value.

I am a business owner of heavy industry. The planning area is generally that swath of the City west of Santa Fe Ave. and Pacific Blvd. to the City boundary at Alameda St., where few heavy industrial facilities are located, and within the planning area, the team is undertaking extensive studies to direct growth and change away from heavy industrial uses that might create nuisances on other uses. Nevertheless, to the extent that the Plan permits development of sensitive land uses such as residential, retail and/or entertainment in your area, you might feel pressure to mitigate negative environmental impacts of your operation.  A more diverse pattern of land use, however, may provide more opportunities for your employees to enjoy their lunch break or to live within close proximity to their work, and may make it easier for you to recruit good employees.

I am a small manufacturer. You may also find it easier to recruit good employees, who might be able to live much closer to work and to enjoy local eating and retail facilities.  You may be able to take advantage of the City’s present laws allowing sale of your products from your business, particularly if the plan provides nearby public parking or other means of access for your customers.  However, if the plan permits more intensive use of your location, you may find it necessary to relocate or pay higher rent.

I am an employee in Vernon. You might enjoy easier access to work on public transportation, or even be able to live near enough to your employment to walk or ride a bicycle to work.  You might find new restaurants for lunch, or be able to buy convenience goods on your way home.

I am a resident of Vernon. If more diverse land uses are permitted, and if there is a sufficient increase in the number of Vernon residents, you might be able to enjoy interesting shops, restaurants and entertainment, or find recreational opportunities in close proximity to your home. Overall, Vernon might become a more comfortable place to live and to entertain guests.