Covina City Council
March 17, 2026

8408-022-029 MARSH,CAROL L AND MINACORI,LAURIE 800 W GRONDAHL ST UNIT J COVINA CA 91722 800 W GRONDAHL ST UNIT J COVINA CA 91722 8408-022-036 CHAN,KENNETH M AND ROSE M 801 W GRONDAHL ST UNIT G COVINA CA 91722 772 W HUNTINGTON DR UNIT F ARCADIA CA 91007 8408-022-025 BARBOSA,EDUARDO AND ALICIA 800 W GRONDAHL ST UNIT F COVINA CA 91722 800 W GRONDAHL ST UNIT F COVINA CA 91722 8408-022-032 CARREON,TERESA J 801 W GRONDAHL ST UNIT C COVINA CA 91722 801 W GRONDAHL ST UNIT C COVINA CA 91722 8408-022-033 WANG,HAOBO AND LIN,XIAOYAN 801 W GRONDAHL ST UNIT D COVINA CA 91722 801 W GRONDAHL ST UNIT D COVINA CA 91722 8408-022-045 CHANG,VICENTE W AND DORA M TRS 813 W GRONDAHL ST UNIT F COVINA CA 91722 813 W GRONDAHL ST UNIT F COVINA CA 91722 8408-022-048 TANG,SHARON S AND GARCIA,ANGELA S 815 W GRONDAHL ST UNIT D COVINA CA 91722 815 W GRONDAHL ST UNIT D COVINA CA 91722 8408-022-049 TORRES MEDINA,JANET TR TORRES 815 W GRONDAHL ST UNIT C COVINA CA 91722 815 W GRONDAHL ST UNIT C COVINA CA 91722 8408-022-044 LOPEZ,OLIVIA A 813 W GRONDAHL ST UNIT E COVINA CA 91722 813 W GRONDAHL ST UNIT E COVINA CA 91722 8408-022-046 LAI,LEONARD C AND BERTA L 815 W GRONDAHL ST UNIT F COVINA CA 91722 815 W GRONDAHL ST UNIT F COVINA CA 91722 8408-022-040 GAMEZ,LUCIA B 813 W GRONDAHL ST UNIT A COVINA CA 91722 813 W GRONDAHL ST UNIT A COVINA CA 91722 8408-022-042 MUNOZ,PATRICIA 813 W GRONDAHL ST UNIT C COVINA CA 91722 813 W GRONDAHL ST UNIT C COVINA CA 91722 8408-022-039 AGUIRRE,RUBEN E AND ELSA L TRS AGUIRRE,RUBEN E AND ELSA L 801 W GRONDAHL ST UNIT J COVINA CA 91722 100 LOS HIGOS ST ALHAMBRA CA 91801 8408-022-041 PANOL,IMELDA V TR IMELDA V 813 W GRONDAHL ST UNIT B COVINA CA 91722 813 W GRONDAHL ST UNIT B COVINA CA 91722 8408-022-043 SONG,YANMING AND DING,YAN 813 W GRONDAHL ST UNIT D COVINA CA 91722 813 W GRONDAHL ST UNIT D COVINA CA 91722 8408-022-047 SCHAADT,RONALD E TR RONALD E 815 W GRONDAHL ST UNIT E COVINA CA 91722 815 W GRONDAHL ST UNIT E COVINA CA 91722 8408-022-050 MURRAY,KATIE M TR KATIE M 815 W GRONDAHL ST UNIT B COVINA CA 91722 815 W GRONDAHL ST UNIT B COVINA CA 91722 8408-022-051 PADILLA,LETICIA M TR LETICIA M 815 W GRONDAHL ST UNIT A COVINA CA 91722 815 W GRONDAHL ST UNIT A COVINA CA 91722 8408-022-052 PANAMENO,HERBERTH 809 W GRONDAHL ST UNIT A COVINA CA 91722 809 W GRONDAHL ST UNIT A COVINA CA 91722 8408-022-061 HART,ROBERT P CO TR ROBERT P 811 W GRONDAHL ST UNIT F COVINA CA 91722 811 W GRONDAHL ST UNIT F COVINA CA 91722 8408-022-067 STOFFER,MICHAEL AND KRISTINA TRS STOFFER,KRISTINA 805 W GRONDAHL ST UNIT B COVINA CA 91722 1006 CALLE FRONDOSA SAN DIMAS CA 91773 8408-022-053 LAUDER,SYLVIA P TR SYLVIA P 809 W GRONDAHL ST UNIT B COVINA CA 91722 1370 CITRUS ST LA HABRA HEIGHTS CA 90631 8408-022-056 LEE,JENNIFER J TR JENNIFER J 811 W GRONDAHL ST UNIT A COVINA CA 91722 11 MOSSDALE CT AZUSA CA 91702 8408-022-058 HART,ROBERT P CO TR ROBERT P 811 W GRONDAHL ST UNIT C COVINA CA 91722 1201 N ARMEL DR COVINA CA 91722 8408-022-060 DUONG,TONY 811 W GRONDAHL ST UNIT E COVINA CA 91722 811 W GRONDAHL ST UNIT E COVINA CA 91722 8408-022-057 AGUILAR,MARIA L CO TR MARIA L 811 W GRONDAHL ST UNIT B COVINA CA 91722 16645 E BROOKPORT ST COVINA CA 91722 8408-022-059 CALUYA,PATRICK G 811 W GRONDAHL ST UNIT D COVINA CA 91722 PO BOX 26800 SAN FRANCISCO CA 94111 8408-022-074 CAVANAUGH,RACHEL A 804 W GRONDAHL ST UNIT E COVINA CA 91722 804 W GRONDAHL ST UNIT E COVINA CA 91722 8408-022-055 REYES,JOEL R 809 W GRONDAHL ST UNIT D COVINA CA 91722 809 W GRONDAHL ST UNIT D COVINA CA 91722 8408-022-062 CHE,FRANCIS AND DIANA TRS CHE 807 W GRONDAHL ST UNIT A COVINA CA 91722 1143 E MEADOW WOOD DR COVINA CA 91724 8408-022-066 LEE,YUEN FONG S AND LEE,YUEN HAN J 805 W GRONDAHL ST UNIT A COVINA CA 91722 84 SEA HOLLY WAY HENDERSON NV 89074 8408-022-069 BERNAL,JUAN R AND MACIAS,LUCILA 805 W GRONDAHL ST UNIT D COVINA CA 91722 805 W GRONDAHL ST UNIT D COVINA CA 91722 8408-022-083 KITCHEN,DON M AND JANICE C TRS 812 W GRONDAHL ST UNIT D COVINA CA 91722 PO BOX 832 LAKE ARROWHEAD CA 92352 8408-022-073 MUNOZ,FRANCISCO L 804 W GRONDAHL ST UNIT D COVINA CA 91722 804 W GRONDAHL ST UNIT D COVINA CA 91722 8408-022-080 BLAKELY,LATOYA 812 W GRONDAHL ST UNIT A COVINA CA 91722 812 W GRONDAHL ST UNIT A COVINA CA 91722 8408-022-065 HUI,NANCY 807 W GRONDAHL ST UNIT D COVINA CA 91722 807 W GRONDAHL ST UNIT D COVINA CA 91722 8408-022-070 HSIEH,KELVIN TR HSIEH AND TU 804 W GRONDAHL ST UNIT A COVINA CA 91722 21 WINDING WAY IRVINE CA 92620 8408-022-072 GOMEZ,FRANCISCO R AND FRANCIS D 804 W GRONDAHL ST UNIT C COVINA CA 91722 804 W GRONDAHL ST UNIT C COVINA CA 91722 8408-022-068 TANG,MIU PING 805 W GRONDAHL ST UNIT C COVINA CA 91722 805 W GRONDAHL ST UNIT C COVINA CA 91722 8408-022-082 AGUILAR,RAQUEL E TR RAQUEL E 812 W GRONDAHL ST UNIT C COVINA CA 91722 812 W GRONDAHL ST UNIT C COVINA CA 91722 8408-022-071 HARGIS,WILLIAM J 804 W GRONDAHL ST UNIT B COVINA CA 91722 804 W GRONDAHL ST UNIT B COVINA CA 91722 8408-022-079 ROTH,MATTHEW J 806 W GRONDAHL ST UNIT D COVINA CA 91722 806 W GRONDAHL ST UNIT D COVINA CA 91722 8408-022-081 PHILLIPS,GARY L AND CHARLENE R AND PHILLIPS,JAMIE R 812 W GRONDAHL ST UNIT B COVINA CA 91722 15951 MARACAIBO PL HACIENDA HEIGHTS CA 91745 8408-022-086 ALONZO,RICHARD CO TR ALONZO AND 809 W GRONDAHL ST UNIT C COVINA CA 91722 809 W GRONDAHL ST UNIT C COVINA CA 91722 8408-022-075 GONZALEZ,ESPERANZA T 804 W GRONDAHL ST UNIT F COVINA CA 91722 624 S FIRCROFT ST WEST COVINA CA 91791 8420-014-060 ESCOBAR,ALAN AND RODRIGUEZ,CINTHYA AND VALENZUELA,FREDY 957 W CYPRESS ST COVINA CA 91722 957 W CYPRESS ST COVINA CA 91722 8420-014-053 SALM,CATHY L 1025 W CYPRESS ST COVINA CA 91722 1025 W CYPRESS ST COVINA CA 91722 8420-014-063 TANG,DAVID AND SHARON TRS CHAN 971 W CYPRESS ST COVINA CA 91722 971 W CYPRESS ST UNIT 1 COVINA CA 91722 8420-014-052 DUONG,HUNG C 1033 W CYPRESS ST COVINA CA 91722 8309 DOROTHY ST ROSEMEAD CA 91770 8420-014-057 QUACH,STEVE Y CO TR SKAC QUACH 1011 W CYPRESS ST COVINA CA 91722 13424 WINDY MEADOW LN SILVER SPRING MD 20906 8420-014-058 TELLIS,D ORVAL AND JUANITA 0 0 936 S GRETTA AVE WEST COVINA CA 91790 8426-012-013 MASONIC HOMES OF CALIFORNIA 1650 E OLD BADILLO ST COVINA CA 91724 1111 CALIFORNIA ST SAN FRANCISCO CA 94108 8426-012-014 MASONIC HOMES OF CALIFORNIA 1650 E OLD BADILLO ST COVINA CA 91724 1111 CALIFORNIA ST SAN FRANCISCO CA 94108 8426-012-012 MASONIC HOMES OF CALIF 161 S N REEDER AVE COVINA CA 91724 1111 CALIFORNIA ST SAN FRANCISCO CA 94108 8426-012-015 MASONIC HOMES OF CALIFORNIA 1650 E OLD BADILLO ST COVINA CA 91724 1111 CALIFORNIA ST SAN FRANCISCO CA 94108 8427-002-040 CORDOBA,SHEYLA C 774 N GLENDORA AVE COVINA CA 91724 774 N GLENDORA AVE COVINA CA 91724 8427-002-042 SCHWABLE,MICHAEL 778 N GLENDORA AVE COVINA CA 91724 778 N GLENDORA AVE COVINA CA 91724

8427-002-044 GUTIERREZ,EDNA S TR EDNA S 782 N GLENDORA AVE COVINA CA 91724 782 N GLENDORA AVE COVINA CA 91724 8427-002-046 FLORES,CHRISTINA 770 N GLENDORA AVE COVINA CA 91724 770 N GLENDORA AVE UNIT 7 COVINA CA 91724 8427-002-043 SHORE,KEVIN M AND BARBARA A TRS 780 N GLENDORA AVE COVINA CA 91724 415 N BANNA AVE COVINA CA 91724 8427-002-045 ORMSBY,WENDL M AND CHERYL C 772 N GLENDORA AVE COVINA CA 91724 772 N GLENDORA AVE COVINA CA 91724 8427-002-041 HERNANDEZ,CARLOS AND VERDUZCO,PATRICIA 776 N GLENDORA AVE COVINA CA 91724 776 N GLENDORA AVE COVINA CA 91724 8427-002-048 NGO,FRANKIE C 766 N GLENDORA AVE COVINA CA 91724 766 N GLENDORA AVE COVINA CA 91724 8427-002-047 DURAN,GABRIELA 768 N GLENDORA AVE COVINA CA 91724 768 N GLENDORA AVE COVINA CA 91724 8427-002-049 ALJAWHAR,HAKKI 764 N GLENDORA AVE COVINA CA 91724 764 N GLENDORA AVE COVINA CA 91724 8427-010-029 MEIJER,ANA P TR MEIJER BOYS 620 N GLENDORA AVE COVINA CA 91724 3544 N PATRITTI AVE BALDWIN PARK CA 91706 8427-010-026 CAZARES,ORLANDO 614 N GLENDORA AVE COVINA CA 91724 614 N GLENDORA AVE UNIT 1 COVINA CA 91724 8427-010-027 KANEMOTO,SCOTT 616 N GLENDORA AVE COVINA CA 91724 616 N GLENDORA AVE COVINA CA 91724 8427-010-033 PRUSSAK,LEEANN 628 N GLENDORA AVE COVINA CA 91724 628 N GLENDORA AVE COVINA CA 91724 8427-010-035 RAFTER,RAYMOND TR RAYMOND 632 N GLENDORA AVE COVINA CA 91724 632 N GLENDORA AVE COVINA CA 91724 8427-010-031 LEUNG,CINDY SIN TING 624 N GLENDORA AVE COVINA CA 91724 769 E RUDDOCK ST COVINA CA 91723 8427-010-028 SALDIVAR,ANGEL 618 N GLENDORA AVE COVINA CA 91724 618 N GLENDORA AVE COVINA CA 91724 8427-010-032 HOOVER,JACQUELINE C 626 N GLENDORA AVE COVINA CA 91724 626 N GLENDORA AVE COVINA CA 91724 8427-010-030 JAMES,LISA A 622 N GLENDORA AVE COVINA CA 91724 622 N GLENDORA AVE COVINA CA 91724 8427-010-034 LOPEZ,VINCENT M AND MELISSA TRS 630 N GLENDORA AVE COVINA CA 91724 714 S MIDHURST DR COVINA CA 91724 8427-010-036 NGO,JIMMY C AND DANG,MAI P 634 N GLENDORA AVE COVINA CA 91724 634 N GLENDORA AVE COVINA CA 91724 8427-027-015 YU,XIAOHUI 102 N GLENDORA AVE COVINA CA 91724 102 N GLENDORA AVE UNIT 2 COVINA CA 91724 8427-027-016 EVANS,DENNIS J AND VALERIE R TRS 104 N GLENDORA AVE COVINA CA 91724 104 N GLENDORA AVE COVINA CA 91724 8427-027-014 TAINO,CESAR R AND TAINO,GERALDINE B 100 N GLENDORA AVE COVINA CA 91724 100 N GLENDORA AVE COVINA CA 91724 8427-027-019 SIAUW,HEINRICH AND MORTERO,ESTHER 118 N GLENDORA AVE COVINA CA 91724 118 N GLENDORA AVE COVINA CA 91724 8427-027-020 SMITH,BOYD C AND SHARYN 120 N GLENDORA AVE COVINA CA 91724 120 N GLENDORA AVE COVINA CA 91724 8427-027-022 DE LEON,MAYRA 130 N GLENDORA AVE COVINA CA 91724 130 N GLENDORA AVE UNIT 9 COVINA CA 91724 8427-027-024 TANG,AMY AND WANG,ANNIE 134 N GLENDORA AVE COVINA CA 91724 134 N GLENDORA AVE COVINA CA 91724 8427-027-023 ARRANAGA,CAROL AND WILLIAMS,ANTHONY 132 N GLENDORA AVE COVINA CA 91724 132 N GLENDORA AVE COVINA CA 91724 8427-027-025 MENDOZA,PAMELA 136 N GLENDORA AVE COVINA CA 91724 136 N GLENDORA AVE COVINA CA 91724 8427-027-027 CERINI,CELINE 158 N GLENDORA AVE COVINA CA 91724 158 N GLENDORA AVE 14 COVINA CA 91724 8427-027-029 LANGLEY,TISHA S 154 N GLENDORA AVE COVINA CA 91724 154 N GLENDORA AVE COVINA CA 91724 8427-027-017 CORTEZ,EDWARD E 106 N GLENDORA AVE COVINA CA 91724 106 N GLENDORA AVE 4 WEST COVINA CA 91724 8427-027-018 HARA,KAREN K TR KAREN K HARA 116 N GLENDORA AVE COVINA CA 91724 1114 W 163RD ST UNIT 2 GARDENA CA 90247 8427-027-031 ZARATE,STELLA I TR STELLA I 150 N GLENDORA AVE COVINA CA 91724 323 S ANGELENO AVE AZUSA CA 91702 8427-027-021 KANAKAMEDALA,KANAKARATNAM AND SUSEELA 122 N GLENDORA AVE COVINA CA 91724 122 N GLENDORA AVE COVINA CA 91724 8427-027-028 GAYNOR,GERALD V CO TR GAYNOR 156 N GLENDORA AVE COVINA CA 91724 1345 VIA ESPERANZA SAN DIMAS CA 91773 8427-027-039 MERAS,ANITA TR ANITA MERAS 126 N GLENDORA AVE COVINA CA 91724 126 N GLENDORA AVE COVINA CA 91724 8427-027-026 ELLORIN,CECILLE G 160 N GLENDORA AVE COVINA CA 91724 160 N GLENDORA AVE COVINA CA 91724 8427-027-041 URRUTIA,JUSTINE 114 N GLENDORA AVE COVINA CA 91724 114 N GLENDORA AVE UNIT 28 COVINA CA 91724 8427-027-043 MURPHY,MICHELLE T 110 N GLENDORA AVE COVINA CA 91724 110 N GLENDORA AVE COVINA CA 91724 8427-027-033 HAYES,JENNIE A AND HARDEN,CATHY 146 N GLENDORA AVE COVINA CA 91724 146 N GLENDORA AVE COVINA CA 91724 8427-027-034 ALMAGUER,ANTHONY A AND VEGA,DANIELLE N 144 N GLENDORA AVE COVINA CA 91724 144 N GLENDORA AVE COVINA CA 91724 8427-027-030 WEINER,MARCY 152 N GLENDORA AVE COVINA CA 91724 152 N GLENDORA AVE COVINA CA 91724 8427-027-037 FRIAS,RITA ET AL FRIAS,VIVIDINA 138 N GLENDORA AVE COVINA CA 91724 138 N GLENDORA AVE 24 COVINA CA 91724 8427-027-044 CHANDLER,SIRRUS F 108 N GLENDORA AVE COVINA CA 91724 108 N GLENDORA AVE COVINA CA 91724 8427-027-045 ARAUJO,VICTOR AND HERRERA,ANGELA 190 N GLENDORA AVE COVINA CA 91724 190 N GLENDORA AVE COVINA CA 91724 8427-027-047 LAUCIELLO,WENDY AND SEELY,DARREN A 194 N GLENDORA AVE COVINA CA 91724 194 N GLENDORA AVE COVINA CA 91724 8427-027-048 CALCAGNINI,NANCY J TR NANCY 196 N GLENDORA AVE COVINA CA 91724 196 N GLENDORA AVE COVINA CA 91724 8427-027-051 JACOBS,JOANNA TR JOANNA JACOBS 214 N GLENDORA AVE #71 COVINA CA 91724 389 SNOWBIRD LN CORONA CA 92882 8427-027-065 LUO,NONG CO TR LUO AND CHEN 184 N GLENDORA AVE COVINA CA 91724 184 N GLENDORA AVE COVINA CA 91724 8427-027-040 MATTHEWS,JAMES L AND SALLY A 124 N GLENDORA AVE COVINA CA 91724 124 N GLENDORA AVE COVINA CA 91724 8427-027-042 HATCHMAN,JEFFREY W 112 N GLENDORA AVE COVINA CA 91724 43 PINE HILL AVE NORWALK CT 6855 8427-027-057 KAMALANATHAN,UMESH T CO TR 212 N GLENDORA AVE COVINA CA 91724 1381 DARNELL ST UPLAND CA 91784 8427-027-059 WATTER,MICHAEL S AND JACQUELINE M 208 N GLENDORA AVE COVINA CA 91724 208 N GLENDORA AVE COVINA CA 91724 8427-027-056 FIZONE,JANICE C 224 N GLENDORA AVE COVINA CA 91724 224 N GLENDORA AVE COVINA CA 91724 8427-027-058 BURGESS,GREGORY P AND RAMONA TRS 210 N GLENDORA AVE COVINA CA 91724 210 N GLENDORA AVE COVINA CA 91724 8427-027-060 QIE,HONGMIN TR HONGMIN QIE TRUST 206 N GLENDORA AVE COVINA CA 91724 206 N GLENDORA AVE COVINA CA 91724 8427-027-036 HARDING,MICHELE TR MICHELE 140 N GLENDORA AVE COVINA CA 91724 140 N GLENDORA AVE COVINA CA 91724

8427-027-038 STEPHENSON,LIZA E 128 N GLENDORA AVE COVINA CA 91724 128 N GLENDORA AVE UNIT 25 COVINA CA 91724 8427-027-061 PROCTOR,KATHERINE S 204 N GLENDORA AVE COVINA CA 91724 204 N GLENDORA AVE COVINA CA 91724 8427-027-063 ORLIK,PAVEL P AND IRINA P 188 N GLENDORA AVE COVINA CA 91724 188 N GLENDORA AVE COVINA CA 91724 8427-027-046 SHEFFER,TRACY A 192 N GLENDORA AVE COVINA CA 91724 2258 OXFORD AVE CARDIFF BY THE SEA CA 92007 8427-027-053 SAN,KEI 218 N GLENDORA AVE NO 73 COVINA CA 91724 218 N GLENDORA AVE UNIT 73 COVINA CA 91724 8427-027-064 OCHOA,ALEJANDRA C 186 N GLENDORA AVE COVINA CA 91724 186 N GLENDORA AVE UNIT 84 COVINA CA 91724 8427-027-032 HSIEH,KELVIN TR HSIEH AND TU 148 N GLENDORA AVE COVINA CA 91724 21 WINDING WAY IRVINE CA 92620 8427-027-035 AVERILL,ROBERT E 142 N GLENDORA AVE UNIT 22 COVINA CA 91724 142 N GLENDORA AVE 22 COVINA CA 91724 8427-027-055 CHAO,CHARLES T AND EMMA C 222 N GLENDORA AVE COVINA CA 91724 222 N GLENDORA AVE COVINA CA 91724 8427-027-062 JOHNSON,ROYCEANNE 202 N GLENDORA AVE COVINA CA 91724 202 N GLENDORA AVE UNIT 82 COVINA CA 91724 8427-027-069 NASRI,OMAR A AND NASRI,AHMAD AND VERONICA 176 N GLENDORA AVE COVINA CA 91724 176 N GLENDORA AVE COVINA CA 91724 8427-027-052 RODENBORN,PATRICK A CO TR 216 N GLENDORA AVE COVINA CA 91724 216 N GLENDORA AVE COVINA CA 91724 8427-027-054 CHAWLA,SANDEEP 220 N GLENDORA AVE COVINA CA 91724 324 S DIAMOND BAR BLVD # 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68 COVINA CA 91722 8434-014-027 REN,JUAN TR JUAN REN BUTTERFLY 688 N RIMSDALE AVE NO 69 COVINA CA 91722 688 N RIMSDALE AVE UNIT 69 COVINA CA 91722 8434-014-016 COLINA,SAMUEL S TR SAMUEL AND 688 N RIMSDALE AVE NO 73 COVINA CA 91722 688 N RIMSDALE AVE UNIT 73 COVINA CA 91722 8434-014-023 GARCIA,FRANCISCO AND SOCORRO TRS 688 N RIMSDALE AVE NO 97 COVINA CA 91722 688 N RIMSDALE AVE UNIT 97 COVINA CA 91722 8434-014-030 FOTOOHI,PAYMAN CO TR PAYMAN 688 N RIMSDALE AVE NO 72 COVINA CA 91722 688 N RIMSDALE AVE UNIT 72 COVINA CA 91722 8434-014-017 NOMURA,FRED N 688 N RIMSDALE AVE NO 74 COVINA CA 91722 527 MOLINO ST UNIT 207 LOS ANGELES CA 90013 8434-014-038 LIU,WAN INH AND CHEN,JENNIFER 688 N RIMSDALE AVE #66 COVINA CA 91722 688 N RIMSDALE AVE UNIT 66 COVINA CA 91722 8434-014-041 ABAD,NIDA C ET AL CACHO,JAIME 688 N RIMSDALE AVE NO 101 COVINA CA 91722 1417 KECK RD CHULA VISTA CA 91913 8434-014-018 TRAN,PHUONG MINH AND NGUYEN,LINH H 688 N RIMSDALE AVE NO 92 COVINA CA 91722 688 N RIMSDALE AVE UNIT 92 COVINA CA 91722 8434-014-020 SARKISIAN,ROZALIN 688 N RIMSDALE AVE NO 94 COVINA CA 91722 688 N RIMSDALE AVE NO 94 COVINA CA 91722 8434-014-037 ANIS,HESHAM M AND SHERRY 688 N RIMSDALE AVE NO 65 COVINA CA 91722 688 N RIMSDALE AVE UNIT 65 COVINA CA 91722 8434-014-019 LOUIE,SUSAN R 688 N RIMSDALE AVE NO 93 COVINA CA 91722 688 N RIMSDALE AVE NO 93 COVINA CA 91722 8434-014-021 HONGSDUSIT,LEE AND ORANUH TRS L 688 N RIMSDALE AVE NO 95 COVINA CA 91722 688 N RIMSDALE AVE UNIT 95 COVINA CA 91722 8434-014-022 MODI,KOKILA V TR KOKILA V MODI 688 N RIMSDALE AVE NO 96 COVINA CA 91722 688 N RIMSDALE AVE UNIT 96 COVINA CA 91722 8434-014-024 HU,YAPING LI 688 N RIMSDALE AVE NO 98 COVINA CA 91722 688 N RIMSDALE AVE UNIT 98 COVINA CA 91722 8434-014-031 YANG,NAI SHENG WANG 688 N RIMSDALE AVE NO 57 COVINA CA 91722 688 N RIMSDALE AVE UNIT 57 COVINA CA 91722 8434-014-033 LI,CHONGMING AND CHENG,YEE MAN 688 N RIMSDALE AVE NO 59 COVINA CA 91722 688 N RIMSDALE AVE UNIT 59 COVINA CA 91722 8434-014-028 MATA,HEATHER L AND JUAN C AND SEIEROE,LAURA R 688 N RIMSDALE AVE NO 70 COVINA CA 91722 688 N RIMSDALE AVE UNIT 70 COVINA CA 91722 8434-014-029 SHEN,YUAN 688 N RIMSDALE AVE NO 71 COVINA CA 91722 688 N RIMSDALE AVE UNIT 71 COVINA CA 91722 8434-014-061 DOWELL,EUGENE W AND PISUTHIPAN,ANOOT 688 N RIMSDALE AVE NO 6 COVINA CA 91722 688 N RIMSDALE AVE NO 6 COVINA CA 91722 8434-014-058 DAYLO,CECILIA A 688 N RIMSDALE AVE NO 117 COVINA CA 91722 688 N RIMSDALE AVE 117 COVINA CA 91722 8434-014-032 MENDOZA,VIRGILIO AND GRACE TRS 688 N RIMSDALE AVE NO 58 COVINA CA 91722 688 N RIMSDALE AVE UNIT 58 COVINA CA 91722 8434-014-063 WU,BRYAN H AND WU,LAUREN L 688 N RIMSDALE AVE NO 8 COVINA CA 91722 688 N RIMSDALE AVE UNIT 8 COVINA CA 91722 8434-014-083 COVINA PALMS HOMEOWNERS ASSN INC 0 0 PO BOX 670 UPLAND CA 91785 8434-014-074 LEWIS HOMES OF CALIFORNIA 0 0 801 CORPORATE CENTER DR STE 201 POMONA CA 91768 8434-014-090 GER,JULIET S TR JULIET S GER 688 N RIMSDALE AVE 102 COVINA CA 91722 527 N AZUSA AVE UNIT 268 COVINA CA 91722 8434-014-077 LEWIS HOMES OF CALIFORNIA 0 0 801 CORPORATE CENTER DR STE 201 POMONA CA 91768 8434-014-088 LEWIS HOMES OF CALIFORNIA 0 0 801 CORPORATE CENTER DR STE 201 POMONA CA 91768 8434-014-062 TRUONG,KATIE 688 N RIMSDALE AVE NO 7 COVINA CA 91722 688 N RIMSDALE AVE # 7 COVINA CA 91722 8434-014-099 LI,JOANNE J 688 N RIMSDALE AVE NO 113 COVINA CA 91722 688 N RIMSDALE AVE NO 113 COVINA CA 91722 8434-014-098 NGUO,ANDY 688 N RIMSDALE AVE 112 COVINA CA 91722 688 N RIMSDALE AVE UNIT 112 COVINA CA 91722 8434-014-100 LIN,TAI AND RUTH 688 N RIMSDALE AVE 114 COVINA CA 91722 688 N RIMSDALE AVE UNIT 114 COVINA CA 91722

8434-014-091 LIGHT,COLE AND LISA 688 N RIMSDALE AVE 103 COVINA CA 91722 688 N RIMSDALE AVE NO 103 COVINA CA 91722 8434-021-020 COLINA,SAMUEL M AND AMY S TRS 688 N RIMSDALE AVE NO 75 COVINA CA 91722 688 N RIMSDALE AVE 75 COVINA CA 91722 8434-021-021 YU,JULIAN AND MENG,DI 688 N RIMSDALE AVE NO 76 COVINA CA 91722 688 N RIMSDALE AVE UNIT 76 COVINA CA 91722 8434-021-028 LOMINGKIT,RAJAH AND TORA H 688 N RIMSDALE AVE NO 83 COVINA CA 91722 688 N RIMSDALE AVE UNIT 83 COVINA CA 91722 8434-021-027 CHEN,STEVEN J AND YAO 688 N RIMSDALE AVE NO 82 COVINA CA 91722 688 N RIMSDALE AVE NO 82 COVINA CA 91722 8434-021-023 KOMAI,ALEJANDRO T TR ALEJANDRO 688 N RIMSDALE AVE NO 78 COVINA CA 91722 688 N RIMSDALE AVE UNIT 78 COVINA CA 91722 8434-021-031 NORTHERN TRUST TR NA TR 688 N RIMSDALE AVE NO 54 COVINA CA 91722 PO BOX 1354 CHICAGO IL 60690 8434-021-049 SARMIENTO,RIA R AND EDWIN C 688 N RIMSDALE AVE NO 89 COVINA CA 91722 688 N RIMSDALE AVE UNIT 89 COVINA CA 91722 8434-021-056 LU,SEAN AND GAN,GEOK KHIM LU ET AL LIU,KIRBY 688 N RIMSDALE AVE NO 13 COVINA CA 91722 688 N RIMSDALE AVE UNIT 13 COVINA CA 91722 8434-021-022 CHI,YUAN AND QIU,SUJUAN 688 N RIMSDALE AVE NO 77 COVINA CA 91722 688 N RIMSDALE AVE UNIT 77 COVINA CA 91722 8434-021-033 WONG,MARGARITA AND MARCO W 688 N RIMSDALE AVE NO 52 COVINA CA 91722 688 N RIMSDALE AVE NO 52 COVINA CA 91722 8434-021-036 ROSSI,GERALD TR ROSSI FAMILY 688 N RIMSDALE AVE NO 49 COVINA CA 91722 688 N RIMSDALE AVE UNIT 49 COVINA CA 91722 8434-021-051 CHE,HENRY AND WANG,LI 688 N RIMSDALE AVE NO 91 COVINA CA 91722 688 N RIMSDALE AVE NO 91 COVINA CA 91722 8434-021-054 CLH LLC 688 N RIMSDALE AVE NO 11 COVINA CA 91722 130 W WINNIE WAY ARCADIA CA 91007 8434-021-034 TISMO,JOSEPH AND MICHELLE Y 688 N RIMSDALE AVE NO 51 COVINA CA 91722 688 N RIMSDALE AVE 51 COVINA CA 91722 8434-021-035 JORDAN,MATTHEW AND MADELINE TRS 688 N RIMSDALE AVE NO 50 COVINA CA 91722 688 N RIMSDALE AVE APT 50 COVINA CA 91722 8434-021-052 YE,YUCHEN AND CHEN,PEIZHEN 688 N RIMSDALE AVE NO 9 COVINA CA 91722 688 N RIMSDALE AVE UNIT 9 COVINA CA 91722 8434-021-053 CHEN,TIEN HSING AND WEN LI TRS 688 N RIMSDALE AVE NO 10 COVINA CA 91722 1937 RIO BONITO DR ROWLAND HEIGHTS CA 91748 8434-021-032 PHAKPISETH,CHALERMSRI H TR 688 N RIMSDALE AVE NO 53 COVINA CA 91722 688 N RIMSDALE AVE UNIT 53 COVINA CA 91722 8434-021-041 MEHTA,RASHMIKANT S CO TR R AND 688 N RIMSDALE AVE NO 30 COVINA CA 91722 688 N RIMSDALE AVE UNIT 30 COVINA CA 91722 8434-021-045 DE LA ROSA,VICTOR P AND LORI J 688 N RIMSDALE AVE NO 85 COVINA CA 91722 688 N RIMSDALE AVE NO 85 COVINA CA 91722 8434-021-060 TOU,SHAO CHEN AND KUEI,ANITA E 688 N RIMSDALE AVE NO 133 COVINA CA 91722 688 N RIMSDALE AVE NO 133 COVINA CA 91722 8434-021-062 SUN,MEILI CHOW TR MEILI CHOW 688 N RIMSDALE AVE NO 131 COVINA CA 91722 688 N RIMSDALE AVE UNIT 131 COVINA CA 91722 8434-021-047 BONGAR,EDGAR C AND CONCEPCION B 688 N RIMSDALE AVE NO 87 COVINA CA 91722 688 N RIMSDALE AVE 87 COVINA CA 91722 8434-021-058 MARQUART,GLENN D 688 N RIMSDALE AVE NO 15 COVINA CA 91722 688 N RIMSDALE AVE UNIT 15 COVINA CA 91722 8434-021-065 KIM,JANET TR JANET KIM TRUST 688 N RIMSDALE AVE NO 128 COVINA CA 91722 688 N RIMSDALE AVE UNIT 128 COVINA CA 91722 8434-021-072 MORALES,ROSA M TR ROSA MARIA 688 N RIMSDALE AVE NO 122 COVINA CA 91722 688 N RIMSDALE AVE UNIT 122 COVINA CA 91722 8434-021-046 PADAMA,HENRY T JR AND CATALINA P 688 N RIMSDALE AVE NO 86 COVINA CA 91722 688 N RIMSDALE AVE 86 COVINA CA 91722 8434-021-061 RICHARDSON,ROY H CO TR 688 N RIMSDALE AVE NO 132 COVINA CA 91722 688 N RIMSDALE AVE UNIT 132 COVINA CA 91722 8434-021-063 YIP,KENNY Y AND LOUIE,AMELIA 688 N RIMSDALE AVE NO 130 COVINA CA 91722 688 N RIMSDALE AVE UNIT 130 COVINA CA 91722 8434-021-048 TEODORO,MARIANO T III CO TR 688 N RIMSDALE AVE NO 88 COVINA CA 91722 688 N RIMSDALE AVE UNIT 88 COVINA CA 91722 8434-021-050 AQUINO,ARTURO B AND TERESITA F 688 N RIMSDALE AVE NO 90 COVINA CA 91722 688 N RIMSDALE AVE NO 90 COVINA CA 91722 8434-021-055 BHOJAK,DIPAK T AND JYOTI D TRS 688 N RIMSDALE AVE NO 12 COVINA CA 91722 688 N RIMSDALE AVE UNIT 12 COVINA CA 91722 8434-021-057 CAPARROS,CHRISTOPHER J AND SARMIENTO CAPARROS,JESSIELYN C 688 N RIMSDALE AVE NO 14 COVINA CA 91722 688 N RIMSDALE AVE 14 COVINA CA 91722 8434-021-059 ROMERO,MILDRED N AND GAVIRIA ROMERO,BRIAN J 688 N RIMSDALE AVE NO 16 COVINA CA 91722 688 N RIMSDALE AVE UNIT 16 COVINA CA 91722 8434-021-080 LAM,KEVIN AND AMANDA 688 N RIMSDALE AVE 21 COVINA CA 91722 688 N RIMSDALE AVE 21 COVINA CA 91722 8434-021-067 WU,RICKY 688 N RIMSDALE AVE NO 126 COVINA CA 91722 688 N RIMSDALE AVE # 126 COVINA CA 91722 8434-021-074 LAMP,LAURA L 688 N RIMSDALE AVE NO 124 COVINA CA 91722 688 N RIMSDALE AVE # 124 COVINA CA 91722 8434-021-081 LOPEZ,SUCELY M TR SUCELY M 688 N RIMSDALE AVE 20 COVINA CA 91722 737 LORANNE AVE POMONA CA 91767 8434-021-070 MA,QINGRUI AND ZOU,HONG 688 N RIMSDALE AVE NO 120 COVINA CA 91722 688 N RIMSDALE AVE UNIT 120 COVINA CA 91722 8434-021-071 AGATSTEIN,DAVID AND EUGENIA TRS 688 N RIMSDALE AVE NO 121 COVINA CA 91722 PO BOX 2644 COVINA CA 91722 8434-021-064 SY,ELVENZON Y AND CHRISTINE E 688 N RIMSDALE AVE NO 129 COVINA CA 91722 688 N RIMSDALE AVE UNIT 129 COVINA CA 91722 8434-021-066 WOOLLEY,MITCHELL W CO TR 688 N RIMSDALE AVE NO 127 COVINA CA 91722 688 N RIMSDALE AVE UNIT 127 COVINA CA 91722 8434-021-073 CHENG,THOMAS Y AND HELEN G TRS CHENG,TOM 688 N RIMSDALE AVE NO 123 COVINA CA 91722 688 N RIMSDALE AVE UNIT 123 COVINA CA 91722 8434-021-075 SOLANO,MARIO A AND ESTELA M TRS 688 N RIMSDALE AVE NO 125 COVINA CA 91722 688 N RIMSDALE AVE UNIT 125 COVINA CA 91722 8434-021-082 WONG,HIN DLUN CO TR WONG FAMILY 688 N RIMSDALE AVE 19 COVINA CA 91722 1550 RAINFOREST WEST COVINA CA 91790 8434-021-068 ZANG,BOXIN 688 N RIMSDALE AVE NO 118 COVINA CA 91722 688 N RIMSDALE AVE NO 118 COVINA CA 91722 8434-021-069 CHIU,SHOW CHING TR SHOW CHING 688 N RIMSDALE AVE NO 119 COVINA CA 91722 215 S ALMANSOR ST UNIT J ALHAMBRA CA 91801 8434-021-098 COVINA PALMS HOMEOWNERS ASSN INC C/O LEWIS HOMES MANAGEMENT CORP 0 0 PO BOX 670 UPLAND CA 91785 8443-012-003 DAHER,NEHME CO TR NEHME AND 549 W PUENTE ST UNIT 3 COVINA CA 91722 651 S CALVADOS AVE COVINA CA 91723 8443-012-005 STORLIE,JEREMY M AND JENNIFER A 547 W PUENTE ST UNIT 3 COVINA CA 91722 2531 N LOS LOMITAS WAY COVINA CA 91724 8443-012-002 DUONG,JENNIFER J TR JENNIFER 549 W PUENTE ST UNIT 2 COVINA CA 91722 549 W PUENTE ST UNIT 2 COVINA CA 91722 8443-012-001 VILLAMOR,MARY R AND DELEON,CHESTER 549 W PUENTE ST UNIT 1 COVINA CA 91722 549 W PUENTE ST UNIT 1 COVINA CA 91722 8443-012-008 TANG,DARLENE A TR TANG FAMILY 545 W PUENTE ST UNIT 4 COVINA CA 91722 545 W PUENTE ST UNIT 4 COVINA CA 91722 8443-012-004 BOWMAN,GARY W 547 W PUENTE ST UNIT 4 COVINA CA 91722 547 W PUENTE ST 4 COVINA CA 91722 8443-012-006 WON,JULIA M 547 W PUENTE ST UNIT 2 COVINA CA 91722 547 W PUENTE ST UNIT 2 COVINA CA 91722 8443-012-021 BHATT,MUKESH R AND RITA 533 W PUENTE ST UNIT 2 COVINA CA 91722 533 W PUENTE ST APT 2 COVINA CA 91722

8443-012-023 VACA,DAVID A 533 W PUENTE ST UNIT 4 COVINA CA 91722 533 W PUENTE ST UNIT 4 COVINA CA 91722 8443-012-020 FLORES,MELISSA 533 W PUENTE ST UNIT 1 COVINA CA 91722 533 W PUENTE ST UNIT 1 COVINA CA 91722 8443-012-022 GARCIA,FRANCISCO N AND GUZMAN,ROBERT P 533 W PUENTE ST UNIT 3 COVINA CA 91722 533 W PUENTE ST UNIT 3 COVINA CA 91722 8443-012-037 SANCHEZ,ADAM AND MARTINEZ,YVETTE 543 W PUENTE ST UNIT 3 COVINA CA 91722 543 W PUENTE ST UNIT 3 COVINA CA 91722 8443-012-039 HEATHDALE HOMEOWNERS ASSOCIATION 0 0 284 E ROWLAND ST COVINA CA 91723 8443-012-013 KLAUSE,STEPHEN E 541 W PUENTE ST UNIT 3 COVINA CA 91722 541 W PUENTE ST UNIT 3 COVINA CA 91722 8443-012-014 BOURNE,MOLLY AND BOURNE,SHANNON 541 W PUENTE ST UNIT 2 COVINA CA 91722 541 W PUENTE ST UNIT 2 COVINA CA 91722 8443-012-007 CHUN,WINSON W AND LO,JOANNA WAN AND LO,MICHELLE T 547 W PUENTE ST UNIT 1 COVINA CA 91722 547 W PUENTE ST UNIT 1 COVINA CA 91722 8443-012-009 LOERA,EBERTO AND SOTOMAYER,CAROLINA M 545 W PUENTE ST UNIT 3 COVINA CA 91722 545 W PUENTE ST UNIT 3 COVINA CA 91722 8443-012-011 CHEROCCI,JOSEPH C TR JOSEPH C 545 W PUENTE ST UNIT 1 COVINA CA 91722 545 W PUENTE ST UNIT 1 COVINA CA 91722 8443-012-016 FAZZI,VINCENT G SR AND DIANE TRS 537 W PUENTE ST UNIT 4 COVINA CA 91722 5200 PALM DR LA CANADA FLINTRIDGE CA 91011 8443-012-018 CHEN,JING 537 W PUENTE ST UNIT 2 COVINA CA 91722 17847 CALLE LOS ARBOLES ROWLAND HEIGHTS CA 91748 8443-012-012 BURFORD,JESSICA 541 W PUENTE ST UNIT 4 COVINA CA 91722 541 W PUENTE ST UNIT 4 COVINA CA 91722 8443-012-015 WHITFIELD,KAREN TR KAREN 541 W PUENTE ST UNIT 1 COVINA CA 91722 541 W PUENTE ST UNIT 1 COVINA CA 91722 8443-012-029 GETUBIG,AMELIA P TR AMELIA P 535 W PUENTE ST UNIT 2 COVINA CA 91722 1004 W WEST COVINA PKWY APT 191 WEST COVINA CA 91790 8443-012-030 JIAO,WEI 535 W PUENTE ST UNIT 3 COVINA CA 91722 535 W PUENTE ST APT 3 COVINA CA 91722 8443-012-010 NUNEZ,MARIO A TR MARIO A NUNEZ 545 W PUENTE ST UNIT 2 COVINA CA 91722 559 W PUENTE ST COVINA CA 91722 8443-012-017 DEAL,SLYVIA N TR SYLVIA N DEAL 537 W PUENTE ST UNIT 3 COVINA CA 91722 537 W PUENTE ST UNIT 3 COVINA CA 91722 8443-012-024 GEBAUER,GARY S AND CAROL D TRS GEBAUER,G CO TR C GEBAUER TRUST 531 W PUENTE ST UNIT 4 COVINA CA 91722 918 DIANTHUS CT REYNOLDSBURG OH 43068 8443-012-035 ECKERT,FRIEDER AND PIA TRS 543 W PUENTE ST UNIT 1 COVINA CA 91722 401 N PHILLIPS AVE WEST COVINA CA 91791 8443-012-025 JARDIOLIN VICTORIA L 531 W PUENTE ST UNIT 3 COVINA CA 91722 531 W PUENTE ST 3 COVINA CA 91722 8443-012-027 KNEEN,FEIFAN TR FEIFAN KNEEN 531 W PUENTE ST UNIT 1 COVINA CA 91722 1584 E DEXTER ST COVINA CA 91724 8443-012-032 RAMIREZ,GLORIA E 539 W PUENTE ST UNIT 1 COVINA CA 91722 539 W PUENTE ST NO 1 COVINA CA 91722 8443-012-034 CHANG,SUNNY Y TR SUNNY Y CHANG 539 W PUENTE ST UNIT 3 COVINA CA 91722 539 W PUENTE ST UNIT 3 COVINA CA 91722 8443-012-036 YARBROUGH,YVONNE TR YARBROUGH 543 W PUENTE ST UNIT 2 COVINA CA 91722 543 W PUENTE ST NO 2 COVINA CA 91722 8443-012-028 NEILL,SUSAN I TR NEILL TRUST 535 W PUENTE ST UNIT 1 COVINA CA 91722 535 W PUENTE ST UNIT 1 COVINA CA 91722 8443-012-031 WILSON,THOMAS 535 W PUENTE ST UNIT 4 COVINA CA 91722 535 W PUENTE ST UNIT 4 COVINA CA 91722 8443-016-018 LEE,KUK LAM AND MAN,WING SUET 511 W PUENTE ST NO 2 COVINA CA 91722 511 W PUENTE ST UNIT 2 COVINA CA 91722 8443-016-019 CHEN,MEI YING TR MEI YING TRUST 511 W PUENTE ST NO 3 COVINA CA 91722 892 TERRACE LN W DIAMOND BAR CA 91765 8443-012-038 ORTEGA,LUCY TR LUCY ORTEGA 543 W PUENTE ST UNIT 4 COVINA CA 91722 543 W PUENTE ST UNIT 4 COVINA CA 91722 8443-012-019 WATSON,JAMES AND COLEEN 537 W PUENTE ST UNIT 1 COVINA CA 91722 537 W PUENTE ST # 1 COVINA CA 91722 8443-012-026 TRAC,TRINH T 531 W PUENTE ST UNIT 2 COVINA CA 91722 1146 N GRANITE AVE ONTARIO CA 91762 8443-012-033 JARNAGAN,ANGELA G TR JARNAGAN 539 W PUENTE ST UNIT 2 COVINA CA 91722 539 W PUENTE ST UNIT 2 COVINA CA 91722 8443-016-017 SANCHEZ,OMAR 511 W PUENTE ST NO 1 COVINA CA 91722 511 W PUENTE ST UNIT 1 COVINA CA 91722 8443-016-023 HERNANDEZ,MELISSA M 517 W PUENTE ST NO 2 COVINA CA 91722 PO BOX 2356 COVINA CA 91722 8443-016-022 CURRENS,DONNA J TR DONNA J 517 W PUENTE ST NO 3 COVINA CA 91722 517 W PUENTE ST UNIT 3 COVINA CA 91722 8443-016-033 COULL,LINDSEY 529 W PUENTE ST NO 3 COVINA CA 91722 529 W PUENTE ST # 3 COVINA CA 91722 8443-016-020 SKVARNA,JOAN M TR SKVARNA TRUST 511 W PUENTE ST NO 4 COVINA CA 91722 511 W PUENTE ST NO 4 COVINA CA 91722 8443-016-021 LEE,KEN E 511 W PUENTE ST NO 5 COVINA CA 91722 511 W PUENTE ST UNIT 5 COVINA CA 91722 8443-016-035 TREVINO,ADAM R AND LAURA A TRS 527 W PUENTE ST NO 6 COVINA CA 91722 527 W PUENTE ST UNIT 6 COVINA CA 91722 8443-016-027 RUSSELL,JANA M TR JANA M 519 W PUENTE ST NO 1 COVINA CA 91722 519 W PUENTE ST UNIT 1 COVINA CA 91722 8443-016-029 YBANEZ,ARCADIO JR AND ANNA M 521 W PUENTE ST NO 2 COVINA CA 91722 521 W PUENTE ST UNIT 2 COVINA CA 91722 8443-016-044 YU,WENCHAO AND YANG,CHUNLI 525 W PUENTE ST NO 4 COVINA CA 91722 525 W PUENTE ST UNIT 4 COVINA CA 91722 8443-016-046 FLORES,CHRISTINA 523 W PUENTE ST NO 1 COVINA CA 91722 523 W PUENTE ST UNIT 1 COVINA CA 91722 8443-016-036 BAKER,MELISSA E TR BAKER FAMILY 527 W PUENTE ST NO 5 COVINA CA 91722 527 W PUENTE ST UNIT 5 COVINA CA 91722 8443-016-037 CABALLERO,MARIA A TR MARIA A 527 W PUENTE ST NO 4 COVINA CA 91722 527 W PUENTE ST NO 4 COVINA CA 91722 8443-016-024 THOMAS,VERNON W 517 W PUENTE ST NO 1 COVINA CA 91722 517 W PUENTE ST UNIT 1 COVINA CA 91722 8443-016-031 SANTANA,JUSTIN 529 W PUENTE ST NO 1 COVINA CA 91722 529 W PUENTE ST UNIT 1 COVINA CA 91722 8443-016-042 LEE,CAROLYN J TR LEE TRUST AND LEE,KEVIN W 525 W PUENTE ST NO 2 COVINA CA 91722 308 N HOLLENBECK AVE COVINA CA 91723 8443-016-049 FONG,JUSTIN T 515 W PUENTE ST NO 2 COVINA CA 91722 515 W PUENTE ST UNIT 2 COVINA CA 91722 8443-016-032 AMESCUA,RAOUL H CO TR VIA DI 529 W PUENTE ST NO 2 COVINA CA 91722 8250 WHITE OAK AVE UNIT 102 RANCHO CUCAMONGA CA 91730 8443-016-034 JIMENEZ,MARIA S 529 W PUENTE ST NO 4 COVINA CA 91722 529 W PUENTE ST UNIT 4 COVINA CA 91722 8443-016-039 VAN STEENBERGEN,JOSEPH CO TR 527 W PUENTE ST NO 2 COVINA CA 91722 151 N STEPHORA AVE COVINA CA 91724 8443-016-041 COCHRAN,HAL P AND CLAUDIA M TRS 525 W PUENTE ST NO 1 COVINA CA 91722 525 W PUENTE ST NO 1 COVINA CA 91722 8443-016-026 WOOD,KARL AND WOOD,SHEILA 519 W PUENTE ST APT 2 COVINA CA 91722 519 W PUENTE ST UNIT 2 COVINA CA 91722 8443-016-028 PHILIPPS,MARTIN J II TR MARTIN 521 W PUENTE ST NO 1 COVINA CA 91722 521 W PUENTE ST UNIT 1 COVINA CA 91722 8443-016-030 JOHNSON,ALLEN S AND CHRISTINE 521 W PUENTE ST NO 3 COVINA CA 91722 521 W PUENTE ST UNIT 3 COVINA CA 91722

8443-016-043 CHADWICK,GEORGE L CO TR 525 W PUENTE ST NO 3 COVINA CA 91722 1546 LEVEL ST COVINA CA 91724 8443-016-045 FRANCO,MIRIAM TR MIRIAM FRANCO 523 W PUENTE ST NO 2 COVINA CA 91722 523 W PUENTE ST UNIT 2 COVINA CA 91722 8443-016-025 OSSORIO,NORMA A 519 W PUENTE ST NO 3 COVINA CA 91722 519 W PUENTE ST NO 3 COVINA CA 91722 8443-016-048 AU,VICKY W 515 W PUENTE ST NO 3 COVINA CA 91722 515 W PUENTE ST UNIT 3 COVINA CA 91722 8443-016-050 MORIS,KARL J TR KARL J MORIS 515 W PUENTE ST NO 1 COVINA CA 91722 444 W BADILLO ST COVINA CA 91723 8443-016-057 HSU,WEN J AND ANN C AND HSU,CHENG YAO 567 W PUENTE ST UNIT 2 COVINA CA 91722 567 W PUENTE ST UNIT 2 COVINA CA 91722 8443-016-040 WREN,KAREN M TR KAREN M WREN 527 W PUENTE ST NO 1 COVINA CA 91722 PO BOX 191 COVINA CA 91723 8443-016-047 CHEN,RAYMOND AND JENNIFER L TRS 515 W PUENTE ST NO 4 COVINA CA 91722 121 THORNHURST IRVINE CA 92620 8443-016-058 LAVOIE,LUC AND JESSICA 567 W PUENTE ST UNIT 1 COVINA CA 91722 567 W PUENTE ST UNIT 1 COVINA CA 91722 8443-016-065 WU,QIFAN 559 W PUENTE ST UNIT 4 COVINA CA 91722 559 W PUENTE ST UNIT 4 COVINA CA 91722 8443-016-054 DAO,TRINH 567 W PUENTE ST UNIT 5 COVINA CA 91722 2716 GREENLEAF DR WEST COVINA CA 91792 8443-016-055 ALVAREZ,JONATHAN AND JOYA,MIRANDA 567 W PUENTE ST UNIT 4 COVINA CA 91722 567 W PUENTE ST UNIT 4 COVINA CA 91722 8443-016-068 TAYLOR,MARSHA C TR GORDON AND 559 W PUENTE ST UNIT 1 COVINA CA 91722 603 N CARVOL AVE WEST COVINA CA 91790 8443-016-069 JANZ,CHARLENE J 551 W PUENTE ST UNIT 3 COVINA CA 91722 551 W PUENTE ST # 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8434-011-007 BGN PROPERTIES COVINA PALMS LP C/O GEORGE KALLINS 1343 W SAN BERNARDINO RD COVINA CA 91722 3720 S SUSAN ST STE 100 SANTA ANA CA 92704 8406-019-057 WOOD,JOSHUA J 1252 N CITRUS AVE NO 3 COVINA CA 91722 1252 N CITRUS AVE UNIT 3 COVINA CA 91722 8406-019-056 AGUILAR,REBECCA F TR REBECCA F 1252 N CITRUS AVE NO 2 COVINA CA 91722 1252 N CITRUS AVE UNIT 2 COVINA CA 91722 8406-019-060 COLE STANLEY,WANDA R 1240 N CITRUS AVE NO 2 COVINA CA 91722 1240 N CITRUS AVE # 2 COVINA CA 91722 8406-019-062 RODRIGUEZ,ROBERT C TR ROBERT C 1240 N CITRUS AVE NO 4 COVINA CA 91722 625 N VICTORIA AVE MONTEBELLO CA 90640 8406-019-067 FLORES,CORAZON H AND FLORES,CLARISSA H 1236 N CITRUS AVE NO 1 COVINA CA 91722 1236 N CITRUS AVE NO 1 COVINA CA 91722 8406-019-068 RIZO,JOSE A AND RAQUEL A 1236 N CITRUS AVE NO 2 COVINA CA 91722 1236 N CITRUS AVE UNIT 2 COVINA CA 91722 8419-034-900 LACMTA 0 0 0 0
8406-019-058 WEINER,FERN M AND SAMIA,KYLE 1252 N CITRUS AVE NO 4 COVINA CA 91722 1252 N CITRUS AVE UNIT 4 COVINA CA 91722 8406-019-059 SCHIEICHER,BROC AND LOWKEEN,BIANCA 1240 N CITRUS AVE NO 1 COVINA CA 91722 1240 N CITRUS AVE UNIT 1 COVINA CA 91722 8406-019-079 ROJAS,GABRIELA A AND GARCIA,MICHAEL A 1230 N CITRUS AVE NO 3 COVINA CA 91722 1230 N CITRUS AVE UNIT 3 COVINA CA 91722 8406-019-081 LASATER,BLAINE K 1228 N CITRUS AVE NO 1 COVINA CA 91722 1228 N CITRUS AVE NO 1 COVINA CA 91722 8406-019-083 MAIORCA,SALLY M TR SALLY 1228 N CITRUS AVE NO 3 COVINA CA 91722 1228 N CITRUS AVE UNIT 3 COVINA CA 91722 8406-019-061 WONG,CLAIRE 1240 N CITRUS AVE NO 3 COVINA CA 91722 1806 W DIVERSEY PKWY UNIT C CHICAGO IL 60614 8406-019-076 GUTIERREZ,YVONNE M 1234 N CITRUS AVE NO 6 COVINA CA 91722 1234 N CITRUS AVE NO 6 COVINA CA 91722 8406-019-078 RAMIREZ,RENE AND DEANA M 1230 N CITRUS AVE NO 2 COVINA CA 91722 1230 N CITRUS AVE UNIT 2 COVINA CA 91722 8406-019-063 MAGANA,DOLORES TR DOLORES 1238 N CITRUS AVE NO 1 COVINA CA 91722 1238 N CITRUS AVE UNIT 1 COVINA CA 91722 8406-019-065 LI,CHUNG C 1238 N CITRUS AVE NO 3 COVINA CA 91722 1238 N CITRUS AVE UNIT 3 COVINA CA 91722

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305 PLAYA DEL REY CA 90293 8401-018-058 ANZA,CONCEPCION TR CONCEPCION 1285 N SUNFLOWER AVE COVINA CA 91724 1285 N SUNFLOWER AVE COVINA CA 91724 8401-017-033 SEMAUN,MARCEL R 1160 N LYMAN AVE COVINA CA 91724 PO BOX 540 LA PUENTE CA 91747 8401-017-035 CURTIS,CHRISTOPHER 1164 N LYMAN AVE COVINA CA 91724 1164 N LYMAN AVE COVINA CA 91724 8401-017-030 NORMAND,JOSEE TR NORMAND FAMILY 1180 N LYMAN AVE COVINA CA 91724 316 S SAN DIMAS AVE UNIT 6 SAN DIMAS CA 91773 8401-017-032 FANG,JUSTIN 1158 N LYMAN AVE COVINA CA 91724 231 SAN ANTONIO RD ARCADIA CA 91007 8401-017-043 BOLING,MICHAEL W 1152 N LYMAN AVE COVINA CA 91724 1152 N LYMAN AVE UNIT 27 COVINA CA 91724 8401-017-044 EDRIAL,DAVE R 1154 N LYMAN AVE NO 28 COVINA CA 91724 1154 N LYMAN AVE # 28 COVINA CA 91724 8401-018-060 ARGUETA,DANNY A AND KHALADJZADEH,YASI 1287 N SUNFLOWER AVE COVINA CA 91724 1287 N SUNFLOWER AVE COVINA CA 91724 8401-018-053 BENAVIDES,FERNANDO O TR 1293 N SUNFLOWER AVE COVINA CA 91724 1293 N SUNFLOWER AVE UNIT 7 COVINA CA 91724 8401-018-048 SALAZAR,FRANK R ET AL BROOKS,JOHN E AND JO ANN 2072 E CIENEGA AVE NO 2 COVINA CA 91724 2072 E CIENEGA AVE 2 COVINA CA 91724 8401-018-050 TAYLOR,NORMAN AND LINDA W 2070 E CIENEGA AVE COVINA CA 91724 2070 E CIENEGA AVE COVINA CA 91724 8401-017-027 OSIRIPAIBUL,SIRIWAN AND OSIRIPAIBUL,JULIA S 1174 N LYMAN AVE COVINA CA 91724 1174 N LYMAN AVE COVINA CA 91724 8401-017-028 JOHNSON,LORRAINE TR LORRAINE 1176 N LYMAN AVE COVINA CA 91724 1176 N LYMAN AVE UNIT 12 COVINA CA 91724 8401-018-049 GRADY,TODD J CO TR GRADY TRUST 2068 E CIENEGA AVE COVINA CA 91724 2068 E CIENEGA AVE COVINA CA 91724 8401-018-056 IBANEZ,DAVID AND GRACE TR IBANEZ 1283 N SUNFLOWER AVE COVINA CA 91724 1283 N SUNFLOWER AVE COVINA CA 91724 8401-018-067 SANCHEZ,JOSEPH G AND CATALAN,VANESSA N 1271 N SUNFLOWER AVE COVINA CA 91724 1271 N SUNFLOWER AVE COVINA CA 91724 8401-018-057 ONG,ERMIE C 1275 N SUNFLOWER AVE COVINA CA 91724 1275 N SUNFLOWER AVE COVINA CA 91724 8401-018-059 GUERRERO,ANDREW 1277 N SUNFLOWER AVE COVINA CA 91724 1277 N SUNFLOWER AVE COVINA CA 91724 8401-018-052 HALL,RONALD M 1297 N SUNFLOWER AVE COVINA CA 91724 1297 N SUNFLOWER AVE COVINA CA 91724 8401-018-054 WILBANKS,VIRGINIA M TR VIRGINIA 1295 N SUNFLOWER AVE COVINA CA 91724 1295 N SUNFLOWER AVE COVINA CA 91724 8401-018-063 SERIO,LAURA A AND SANDOVAL,LAURA 1281 N SUNFLOWER AVE COVINA CA 91724 1281 N SUNFLOWER AVE COVINA CA 91724 8401-018-079 BOWMAN,BRIAN C AND AMY R 1994 E CIENEGA AVE UNIT D COVINA CA 91724 1994 E CIENEGA AVE UNIT D COVINA CA 91724 8401-018-080 BACA,DENISE 1994 E CIENEGA AVE UNIT E COVINA CA 91724 1994 E CIENEGA AVE UNIT E COVINA CA 91724 8401-018-075 SCHALL,JEFF S 1992 E CIENEGA AVE UNIT F COVINA CA 91724 735 E OLIVE AVE BURBANK CA 91501 8401-018-077 DUBROWA,PAUL M AND MARY H 1994 E CIENEGA AVE UNIT B COVINA CA 91724 978 PRESCOTT AVE SAN DIMAS CA 91773 8401-017-041 RUIZ,MICHAEL A AND MERCEDES 1148 N LYMAN AVE COVINA CA 91724 1148 N LYMAN AVE # 25 COVINA CA 91724 8401-017-042 WILLIAMS,BEVERLY TR BEVERLY 1150 N LYMAN AVE COVINA CA 91724 1150 N LYMAN AVE COVINA CA 91724 8401-018-061 TSANG,WINNIE AND KOYANAGI,BLAIR 1289 N SUNFLOWER AVE COVINA CA 91724 13402 CHARLOMA DR TUSTIN CA 92780 8401-018-076 VAZQUEZ,DAVID A AND ASCENCIO,CASSANDRA R 1994 E CIENEGA AVE UNIT A COVINA CA 91724 7301 WHITTIER AVE WHITTIER CA 90602 8401-018-055 CASE,CHARLES AND KATHLEEN 1273 N SUNFLOWER AVE COVINA CA 91724 1273 N SUNFLOWER AVE COVINA CA 91724 8401-018-070 WONG,BRIAN K 1992 E CIENEGA AVE UNIT A COVINA CA 91724 1992 E CIENEGA AVE UNIT A COVINA CA 91724 8401-018-072 REYES,ANASTACIO A AND CALDERON MIRANDA,GILDA 1992 E CIENEGA AVE UNIT C COVINA CA 91724 1992 E CIENEGA AVE UNIT C COVINA CA 91724 8401-018-074 ROEMER,WILLIAM A TR WILLIAM A 1992 E CIENEGA AVE UNIT E COVINA CA 91724 1992 E CIENEGA AVE E COVINA CA 91724 8401-018-065 BLANCHARD,LAURENCE M AND MELODY A 1267 N SUNFLOWER AVE COVINA CA 91724 4748 DEL MAR CIR LA VERNE CA 91750 8401-018-078 BENNETT,ROBERT AND CO TR 1994 E CIENEGA AVE UNIT C COVINA CA 91724 1994 E CIENEGA AVE UNIT C COVINA CA 91724 8401-018-071 SILLMAN,ROBERT D 1992 E CIENEGA AVE UNIT B COVINA CA 91724 1992 E CIENEGA AVE UNIT B COVINA CA 91724 8401-018-073 HOYT,KARIE 1992 E CIENEGA AVE UNIT D COVINA CA 91724 1992 E CIENEGA AVE UNIT D COVINA CA 91724 8401-018-093 DELFIN,ARTHUR A 2016 E CIENEGA AVE UNIT B COVINA CA 91724 2016 E CIENEGA AVE UNIT B COVINA CA 91724 8401-018-095 WILLIAMSON,JOHN C AND SHERA L 1996 E CIENEGA AVE UNIT A COVINA CA 91724 938 N GLENDORA AVE COVINA CA 91724 8401-018-084 LETENDRE,DENNIS AND TERESA A 1998 E CIENEGA AVE UNIT D COVINA CA 91724 1998 E CIENEGA AVE UNIT D COVINA CA 91724 8401-018-064 DODD,LISA G 1279 N SUNFLOWER AVE COVINA CA 91724 1279 N SUNFLOWER AVE COVINA CA 91724 8401-018-066 SHEPHERD,DAVID A AND MARILYN A 1269 N SUNFLOWER AVE COVINA CA 91724 1269 N SUNFLOWER AVE COVINA CA 91724 8401-018-091 SCHLAG,WERNER P AND ZHAO,JIEQING AND LIU,SHILIN 2016 E CIENEGA AVE UNIT D COVINA CA 91724 2016 E CIENEGA AVE UNIT D COVINA CA 91724 8401-018-106 HUGHES,GARY E 2012 E CIENEGA AVE UNIT A COVINA CA 91724 2012 E CIENEGA AVE UNIT A COVINA CA 91724 8401-018-097 BISCAN,CHI DOAN 1996 E CIENEGA AVE UNIT C COVINA CA 91724 11264 JUNEBERRY LN FONTANA CA 92337

8401-018-107 HERNANDEZ,YOUNG A 2012 E CIENEGA AVE UNIT B COVINA CA 91724 2012 E CIENEGA AVE UNIT B COVINA CA 91724 8401-018-094 YBARRA,KENNETH JR AND CHRISSY 2016 E CIENEGA AVE UNIT A COVINA CA 91724 2016 E CIENEGA AVE UNIT A COVINA CA 91724 8401-018-096 YOST,GREGG W 1996 E CIENEGA AVE UNIT B COVINA CA 91724 1996 E CIENEGA AVE UNIT B COVINA CA 91724 8401-018-062 FALLON,ETHAN W 1291 N SUNFLOWER AVE COVINA CA 91724 1291 N SUNFLOWER AVE COVINA CA 91724 8401-018-081 CHANG,RUEY H AND YEN,RU F 1998 E CIENEGA AVE UNIT A COVINA CA 91724 1998 E CIENEGA AVE UNIT A COVINA CA 91724 8401-018-083 CASINI,MARGIE TR MARGIE CASINI 1998 E CIENEGA AVE UNIT C COVINA CA 91724 1998 E CIENEGA AVE UNIT C COVINA CA 91724 8401-018-108 QUINTANA,MARK A AND TERESA TRS 2012 E CIENEGA AVE UNIT C COVINA CA 91724 15210 HAWK ST FONTANA CA 92336 8401-018-092 SERRATO,YVONNE TR YVONNE 2016 E CIENEGA AVE UNIT C COVINA CA 91724 2016 E CIENEGA AVE UNIT C COVINA CA 91724 8401-020-022 MUNOZ,ALFREDO AND ROSA M 2052 E GREENHAVEN ST COVINA CA 91724 2052 E GREENHAVEN ST NO 3 COVINA CA 91724 8401-020-024 AMER,ZAHEER AND ELIZABETH Z 2032 E GREENHAVEN ST COVINA CA 91724 2032 E GREENHAVEN ST COVINA CA 91724 8401-020-025 TSUI,WING LOK CO TR TSUI AND 2034 E GREENHAVEN ST COVINA CA 91724 4851 GOLDEN WEST AVE TEMPLE CITY CA 91780 8401-020-026 NGUYEN,KIEU N AND NGUYEN,PHUONG N 2036 E GREENHAVEN ST COVINA CA 91724 2036 E GREENHAVEN ST COVINA CA 91724 8401-018-082 GALARZA,DENISE 1998 E CIENEGA AVE UNIT B COVINA CA 91724 1998 E CIENEGA AVE UNIT B COVINA CA 91724 8401-020-020 ALVA,CESAR X AND ALVA,JUDITH 2056 E GREENHAVEN ST COVINA CA 91724 2056 E GREENHAVEN ST COVINA CA 91724 8401-018-111 ROGUCKI,LINDA M 2014 E CIENEGA AVE UNIT C COVINA CA 91724 2014 E CIENEGA AVE UNIT C COVINA CA 91724 8401-018-112 MANRIQUE,ADRIAN J 2014 E CIENEGA AVE UNIT B COVINA CA 91724 2014 E CIENEGA AVE UNIT B COVINA CA 91724 8401-020-033 AMADOR,ERIN R AND MARIA I 1115 N BARSTON AVE COVINA CA 91724 1115 N BARSTON AVE COVINA CA 91724 8401-020-027 GLOCK,DIANE A TR DIANA A GLOCK 2038 E GREENHAVEN ST COVINA CA 91724 2038 E GREENHAVEN ST COVINA CA 91724 8401-020-029 ARIAS,NELLY 1112 N BARSTON AVE COVINA CA 91724 1120 N BARSTON AVE COVINA CA 91724 8401-020-028 GARCIA,NEYDI G TR NEYDI GARCIA 1110 N BARSTON AVE COVINA CA 91724 1624 S DATE AVE ALHAMBRA CA 91803 8401-020-030 JAIN,MANOJ AND SUJATA 1114 N BARSTON AVE COVINA CA 91724 703 S 2ND AVE ARCADIA CA 91006 8401-020-031 MORA,ABEL III AND GUZMAN,ROXANNA I 1116 N BARSTON AVE COVINA CA 91724 1116 N BARSTON AVE COVINA CA 91724 8401-020-023 AGUIRRE,JONATHAN ET AL SCHNEIDER,TIFFANY 2050 E GREENHAVEN ST COVINA CA 91724 2050 E GREENHAVEN ST COVINA CA 91724 8401-018-109 CHANG,JOHN K AND JUDY C AND CHANG,JASON C 2014 E CIENEGA AVE UNIT E COVINA CA 91724 2014 E CIENEGA AVE UNIT E COVINA CA 91724 8401-018-110 ZARA,JAYVEE AND RHAMELA V 2014 E CIENEGA AVE UNIT D COVINA CA 91724 2014 E CIENEGA AVE UNIT D COVINA CA 91724 8401-018-113 KWOK,DANNY W CO TR KWOK AND 2014 E CIENEGA AVE UNIT A COVINA CA 91724 1443 E PASEO ROBLES SAN DIMAS CA 91773 8401-020-032 GI AND MO INVESTMENTS LLC 1113 N BARSTON AVE COVINA CA 91724 851 CORONADO DR ARCADIA CA 91007 8401-020-036 ROBLES,ULYSSES AND STEPHANIE 1123 N BARSTON AVE COVINA CA 91724 1123 N BARSTON AVE COVINA CA 91724 8401-020-050 STALLINGS,CRISTAL D 1151 N BARSTON AVE UNIT 31 COVINA CA 91724 1151 N BARSTON AVE UNIT 31 COVINA CA 91724 8401-020-040 ABEYWARDENA,MICHAEL S AND MONIKA L 1131 N BARSTON AVE COVINA CA 91724 1718 EL VISTA CIR ARCADIA CA 91006 8401-020-047 HAMM,BARRY D TR HAMM TRUST 1145 N BARSTON AVE COVINA CA 91724 2731 E CORTEZ ST WEST COVINA CA 91791 8401-020-051 TSUI,WING LOK CO TR TSUI AND 1153 N BARSTON AVE COVINA CA 91724 4851 GOLDEN WEST AVE TEMPLE CITY CA 91780 8401-020-034 SEANEZ,PATRICIA 1117 N BARSTON AVE COVINA CA 91724 1117 N BARSTON AVE UNIT 21 COVINA CA 91724 8401-020-038 BINTORO YEAN,PRISCILLA TR VUTHI 1127 N BARSTON AVE COVINA CA 91724 14802 FERNVIEW ST WHITTIER CA 90604 8401-020-049 CHINCHA,RICARDO A 1149 N BARSTON AVE COVINA CA 91724 2059 E GREENHAVEN ST COVINA CA 91724 8401-020-046 SOLIS,MAIRA AND PENA,SALVADOR 1143 N BARSTON AVE COVINA CA 91724 1143 N BARSTON AVE COVINA CA 91724 8401-020-048 SCHOONMAKER,WAYNE A CO TR W AND 1147 N BARSTON AVE COVINA CA 91724 1147 N BARSTON AVE COVINA CA 91724 8401-020-035 BOSWELL,JANICE 1119 N BARSTON AVE #21 COVINA CA 91724 1119 N BARSTON AVE #21 COVINA CA 91724 8401-020-042 LEON,MARIO A JR AND ROSAS,JOANNA J 1135 N BARSTON AVE COVINA CA 91724 107 PARK ST UNIT A ALHAMBRA CA 91801 8401-020-056 YANG,MATHEW AND KIM,MIN 1163 N BARSTON AVE COVINA CA 91724 1163 N BARSTON AVE UNIT 21 COVINA CA 91724 8401-020-054 BOYD,LES AND CINDY 1159 N BARSTON AVE COVINA CA 91724 1159 N BARSTON AVE COVINA CA 91724 8401-020-052 DANE,MIRNA Y CO TR DANE FAMILY 1155 N BARSTON AVE COVINA CA 91724 1155 N BARSTON AVE COVINA CA 91724 8401-020-055 GILBERT,DIANE M TR DALE W AND 1161 N BARSTON AVE COVINA CA 91724 PO BOX 444 LA VERNE CA 91750 8401-020-053 MCKINNEY,BERNIE O II CO TR 1157 N BARSTON AVE UNIT 34 COVINA CA 91724 14104 TIFFANY DR WESTMINSTER CA 92683 8401-020-041 MOLINARI,ERIC 1133 N BARSTON AVE COVINA CA 91724 1133 N BARSTON AVE COVINA CA 91724 8401-020-043 DANE,MIRNA Y CO TR DANE FAMILY 1137 N BARSTON AVE COVINA CA 91724 1137 N BARSTON AVE UNIT 24 COVINA CA 91724 8401-020-063 SCHEIDHAUER,JUDY A 1179 N BARSTON AVE COVINA CA 91724 1179 N BARSTON AVE COVINA CA 91724 8401-020-037 FLORES,JUAN A AND VICTORIA,JENNIFER 1125 N BARSTON AVE COVINA CA 91724 1125 N BARSTON AVE COVINA CA 91724 8401-020-065 APELIAN,GARY R AND SANFORD DANIELE P 1172 N BARSTON AVE COVINA CA 91724 1172 N BARSTON AVE UNIT 46 COVINA CA 91724 8401-020-044 FORGEY,BARBARA L TR C AND B 1139 N BARSTON AVE COVINA CA 91724 2738 MOUNTAIN VIEW DR APT A LA VERNE CA 91750 8401-020-067 MARTINEZ,ARLENE P 1176 N BARSTON AVE COVINA CA 91724 1176 N BARSTON AVE COVINA CA 91724 8401-020-057 HOYLE,THOMAS J 1165 N BARSTON AVE COVINA CA 91724 1165 N BARSTON AVE COVINA CA 91724 8401-020-045 CHAN,ALVIN P CO TR F HUI AND A 1141 N BARSTON AVE COVINA CA 91724 122 N GARFIELD PL MONROVIA CA 91016 8401-020-059 RUEDAFLORES,APRIL 1169 N BARSTON AVE COVINA CA 91724 1169 N BARSTON AVE COVINA CA 91724 8401-020-058 LOPEZ,JOHN F AND LOPEZ,JANNEAL V 1167 N BARSTON AVE COVINA CA 91724 1167 N BARSTON AVE COVINA CA 91724 8401-020-039 SEROBYAN,TIGRAN 1129 N BARSTON AVE COVINA CA 91724 6946 BABCOCK AVE NORTH HOLLYWOOD CA 91605 8401-020-061 SPINKS,CHARLES C CO TR SPINKS 1175 N BARSTON AVE COVINA CA 91724 1175 N BARSTON AVE NO 42 COVINA CA 91724

8401-020-068 CROWTHER,KATHLEEN R AND CROWTHER,JAMES M 1162 N BARSTON AVE COVINA CA 91724 1122 CHARWOOD LN SANTA ANA CA 92705 8401-020-069 HEMENWAY,JEANNETTE M 1164 N BARSTON AVE COVINA CA 91724 1164 N BARSTON AVE COVINA CA 91724 8401-020-062 OBERG,GERALD S 1177 N BARSTON AVE COVINA CA 91724 1177 N BARSTON AVE COVINA CA 91724 8401-020-072 VINH,SHARON 1142 N BARSTON AVE COVINA CA 91724 4833 KAUFFMAN AVE TEMPLE CITY CA 91780 8401-020-060 FAHIM,YVETTE 1173 N BARSTON AVE COVINA CA 91724 1173 N BARSTON AVE COVINA CA 91724 8401-020-064 HOPSTEIN,KIMBERLY A 1170 N BARSTON AVE COVINA CA 91724 1170 N BARSTON AVE COVINA CA 91724 8401-020-070 ROBLEDO,IRENE TR IRENE ROBLEDO 1166 N BARSTON AVE COVINA CA 91724 10625 EL RANCHO DR WHITTIER CA 90606 8401-020-079 ORTIZ,EVANGELINA 2043 E GREENHAVEN ST COVINA CA 91724 1548 N KENMORE CT ONTARIO CA 91762 8401-020-080 BROSKI,ROBERT F AND DIANE M TRS 2055 E GREENHAVEN ST COVINA CA 91724 2055 E GREENHAVEN ST COVINA CA 91724 8401-020-082 CHINCHA,RICARDO A 2059 E GREENHAVEN ST COVINA CA 91724 2059 E GREENHAVEN ST COVINA CA 91724 8401-020-066 AFABLE,MANOLO J AND AFABLE,SAMANTHA J 1174 N BARSTON AVE COVINA CA 91724 1174 N BARSTON AVE COVINA CA 91724 8401-020-084 MORALES,ADRAIAN M 2077 E GREENHAVEN ST COVINA CA 91724 2077 E GREENHAVEN ST COVINA CA 91724 8401-020-083 DURAN,FRANCISCO 2061 E GREENHAVEN ST COVINA CA 91724 2061 E GREENHAVEN ST COVINA CA 91724 8401-020-086 ARECHIGA,DULCE M AND ARECHIGA,GABRIEL 2073 E GREENHAVEN ST COVINA CA 91724 2073 E GREENHAVEN ST COVINA CA 91724 8401-020-075 CHENG,SPENCER CO TR S K AND R B 1148 N BARSTON AVE COVINA CA 91724 222 MONTEREY RD # 1105 GLENDALE CA 91206 8401-020-077 MARTIN,DIANE L 2047 E GREENHAVEN ST COVINA CA 91724 43 PINE HILL AVE NORWALK CT 6855 8401-020-087 GOMEZ,MARISSA TR MARISSA GOMEZ 2071 E GREENHAVEN ST COVINA CA 91724 2071 E GREENHAVEN ST COVINA CA 91724 8401-020-085 BALLES,REGINA 2075 E GREENHAVEN ST COVINA CA 91724 2075 E GREENHAVEN ST COVINA CA 91724 8401-020-071 CALDERON,TERRY TR TERRY 1168 N BARSTON AVE # D COVINA CA 91724 1168 N BARSTON AVE UNIT D COVINA CA 91724 8401-020-076 YBARRA,LEO AND LINDA 2049 E GREENHAVEN ST COVINA CA 91724 2049 E GREENHAVEN ST COVINA CA 91724 8401-020-078 LIN,PEI J 2045 E GREENHAVEN ST COVINA CA 91724 1031 N ORANGE AVE AZUSA CA 91702 8401-020-074 GIBBENS,JAMES E AND PATRICIA L AND GIBBENS,MARCUS A 1146 N BARSTON AVE COVINA CA 91724 1146 N BARSTON AVE COVINA CA 91724 8401-020-073 SKYLINE INVESTMENT PROPERTIES LLC 1144 N BARSTON AVE COVINA CA 91724 20687 AMAR RD STE 2367 WALNUT CA 91789 8401-020-081 BUTNER,THOMAS J TR THOMAS J 2057 E GREENHAVEN ST COVINA CA 91724 2057 E GREENHAVEN ST COVINA CA 91724 8401-020-146 AGUILAR,CESAR TR CESAR AGUILAR 2054 E GREENHAVEN ST COVINA CA 91724 749 E AVENUE 43 LOS ANGELES CA 90031 8446-022-902 LA COUNTY FLOOD CONTROL DISTRICT 0 0 900 S FREMONT AVE ALHAMBRA CA 91803 8446-012-006 LOGANS RUN LLC 316 S BARRANCA AVE COVINA CA 91723 633 N BARRANCA AVE COVINA CA 91723 8402-001-043 BELLOMO,FRANK J TR FRANK J 1802 E COVINA BLVD COVINA CA 91724 1804 E COVINA BLVD COVINA CA 91724

CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. PH 1
Meeting: March 17, 2026
Title: Zoning Code Amendment (ZCA) 26-1
Presented by: Brian K. Lee, AICP, Deputy City Manager/Director of Community Development Recommendation: Waive full reading, read by title only, and introduce first reading Ordinance 26-03 entitled, “An Ordinance of the City Council of the City of Covina, California, approving Zoning Code Amendment (ZCA) 26-1 amending Chapter 17.72 OffStreet Parking and Loading of Title 17 (Zoning) of the Covina Municipal Code regarding Joint Use and Shared Parking Regulations, and Making a Finding of Exemption Pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15061(b)(3)“.

EXECUTIVE SUMMARY/BACKGROUND:

The proposed zoning code amendment will address an immediate need to simplify joint-use parking regulations, which may otherwise discourage prospective businesses from locating in the city. On February 24, 2026, the Planning Commission conducted a public hearing to consider the proposed zoning code amendment. There were no participants or public comments at the hearing. The Planning Commission concluded the hearing on February 24, 2026, and adopted Resolution No. 2026-01 PC by a vote (4-0-1), recommending to the City Council the approval of the Zoning Code Amendment (ZCA) 26-1, and issue a CEQA exemption.

DISCUSSION:

As the City Council aware, staff has undertaken an effort to modernize the City’s zoning code. To date, the Planning Commission has conducted six study sessions and reviewed fourteen draft chapters.

Staff is refining all draft chapters to get them ready for a future City Council study session. However, it is recommended that two sections within existing Chapter 17.72 (Off-Street Parking and Loading) regarding joint-use parking be considered sooner to help streamline review processes and simplify the application process for new businesses. The following paragraphs outline the existing regulations, staff comments, and proposed changes.

1. Existing: 17.72.050 Off-street parking – Mixed occupancies. “In the case of mixed uses, where there are at least four or more stores, and at least 5,000 square feet of gross floor area, there shall be one stall for each 200 square feet, minus 15 percent credit for common usage, for parking stalls. If two or three stores with at least two stores over 10,000 square feet exist, these stores have the characteristics of several stores. Therefore, the last-mentioned combination will also be considered common use and could qualify for a 15 percent credit.”
Staff Comments: Staff recommends renaming this section to “Parking Reductions for Mixed Occupancies” and clarifying the approval authority for the 15 percent parking reduction.

Proposed Changes: “17.72.050 Parking Reductions for Mixed Occupancies. The following reductions may be applied to reduce the otherwise applicable parking spaces required by CMC

17.72.010 for developments with mixed occupancies (multi-tenants, and different types of land uses, such as retail, dining, and services) to account for the common usage of parking spaces.

A. Development of four or more tenant spaces and at least 5,000 square feet of gross floor area may qualify for a 15 percent reduction, subject to the director's review and approval.

B. Developments with two or three buildings, where at least two buildings exceed 10,000 square feet of gross floor area, may qualify for a 15 percent reduction, subject to the planning commission review and approval.”

2. Existing: 17.72.060 Off-street parking – Joint use.
“The planning commission may, upon application by the owner or lessee of any property in the manner set forth in CMC § 17.78.030 through 17.78.100, authorize the joint use of parking facilities by the following uses or activities under the conditions specified herein:

A. Up to 50 percent of the parking facilities required by this title for a use considered to be primarily a daytime use may be provided by a use considered to be primarily a nighttime use.

Up to 50 percent of the parking facilities required by this title for a use considered to be primarily a nighttime use may be provided by a use considered to be primarily a daytime use; provided, that such reciprocal parking area shall be subject to conditions as set forth in subsection (D) of this section.

B. Up to 100 percent of the parking facilities required by this title for a church or for an auditorium incidental to a public or parochial school may be supplied by parking facilities of a use considered to be primarily a daytime use; provided, that such reciprocal parking area shall be subject to conditions set forth in subsection (D) of this section.

C. The following uses are typical daytime uses: banks, business offices, retail stores, personal service shops, clothing or shoe repair or service shops, manufacturing or wholesale buildings and similar uses. The following uses are typical of nighttime and/or Sunday uses: auditoriums incidental to a public or parochial school, churches, dance halls, theaters and bars.

D. Conditions Required for Joint Use.

1. The building or use for which application is being made for authority to utilize the existing off-street parking facilities provided by another building or use shall be located within 150 feet of such parking facilities.

2. The applicant shall show that there is no substantial conflict in the principal operating hours for the building or uses for which the joint use of off-street parking facilities is proposed.

3. Parties concerned in the joint use of off-street parking facilities shall evidence agreement for such joint use by a proper legal instrument approved by the city attorney and planning commission as to form and content.”
Staff Comments: The current code, adopted in 1964, is burdensome and time-consuming, particularly regarding contractual agreements. A parking study by a qualified traffic engineer or consultant will more accurately determine if sufficient parking is available for all uses during peak times. Staff proposes simplifying the regulations by establishing clear criteria for shared parking, requiring a parking study, and, when necessary, a recorded reciprocal parking easement.

Proposed Changes: “17.72.060 Shared Parking Requirements.

This section establishes an alternative to required on-site parking subject to specific requirements.

1. Shared parking qualifying criteria. Shared parking serving more than four land uses (multitenants, mixed occupancies) on a site or serving more than one parcel may be used if it meets the following qualifying criteria, as determined by the reviewing authority:
a. The peak hours of parking demand from all uses (multi-tenants, mixed occupancies) do not coincide, so that peak demand will not be greater than the parking provided. b. There is no substantial conflict in operating hours between the various uses. c. The number of parking spaces provided as determined by the parking study meets or exceeds the minimum (parking spaces) required.

2. Parking Study required. A parking study is required to demonstrate how proposed land uses meet the parking requirements in Section 17.72.010 and comply with the shared parking qualifying criteria. The parking study must be prepared by city staff, the city’s consultant, or by the applicant’s qualified traffic or parking consultant. A parking study submitted by the applicant may require an independent peer review at the applicant’s expense. The parking study must be reviewed and approved by the reviewing authority, and may require a shared parking reciprocal easement as a condition of approval to ensure projects comply with these requirements.

3. Shared parking. The shared parking for land uses (mixed occupancies or multi-tenants) with more than one parcel requires a shared parking in the form of a recorded reciprocal access and parking easement that runs with the land, to the satisfaction of the director and city attorney, and includes the following:
a. A guarantee that no substantial change in use will increase parking demand without approval of an amended land use entitlement, such as a site plan review or a conditional use permit.
b. A reciprocal grant or nonexclusive license or easement among the business operator(s) and the property owner(s) for access to and use of the shared parking facilities. c. Evidence that the reciprocal easement has been recorded in the county recorder’s office, prior to occupancy for tenants.

FISCAL IMPACT:

It is not possible to quantify fiscal impacts at this time.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

Community Development Department staff determined that the proposed Zoning Code Amendment would not result in, or have a potential for resulting in, either a direct or indirect physical change in the environment, or a reasonably foreseeable indirect physical change in the environment and, accordingly, is exempt from the California Environmental Quality Act (“CEQA”) (Cal. Pub. Resources Code, Section 21000 et. seq.) pursuant to the CEQA Guidelines (Cal. Code Regs., tit. 14, Section 15000 et. seq.) Section 15061 (b) (3). The proposed Zoning Code Amendment is an administration of the Zoning Code by simplifying the joint use and shared parking regulations, and it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. Therefore. the adoption Zoning Code Amendment (ZCA) 26-1 is not subject to the requirements of CEQA Guidelines Section 15061 (b)(3).

Respectfully submitted,

ATTACHMENT B
ORDINANCE 26-03

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, APPROVING ZONING CODE AMENDMENT (ZCA) 26-1
AMENDING CHAPTER 17.72 OFF-STREET PARKING AND LOADING,
OF TITLE 17 (ZONING) OF THE COVINA MUNICIPAL CODE,

REGARDING JOINT USE AND SHARED PARKING REGULATIONS,

AND MAKING A FINDING OF EXEMPTION FROM THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
WHEREAS, the City is responsible for adopting and implementing land use regulations within its boundaries. The proposed Zoning Code Amendment (ZCA) 26-1, amending Chapter 17.72 of Title 17 of the Covina Municipal Code (“CMC”), regarding joint use and shared parking regulations for economic development purposes; and WHEREAS, the proposed Zoning Code Amendment (ZCA) 26-1 is consistent with the Program/Implementation Measures No. B.11.a of the Land Use Element of the City of Covina General Plan because the proposed amendment will simplify the joint use and shared parking regulations and allow the City to create a more efficient, reasonable, and business friendly atmosphere; and
WHEREAS, CMC Chapter 17.80 provides the procedures and proceedings for any amendment to the text of Title 17 (Zoning) of the CMC and the Zone Change to the Official Zoning Map of City of Covina; and
WHEREAS, Government Code Section 65855 requires that at the hearing, the Planning Commission render its decision in the form of a written recommendation to the City Council, and transmit the recommendation in such form and manner as specified by the City Council; and
WHEREAS, CMC Section 17.80.050 further provides that any recommendation by the Planning Commission for an amendment shall require an affirmative vote of not less than two-thirds of the total voting members after at least one public hearing and must be filed with the City Council, together with a report of findings, hearings, and other supporting data, within thirty (30) days after the conclusion of the public hearing; and WHEREAS, CMC Section 17.80.070 provides that the City Council must hold a public hearing on the date and at the time and place specified in the notice. Further, the City Council may adopt by ordinance the amendment recommended by the Planning Commission after holding at least one public hearing thereon. The City Council may modify the amendment recommended by the Planning Commission, provided the proposed modification has been referred back to the Planning Commission for a report, pursuant to CMC Sections 17.80.070.C and D; and
WHEREAS, on February 24, 2026, the Planning Commission conducted a public meeting at which time the oral and written evidence along with written recommendation from the Planning Division was presented to the Planning Commission. Following

Ordinance 26-03 Page 2 of 5
consideration of the entire record of information received at the public hearing and due consideration of the proposed Zoning Code Amendment (ZCA) 26-1, the Planning Commission closed the public hearing on that same date and adopted Resolution 2026- 01 PC, by a 4-0-1 vote, recommending that the City Council approve the proposed Zoning Code Amendment (ZCA) 26-1 and adopt this proposed Ordinance; and WHEREAS, on March 17, 2026, the City Council of the City of Covina held a duly noticed public hearing as prescribed by law to consider the proposed Zoning Code Amendment (ZCA) 26-1 and any comments received prior to or at the public hearing, at which time staff presented its report, and interested persons had an opportunity to and did testify either in support or in opposition to proposed Zoning Code Amendment (ZCA) 26-1. Following consideration of the entire record of information received at the public hearing and due consideration of the proposed Zoning Code Amendment (ZCA) 26-1, the City Council closed the public hearing on that same date; and WHEREAS, all legal prerequisites prior to adoption of this Ordinance have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Recitals. The foregoing recitals are true and correct and are incorporated herein and made an operative part of this Ordinance.

SECTION 2. Findings for Approval of Zoning Code Amendment (ZCA)26-1.

Based on the evidence in the record, City Council of the City of Covina find that the proposed Zoning Code Amendment (ZCA) 26-1 is in compliance with State law and is consistent with the following General Plan Objectives, in that it is consistent with the Program/Implementation Measures No. B.11.a of the Land Use Element of the City of Covina General Plan because the proposed Zoning Code Amendment (ZCA) 26-1 will simplify the joint use and shared parking regulations to address current development trends, and allow the City to create a more efficient, reasonable, and business friendly atmosphere.

SECTION 3. California Environmental Quality Act Findings. Community Development Department staff determined that the proposed Zoning Code Amendment would not result in, or have a potential for resulting in, either a direct or indirect physical change in the environment, or a reasonably foreseeable indirect physical change in the environment and, accordingly, is exempt from the California Environmental Quality Act (“CEQA”) (Cal. Pub. Resources Code, Section 21000 et. seq.) pursuant to the CEQA Guidelines (Cal. Code Regs., tit. 14, Section 15000 et. seq.) Section 15061 (b) (3). The proposed Zoning Code Amendment is an administration of the Zoning Code by simplifying the joint use and shared parking regulations, and it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment. The City Council has reviewed the administrative record concerning the proposed ZCA 26-1 and the proposed CEQA determination, and based on its own independent judgement, finds that ZCA 26-41 set forth in Ordinance 26-02 is not subject

Ordinance 26-03 Page 3 of 5
to the requirements of CEQA and the CEQA Guidelines pursuant to CEQA Guidelines Section 15061 (b) (3).

SECTION 4. Section 17.72.050 Off-street parking-Mixed occupancies of Chapter

17.72 (Off-Street Parking and Loading) of Title 17 (Zoning) of the Covina Municipal Code is hereby renamed as Section 17.72.050 “Parking Reductions for Mixed Occupancies” and amended to read as follows:
“17.72.050 Parking Reductions for Mixed Occupancies.

The following reducitons may be applied to reduce the otherwise applicable parking spaces required by CMC 17.72.010 for developments with mixed occupancies (multi-tenants and different types of uses, such as retail, dining, and services) to account for common usage of parking spaces.

A. Developments of four or more tenant spaces, and at least 5,000 square feet of gross floor area, may qualify for a 15 percent reduction, subject to approval by the director.

B. Developments with two or three buildings, where at least two buildings exceed 10,000 square feet of gross floor area, may qualify for a 15 percent reduction, subject to approval by the planning commission.”
SECTION 5. Section 17.72.060 Off-street parking-Joint use of Chapter 17.72 (OffStreet Parking and Loading) of Title 17 (Zoning) of the Covina Municipal Code is hereby renamed as Section 17.72.060 “Shared Parking Requirements”, and amended to read as follows:
“17.72.060 Shared Parking Requirements.

This section establishes alternative to required on-site parking subject to specific requirements.

A. Shared parking qualifying criteria. Shared parking serving more than four land uses (multi-tenants, mixed occupancies such as retail, dining and services) on a site or serving more than one parcel may be used if it meets all of the following qualifying criteria, as determined by the reviewing authority:

1. The peak hours of parking demand from all uses (multi-tenants, mixed occupancies) do not coincide, so that peak demand will not be greater than the parking provided.

2. There is no substantial conflict in operating hours between the various uses.

3. The number of parking spaces provided as determined by the parking study, meets or exceeds the minimum (parking spaces) required.

B. Parking Study required. A parking study is required to demonstrate how proposed land uses meet the parking requirements in Section 17.72.010 and comply with the shared parking qualifying criteria in paragraph 1 of this section.

The parking study must be prepared by city staff, city’s consultant or by the applicant’s qualified traffic or parking consultant. A parking study submitted by the applicant may require an independent peer review at the applicant’s

Ordinance 26-03 Page 4 of 5
expense. The parking study must be reviewed and approved by the reviewing authority, and may require a shared parking reciprocal easement, or similar device, as a condition of approval to ensure projects comply with these requirements.

C. Shared parking. The shared parking for land uses (mixed occupancies or multitenants) with more than one parcel require a shared parking in the form of recorded reciprocal access and parking easement that runs with the land, to the satisfaction of the director and city attorney and include the following:

1. A guarantee that no substantial change in use will increase parking demand without approval of an amended land use entitlement such as a site plan review or a conditional use permit.

2. A reciprocal grant or nonexclusive license or easement among the business operator(s) and the property owner(s) for access to and use of the shared parking facilities.

3. Evidence that the reciprocal easement has been recorded in the county recorder’s office, prior to occupancy for tenants.”
SECTION 6. Severability. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, the remaining portions of this Ordinance shall nonetheless remain in full force and effect. The City Council hereby declares that it would have adopted each section, subsection, sentence, clause, phrase, or portion of this Ordinance, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions of this Ordinance be declared invalid or unenforceable.

SECTION 7. Savings Clause. Neither the adoption of this Ordinance nor the repeal or amendment by this Ordinance of any ordinance or part or portion of any ordinance previously in effect in the City or within the territory comprising the City, shall in any manner affect the prosecution for the violation of any ordinance, which violation was committed prior to the effective date of this Ordinance, nor be construed as a waiver of any license, fee or penalty or the penal provisions applicable to any violation of such ordinances.

SECTION 8. Effective Date. This Ordinance shall become effective within thirty (30) days after its adoption.

SECTION 9. Certification. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause this Ordinance to be published within 15 days after its passage, in accordance with Section 36933 of the Government Code.

PASSED, APPROVED and ADOPTED this __ day of _____, 2026.

City Council of Covina, California
BY:

VICTOR LINARES, Mayor

Ordinance 26-03 Page 5 of 5
ATTEST:
____________
FABIAN VELEZ, Chief Deputy City Clerk
APPROVED AS TO FORM:
__________________
KEVIN G. ENNIS, City Attorney

CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Ordinance 26-03 were introduced for first reading at a regular meeting on the __ day of _____, 2026. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of said City Council on the __ day of _____, 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

Dated:

FABIAN VELEZ, Chief Deputy City Clerk

CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. NB 1
Meeting: March 17, 2026
Title: City of Covina Economic Development Initiative 2026 Presented by: Brian K. Lee, AICP, Deputy City Manager/Community Development Director Recommendation: That the City Council consider:

1. Approving Resolution CC 2026-19, Modifying the Covina Comprehensive Fee Schedule to Reduce Certain Planning Application Fees;

2. Approving Resolution CC 2026-20 Amending the FY 2025-2026 Budget to Appropriate an Additional $75,000 from General Fund for the City of Covina Business Assistance Job Creation Program; and

3. Directing City Staff to proceed with the proposed Economic Development Initiative Actions outlined within the report.

BACKGROUND:

Economic Development Initiatives (EDI) are strategic programs or actions designed to improve the economic vitality within the City. As such, EDIs often include recommended activities or programs that are implemented to help Covina businesses maintain competitiveness in the marketplace and help raise Covina's visibility within the San Gabriel Valley region. These strategies have helped achieve many goals and objectives, as outlined in past EDIs. Attachment “A” outlines the city’s milestones and progress made from ongoing organizational efforts, which included allowing “parklet-style” outside dining areas during the COVID period, initiating the Business grant program, and reducing CUP fees for restaurants, among others.

Economic Development Initiative 26-01 proposes the following actions:
 Reducing fees for the “Preliminary Review Application” development process and Conditional Use Permit (CUP) fees;
 Clarifying the allowed commercial temporary uses to include “Recurring Open-Air Pop-Up” Marketplaces;
 Directing City Staff to initiate related amendments to the Covina Zoning Code to formally articulate the “Recurring Open-Air Pop-Up” marketplace activity through an Administrative Conditional Use Permit (ACUP) “Category 3” process, with the provision that such activity shall not exceed 40 days within a consecutive six-month period, and to amend the Covina Fee Schedule to formally adopt the aforementioned fee reductions; and,  Directing City Staff to implement the aforementioned action items during the interim period between now and when Zoning Code and Fee Schedule amendments are drafted for City Council consideration.
 Appropriate additional funding for the Business Assistance Job Creation Program DISCUSSION:

On May 6, 2025, the City Council approved a new user fee schedule effective July 1, 2025 that is designed to achieve cost recovery for City programs and services. Following the implementation of the new Planning Services’ fees, it has been observed that some fees may impact the City’s competitiveness in the regional marketplace. As such, it is recommended that the City Council consider adopting the following initiatives to help with business attraction and retention efforts, including modifying the following user fees:

1. Preliminary Review Application (PRE-APP) Fee Reduction:

The City fee to process a Preliminary Review Application is $6,200.00. The premise of the fee schedule is for a full “cost-recovery” regarding the necessary staff time to perform the pre-application review task. However, the current fee discourages prospective applicants from submitting the Preliminary Review Application. As a result, recent development applicants have decided to forgo the preapplication review process and instead submit formal development applications. In order to incentivize applicants to utilize this preliminary review process, it is recommended that the fee be reduced to $2,000.

2. Conditional Use Permit (CUP) Fee Reduction:

The City fee to process a Conditional Use Permit (CUP) is $5,500.00. Again, the fee schedule contemplates full cost-recovery for staff time involved in reviewing and processing the application, including public hearing requirements at the Planning Commission. In order to incentivize applicants to utilize this required process for certain uses, it is recommended that the fee be reduced to $4,500.

3. Administrative Conditional Use Permit (ACUP) “Category 3” Fee Reduction for Recurring Open-Air “Pop-up” Marketplaces:
“Recurring Open-Air Pop-Up” marketplaces serve as important communal spaces for social interaction, economic activity, and cultural preservation. These markets, also referred to as “flea markets,” are popular open-air retail spaces where small vendors set up stalls (pop-ups) on private parking lots, along designated streets, or common public open spaces. They transform parking lots, roads, parks, and walkways into vibrant, lively areas, creating a bustling atmosphere that attracts locals and visitors alike. Open-Air “pop-up” marketplaces are increasingly becoming an essential avenue for leisure and entertainment. They feature a wide range of consumer activities, including food stalls, clothing vendors, handicrafts, and interactive entertainment, distinguishing them from formal shopping centers.

Under an Administrative Conditional Use Permit (ACUP) process, “open-air pop-up” marketplaces would be conditioned to operate at specified hours, on designated days, and at designated locations, as outlined under Covina Municipal Code (CMC) Section 17.62.190. As Open-Air “pop-up” marketplaces are considered non-permanent establishments, vendors have the flexibility to change locations from time to time and are not fixated on a specific business premise. They are usually organized as open-air markets, where street vendors or small-scale business entrepreneurs set up stalls along designated public or private spaces. This setting creates a lively and inviting atmosphere, allowing visitors to enjoy an immersive shopping, dining, and entertainment experience. “Open-Air Pop-Up” marketplaces are socio-economic and cultural spaces that serve both local communities and other neighboring cities. They offer a well-balanced mix of local products, handicrafts, street food, and entertainment, creating an authentic cultural experience. They have become a popular recreational activity and a source of novelty, socialization, and cultural exploration for locals and residents of neighboring cities. Unlike formal retail stores and shopping malls, “open-air pop-up” marketplaces offer more flexible bargaining and a wider range of products, including cheaper options. “Open-Air Pop-Up” marketplaces not only create economic opportunities but also encourage social interaction and showcase a business model that evolves with changing urban environments. They are incubators for micro-entrepreneurship, providing an accessible platform for start-up businesses with relatively low initial capital requirements compared to formal ventures.

City planning staff has received interest in bringing in Open-Air “pop-up” markets to the city. Under the

administrative conditional use permit (ACUP) temporary use process, “open-air pop-up” marketplaces best fit the Category 3 user fee schedule step. Staff is proposing to reduce the existing fee from $2,541.00 to $450.00 to encourage such temporary-use activities and support new and up-and-coming small businesses, while also transforming new temporary public spaces into dynamic social and economic hubs.

The following are three proposed fee reductions for the Preliminary Review, Conditional Use Permit, and Administrative Conditional Use Permit (Category 3) applications. City staff is requesting that the City Council direct staff to implement these changes immediately during the interim period until City Staff can prepare formal modifications to the Zoning Code and Fee Schedule for City Council approval.

Further, it is recommended that the Council direct staff to initiate the appropriate amendments to the Covina Zoning Code to formally articulate the processing of an ACUP (Category 3) for “Recurring OpenAir Pop-Up” marketplace, with the provision that such activity shall not to exceed 40 days within a consecutive six-month period, and to amend the Covina Fee Schedule to formally adopt the aforementioned fee reductions; and, immediately implement the aforementioned action items during the interim period between now and when City Staff will prepare the formal Zoning Code and Fee Schedule modifications for City Council approval.

Summary of EDI Fee Reductions
Planning Fees Old Fee New Fee
(effective 7/1/2025)
“Proposed” Fee
Reduction
Preliminary Review Fee $ 632.00 $ 6,200.00 $ 2,000.00
ACUP (Category 3) – based on
event intensity (# of attendees,
street closure, or pop-ups)
$1,869.00 $ 2,541.00 $ 450.00
Conditional Use Permit (CUP) $ 4,134.00 $ 5,500.00 $ 4,500 Furthermore, direct staff to initiate the appropriate amendments to the Covina Zoning Code to formally articulate the processing of an ACUP (Category 3) for “Recurring Open-Air Pop-Up” marketplace, with the provision that such activity shall not to exceed 40 days within a consecutive six-month period, and to amend the Covina Fee Schedule to formally adopt the aforementioned fee reductions; and, immediately implement the aforementioned action items during the interim period between now and when City Staff will prepare the formal Zoning Code and Fee Schedule modifications for City Council approval.

4. Expansion of Business Grants Funding - $75,000.00
The American Rescue Plan Act (ARPA), signed in March 2021, provided funding to local governments to address the impacts of COVID-19. The City of Covina accepted its ARPA allocation in August 2021 and later approved programs in April 2022 to support businesses through the Existing Business Capital Assistance Program and the New Business Vacant Storefront Capital Improvement Program. Through ARPA’s Revenue Replacement category, these programs distributed about $450,000 to 18 existing and new businesses, meaning 18 grants were awarded to support business operations and improvements.

In December 2023, the City Council created the Business Assistance Job Creation Program, allocating $250,000 in General Funds. The program requires participating businesses to create a new full-time job that must be maintained for at least one year. Since its launch, all program funds have been

awarded or are pending award to qualified applicants, indicating strong demand, and a waiting list has been established for additional eligible businesses.

To continue supporting local businesses and expand employment opportunities—particularly for lowto moderate-income individuals—staff recommends adding $75,000 to the FY 2025–2026 budget for the program. The funding would provide forgivable loans of up to $25,000 to businesses that hire employees whose household income is at or below 80% of the Area Median Income (AMI). If approved, Resolution CC 2026-xx will support grants for approximately three more businesses, with applicants selected from the waiting list on a first-come, first-served basis.

FISCAL IMPACT:

A reduction in cost related to the previously identified Planning fees may result in reduced revenues in the 1010-4010-43400 account, however is it reasonable to believe that the reduction in cost for these specific fees may also result in an increase in applications received, thus offsetting the cost reduction.

In addition to this action, if approved, Resolution CC 2026-20 will amend the FY 2025-2026 budget to appropriate an additional $75,000 from the General Fund to account 1010-4750-53788 to accommodate additional Business Grant expenditures.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

The Economic Development Initiative Plan does not require a CEQA assessment. Each proposed strategy initiative will undergo an environmental assessment in accordance with CEQA provisions, as applicable.

Respectfully submitted,
Alana Mantilla
Economic Development Manager

Attachment A - Page 1 of 15
Prepared by:

Brian K. Lee, AICP, Deputy City Manager/Director of Community Development Alana Mantilla, Economic Development Manager
Mercy Lugo, Planning Manager
Daniella Chadwick, Sr. Analyst
Economic Development Vision Strategy
No. 2026-01
March 17, 2026

Attachment A - Page 2 of 15
Section 1. Introduction
The City Council of the City of Covina received and filed Economic Development Vision Strategy No. 1 on May 2, 2017. The Economic Development Vision Strategy No. 2026-01 is an administrative update that includes updates to the strategies outlined in Strategy 1, and new strategies aimed at improving the overall economic vitality of the community.

Several challenges and opportunities have been identified that may influence future developmental and economic growth. Proactively understanding and addressing these challenges, while anticipating shifts in economic patterns, will help ensure both local stability and a sustained trajectory of local growth.
 Changing demographics. Demographic shifts in ethnicity, age, and education will influence economic development opportunities, land use demands, and transportation choices. These trends will also affect consumer preferences, entertainment and recreation needs, and demand for healthcare and technology-related services, all of which may place additional pressures on land use planning.  Changing economic influences. The ongoing shift in the retail sector from traditional brick and mortar to the digital economy continues to influence retail development trends and commercial space demand. Other changing economic influences include an increase in experiential, recreational, and/or entertainment-driven economy, a shift toward preference for hybrid work as a result of the COVID-19 Pandemic, and efforts, both locally and regionally, to promote local entrepreneurship and small business resilience.  Land use competition. Regional competition from adjoining cities for decreasing commercial and industrial opportunities will require a higher degree of land use innovation, with a focus on positive imaging and harnessing new employment trends.  Rising costs. Increasing costs associated with housing, transportation, and commercial development, aging public infrastructure, and rising public safety costs continue to present challenges for public agencies.
 Increasing Pressure from State Entities. Growing regulatory requirements from State agencies continue to influence local planning, land use decisions, & municipal workload to meet state mandates.

Attachment A - Page 3 of 15
Vision Strategy no. 2026-01 provides updates on several strategic paths developed in 2017 and introduces new strategiesintended to further the City’s economic development efforts. The goal of the Vision Strategy is to continue to leverage additional economic development opportunities while expanding the visibility and profile of the City of Covina within the San Gabriel Valley region.

Section 2. Vision
The Vision Strategy is intended to be pragmatic in scope and achievable with the City of Covina's current resources and organizational structure. The Goals of the Economic Development Vision Strategic Program are as follows:
 Set realistic and achievable goals within the context of the City’s resources.  Sustain a multi-layered and flexible approach that can be further refined as necessary.  Ensure strategies are compatible with existing City plans and strategies.

Section 3. Implementation Strategy
The 2017 Strategy (No.1) was developed with the intent that it could be administered and implemented by existing City resources with minimal reliance on outside consultant support.

This initial phase established the framework and foundation for subsequent phases, which will build on existing strategies, create additional action items, and provide opportunities to evaluate progress. Both existing and new action items are noted below. Select action items (strategies) now feature a Notable Milestones section.

Strategy 1: Attract Key Business Sectors
Working to attract certain businesses and/or business sectors to locate within a city is a traditional method of growing a local economy. Typically, the types of businesses targeted vary with the current economic climate, the demographic profile, and existing economic voids in the region. However, there should be a logical basis for targeting certain businesses. City staff recommends continuing to work to attract the four (4) business sectors identified in Strategy No. 1, and adding one (1) additional sector as an action/strategy item.

1. Microbreweries, Artisan Distilleries, Craft Wine-making, and similar.

The craft beer industry has experienced remarkable growth over the past several years, and that growth does not appear to be slowing. Several factors influence the growth of craft beers, such as a strong interest in locally produced food and the strong embrace of

Attachment A - Page 4 of 15
craft beer by the Millennial and Gen Z generations. Microbreweries are as much a destination retail experience as they are a manufacturing enterprise. Craft beer enthusiasts will travel remarkable distances to patronize a microbrewery.

Artisan distilleries have also experienced impressive growth. As with craft beer, industry experts have theorized that growth in the “Foodie” population, which values “farm-totable” restaurants and microbreweries, has fueled interest in small-batch artisan distilleries and gourmet spirits. When paired with a casual dining experience, the artisan distilled spirit category is very strong.

In the east San Gabriel Valley, the number of microbreweries and restaurants specializing in artisan spirits is modest. Therefore, an opportunity exists to fill a current void and position Covina in the mind’s eye of people looking for a cluster of microbreweries.

2. Gastro-pubs, Food Courts, and Packinghouse-style retail establishments.

The “fast casual” and/or “gastro-pub” segment of the sit-down restaurant industry has been steady, outperforming the “white tablecloth” restaurant category, and in some cases, even the “fast food” restaurant category. As with the microbrewery phenomenon, it appears the growth of the gastro-pub has a generational explanation; in that the Millennial and Gen Z generations have embraced the gastro-pub restaurant atmosphere beyond the other sit-down restaurant categories. When gastro-pubs are located within “packinghouse-style” developments, it appears to be an even stronger combination.

Notable Milestones
 Campsite Brewery (317 E Front Street). Opened in May 2024. The project involved adaptively retrofitting a 1920s-era warehouse building. Campsite is a Bonafede eatery that offers beer and even hosts weddings.  Gladi8r Brewing (321 N Citrus Avenue). Opened March 2025. Formerly the Glesener Pharmacy, the location serves pizza, in-house-made brews, and billiards.
 Bravado Bar (230 N Citrus Avenue). Opening in February 2026. Formerly the Pavo Bakery, Bravado specializes in artisan whiskey selection, tapas bites, and features live music in a 1920’s speakeasy environment.

Attachment A - Page 5 of 15

3. Fusion, Niche, and Diverse Cuisine
In Southern California, there is a shift toward niche concepts, global fusion (combining local favorites with global influence, such as “Mexi-terranean”), and experiential dining.

These restaurant concepts tend to make a dedicated commitment to branding through interior and graphic design, and by aligning their menus with their values. This could include using sustainable products, high-quality locally sourced produce, or collaborating with local chefs for special offerings. Many of these establishments intentionally design their spaces, plating, and visual identity to enhance the dining experience, which naturally encourages diners to share their experiences on social media, further promoting visitation. In some cases, they provide a ‘niche' in the market where there is a void, as with the new restaurant “Full Circle Café,” which offers a family-friendly breakfast and brunch environment with rotating DJs and “Open Tables” Sessions. The City has recently seen an increase in restaurants meeting these criteria, noted in the milestones below. It is recommended that staff continue to attract diverse food palates to the city to expand culinary options and provide more reasons for visitors to visit the City.

Notable Milestones
 Permit Issued allowing food-court style operation. In September 2024, a Conditional Use Permit was issued for the property at 128-132 E College, allowing the operation of four (4) Airstream-style food trucks in the exterior area of the project site. The property owner is working to attract tenants for this proposal.

Notable Milestones
There are several existing restaurants in Covina that meet this criterion; the following are recent openings.
 Agnii A Fiery Experience; Modern Indian (147 E College Street)  Rosalie; Northern Italian developed by a Michelin Bib Gourmand-awarded team, which features live local music (114 E Italia St)
 Chubby Curry; Japanese Curry developed with a Michelin-starred chef (139 N Citrus)  Mariposa; Modern Mexican with Live Mariachi (870 E Arrow Hwy)  Full Circle Kitchen & Sound; Vibrant brunch featuring rotating DJs and Open Tables (132 E College St)

Attachment A - Page 6 of 15

4. Technology Incubators, Coworking Establishments
“Technology/Business Incubator(s)” or “Coworking Establishments” are typically open floor plan buildings that would accommodate multiple computer work stations, a lounge area, video conferencing capabilities, administrative support, high-speed internet, and/or similar technology infrastructure. This strategy would encourage, nurture, and grow techsavvy entrepreneurs to establish their business within the Covina community. An establishment within or near downtown Covina and the Covina Metrolink Station would increase the professional population that would patronize and populate downtown Covina and the Citrus Avenue corridor.

Because of Covina’s proximity to significantly higher education institutions, such as Cal Poly Pomona, Azusa Pacific University, University of La Verne, Citrus College, and Mt. SAC, there is an existing emerging workforce population that could be attracted to locate in Covina, if the available infrastructure can be developed.

5. Additional Healthcare and Medical Facilities
The Emanate Hospital and the surrounding medical core zone located in downtown Covina represent one of the highest employers in the City of Covina. Ensuring the continued sustainability of existing medical practices and fostering growth in this sector is important for a variety of reasons, including but not limited to:
 Existing footprint. The Emanate group has a significant presence in Covina. Adjacent to the regional hospital are other medical uses that naturally gravitate towards a significantly established medical zone. Leveraging the existing medical footprint to attract additional investment is logical.

Notable Milestones
 Foundrspace Covina (401 N Citrus Avenue). Currently within the final stages of construction, the proposed co-work location is anticipated to open in 2026. As part of a public/private partnership, Foundrspace will provide a scholarship program for Covina Residents pursuing entrepreneurial ventures.
 Offbrand Cooperative, Inc. (759 Arrow Grand Circle). A digital media production company and studio dedicated to set design, concept design, filming, and postproduction. Offbrand is used to host a variety of segments and video entertainment for some of Youtube’s largest creators.

Attachment A - Page 7 of 15
 Economic multiplier-effect. The healthcare/medical industry is typically served by outside vendors and service businesses. In addition, independent healthcare/medical businesses tend to locate in the vicinity of significant healthcare/medical uses, such as hospitals or significant medical offices/clinics, thereby improving the diversity of services that could be met within a local area, serving the broader community.  Skilled, educated, and well-paid workforce. Employees within the healthcare/medical industry are typically educated and well compensated. In hospitals or major medical clinics, facilities operate 24 hours a day or on 2 shifts, meaning there are more employees on-site than in other industries. The greater number of employees, coupled with this category’s typically stable income, creates strong buying power for commercial uses in the vicinity of the healthcare/medical facility.
 Strong future industry growth forecast. Of all the industry categories in California, the healthcare/medical economic/trade cluster is among the strongest, with many economic forecasters anticipating continued growth. This includes the aging Baby Boomer demographic, with their corresponding need for healthcare/medical services. But whatever the reasons for the ongoing growth trend in the healthcare/medical industry, there is a consensus among economists and employment experts that this economic/trade cluster will continue to exhibit robust growth.

6. Experience-Oriented and Recreational Entertainment
A steadily growing segment of the local economy involves uses related to “experiential”, “immersive”, and “recreational” entertainment. These types of establishments may include but are not limited to: indoor golf establishments, escape rooms, immersive and interactive experiences (for example, Meow Wolf in Las Vegas), axe throwing, archery, and niche experiences. Such businesses offer unique experiences and are becoming increasingly popular on social media, further attracting patronage and visitation. The City recently approved one indoor golf entertainment venue; however, it is recommended that city staff proactively explore opportunities to attract additional experiential and immersive entertainment uses in appropriate zones or districts.

Notable Milestones
 Encore Outpatient Surgery Center; 300 West Badillo Street  Foothill Cardiology;235 E Badillo Street

Attachment A - Page 8 of 15
Strategy 2: Improve Covina’s Regional Profile
Improving Covina's positive image within the region is another way to promote economic development efforts in Covina. Promoting the positive image of Covina is an ongoing effort and involves multiple action items.

1. Social Media Presence
Social media outreach would involve both local and regional news features and online social media engagement. Stories or features that would be viewed positively by Covina, such as new developments, significant programs, notable community accomplishments, and similar stories, should be shared regularly. Keeping the social media site(s) topical and current would be an ongoing task requiring some staff time.

2. Seek opportunities for Regional Recognition
The Los Angeles County Economic Development Corporation sponsors an annual “Business Friendly” Award, which recognizes cities within Los Angeles County that have incorporated policies, actions, programs, and similar practices that are considered business-friendly.

The benefit is publicity and positive promotion for the award-winning city. The LAEDC “Business Friendly” award effort, in conjunction with other features of the Economic Development Vision Strategy, will cumulatively raise the positive image of Covina within the region. There are other opportunities to promote regional recognition of city efforts, which may also help to boost visibility and peak interest of potential business investors in Notable Milestones
 @Gocovina Social Media Account for FRIC & FRAC Downtown Micro transit/Circulator program. Launched in February 2025, the Instagram page has over 1,000 followers. The account was developed to promote the free transit program, which, to date, has provided over 11,000 rides in the downtown core.

Notable Milestones
 Covina Laugh Factory; 104 N Citrus Avenue

Attachment A - Page 9 of 15
the city, including, but not limited to, the annual Helen Putnam Award and the American Planning Association (both State and National categories).

3. Economic Development Newsletter
The Economic Development Newsletter is a digital tool for Covina to promote itself in the region. Initially a quarterly effort, the E-newsletter is sent to subscribers. Initially, the newsletter will be promoted to economic development professionals, realtors, brokers, business entities, government officials, residents, and developers; however, the service is subscription-based (users must subscribe to receive them, and have the option to unsubscribe). The newsletter would include graphics and brief text descriptions of new developments, activities, accomplishments, and other positive impressions, formatted for smartphones and tablets. The intent is not for in-depth information sharing, but for the positive promotion of the City of Covina to increase awareness of Covina and encourage word-of-mouth about the various programs, projects, and news from the City.

4. Major project and development promotion.

Any significant new project or development within Covina should be promoted to the region through press releases, newsletter promotion (see action 3), and targeted announcements to outside organizations and entities. Promoting and advertising significant development and project accomplishments helps foster a positive, innovative culture at Covina. Examples of major developments include, but are not limited to:
o Land Entitlement or construction milestones, such as ground breaking, completion, or ribbon-cutting;
o Significant infrastructure improvements
o Significant, innovative, and noteworthy City projects or programs; o Any award or recognition of a City effort by a professional organization, association, higher governmental entity, or regional non-profit organization.

Notable Milestones
 Economic Development Newsletter. Launched in October 2023, the City issues a quarterly newsletter featuring updates on City initiatives, local events, development, and more. The newsletter spotlights Covina to inspire the retention and expansion of businesses in the City.

Attachment A - Page 10 of 15

5. Expand Alley Activation Program (Placemaking Efforts) Consistent with the City’s recently adopted Covina Town Center Specific Plan (CTCSP), the City will continue interdepartmental collaboration (Public Works, Community Development, Park & Recreation) to activate rear and alleyway areas, improving pedestrian connectivity and “wandering” within the downtown core. Efforts include the continued implementation of the City’s downtown mural program through innovative Notable Milestones
 Covina lands an interview with Telemundo. In an effort to promote the City’s downtown mural program, the City and Mural team AQMNI posted a collaboration post on social media seeking local Covina residents to be featured in a video about “Canine Classics,” a new downtown mural with their K-9 friends.

The post went viral and led to an interview with Telemundo.  Covina Recreation Village is featured on Streetsblog LA (2024). Article published on July 25, 2024, describing the adaptive reuse and transit-oriented project. The Covina Recreation Village will result in an additional park, indoor recreation, and library property just feet from the Covina Train Station.  “Community Development Updates” is now a Covina Today Staple. The department prepares a regular ‘updates’ section in the Quarterly Covina Today, which reaches each residence directly four times a year.  The Planning Division launched a “Major Projects Summary” webpage in 2024.

Thisis a new tool to inform the community about changes, including new groundup residential, commercial, and mixed-use developments, as well as new proposals. The objective of the site is to keep the community informed from concept inception to completion. The page also features an interactive online map to enhance engagement.
 KTLA’s Off the Air “Hometown Pride: Quaint Covina offers Local Flavor” (2023). Andy Risemeyer visits the city and highlights Rad Coffee, Fret House, Campsite Brewery, and Domestic BBQ.
 KTLA “Shelby Nelson’s Home Two-Week Story”. As part of KTLA's 75th anniversary, the network prepared segments highlighting news anchors' hometowns. Shelby Nelson shared memories tied to “Michaelangelo’s Pizza” and other fond memories growing up in the City.

Attachment A - Page 11 of 15
funding strategies, including, but not limited to, Enhanced Infrastructure Financing District (EIFD) funding, leveraging resources through development agreements, working collaboratively with local business/property owners looking to achieve similar goals, and pursuing grant opportunities, as applicable.

Strategy 3: Operational Enhancements and Business-Friendly Initiatives The interaction between the land use entitlement seeker and city staff can present challenges. Issues may arise when the point of contact for the development proposal is the owner or operator, often for the first time and usually outside the primary area of expertise.

The level of communication and coordination between the City and the applicant, the project scope, supporting documentation, statutory processing requirements, and the effort necessary for successful processing are unfamiliar to applicants experiencing it for the first time; as a result, their experience may be less-than-favorable, notwithstanding the sincere effort by City staff to assist the applicant.

Notable Milestones
 Permanent String Light Activations
Initially, as a holiday alley activation program, the program received overwhelmingly positive feedback. The program is made possible through a lease agreement between the property owner and the city.
 Three Murals installed in the Downtown Core.

Three murals, “A Tapestry of Time”, “From Covina, With Love”, and “Canine Classics,” were recently installed in rear/alley areas. These murals are featured in news segments and on social media, helping to create interest in the downtown area. The “From the Covina, with Love” project included support from Public Works for installing brick paving and will incorporate a virtual reality (VR) component to enhance engagement and create additional activities to boost downtown patronage.

A video feature is currently being prepared for Canine Classics, featuring interviews with several Covina residents and their K-9s.
 Activation Improvements at 132 E Badillo Street & Downtown Parking Structure These improvements were included alongside a new luxury apartment development located at 135 E Badillo. The City’s Public Works and Community Development Departments improved the public parking lot, installed dumpster enclosures, added façade improvements to the structure, added vegetation, and installed an alley archway.

Attachment A - Page 12 of 15
Several of these noted challenges may not be eliminated due to statutory requirements, lengthy due diligence processes, and established practice to ensure appropriate and beneficial development. However, certain internal and operational improvements could enhance the public’s experience and create a more business-friendly environment for those seeking to invest in the City.

1. Designated City Staff Concierge.

One of the fundamental challenges in processing a land use entitlement application is the exchange of information between City staff and the applicant. Probably the least conducive environment for this initial communication interaction is the public counter.

Just the dynamic of how the public counter functions is not conducive to the exchange of clear, thoughtful, and detailed information.

A City staff member designated as a concierge would serve as the initial point of contact for a prospective business operator, developer, or other land-use entitlement applicant.

The function would be initiated pursuant to an appointment, during which sufficient time would be allotted to discuss the land-use entitlement process, submittal requirements, time expectations, and other matters regarding the pending application. Questions can be addressed in a setting conducive to conversation, rather than the distracting environment of the public counter. Furthermore, the concierge would maintain contact with the applicant as the land-use entitlement is processed and serve as a conduit for information exchange.

2. Develop and Improve Resource Materials
Providing understandable and comprehensive information is another factor in reducing the anxiety and uncertainty that a land use entitlement applicant may experience.

Information on the sequence and steps necessary for processing various land-use entitlements would be provided in handout, display, and online formats. This feature would support communicating the steps required for the land use entitlement process.

Attachment A - Page 13 of 15

3. Identify and Address Administrative Barriers to Private Investment In many cases, a successful sit-down restaurant includes on-site serving and consumption of alcoholic beverages. For a new establishment to operate in Covina, the city requires a conditional use permit. City fees include a “Pre-Application Review”, “Site Plan Review”, “Conditional Use Permit”, and associated environmental assessment pursuant to the provisions of CEQA. Beyond the fees required by the City, the applicant must also obtain approvals and pay substantial fees to the Department of Alcoholic Beverage Control, as well as other costs. One tool to encourage additional establishments in downtown would be to offer a subsidy to these establishments. The goal is to incentivize additional investment and promote a ‘business-friendly’ approach in the downtown by absorbing some of the initial costs that may create barriers to new investment.

Additionally, the city recently completed a User Fee Nexus Study and adopted a revised citywide comprehensive user fee schedule. The purpose of these efforts is to accurately assess the level of work and staff hours required to complete work, including permitting, inspections, and reviews, so that the City may obtain full cost recovery for services provided to the public. However, in the interest of promoting business-friendly practices and incentivizing additional investment, it may be appropriate, in certain circumstances, to subsidize specific services to reduce cost barriers. Activities such as recreational programs and library services are commonly subsidized due to their broader community benefit. Similarly, it is recommended that the City review fees and, where necessary, expand the definitions of certain fees to reduce burdens and, in effect, set the stage for long-term economic benefit.

A similar concept is a “Business License Fee Holiday” program, in which either a portion or the entire fee is absorbed (subsidized) by the city. Conceptually, the business license “holiday” would apply to the first year of business; thereafter, standard business license fees would apply.

Notable Milestones
 Comprehensive Zoning Code Update and Modernization. The city is currently in the final stages of the zoning code modernization project. The resulting Title 17 will condense the existing 56 chapters into 12, modernize the language, reduce redundancy, and organize the content to make it easier to read and navigate.

Attachment A - Page 14 of 15

4. Programs to Support New Business/Business Growth
The City is currently administering two business grant programs funded through the Community Development Block Grant (CDBG) and General Fund sources: 1) Business Assistance Job Creation Program, and 2) Downtown Neighborhood Business Workforce Augmentation Program. Both programs are designed to support eligible commercial businesses by offsetting staffing costs associated with newly hired, income-eligible employees.

Other strategies that may be implemented in the near term include leasing future city-owned commercial properties at below market rent to give existing business owners, either operating from home or online, the opportunity to learn how to manage a brick-and-mortar store, without the risk of closing within the first two years due to rent or other unanticipated expenses.

Notable Milestones
 CUP reduction within the CTCSP (2019). In 2019, the City Council adopted a resolution reducing Conditional Use Permit fees by 50% for businesses within the downtown boundaries.

Notable Milestones
 Existing and New Business Working Capital Assistance Program. 18 Businesses were supported.
 CDBG Downtown Neighborhood Business Workforce Augmentation Program. 7 full-time equivalent jobs created.
 Business Assistance Job Creation Program. 4 full-time equivalent jobs created.

Attachment A - Page 15 of 15
Strategy 4: City-Initiated Concepts
The city hosts several unique annual events that attract thousands of visitors each year, including Thunderfest and seasonal holiday programming. Building on the success of these events, the city may consider exploring additional opportunities to expand its programming and enhance its visibility throughout the region. Most recently, the city launched the micro transit program “FRIC & FRAC”, which has served more than 11,000 riders. Additional eventbased concepts include a rooftop cinema experience, a comedy festival, a music and arts festival, a seasonal ice-skating rink, a silent disco, or other innovative programming that may fill an entertainment void in the region.

In addition to activity-based programming, the city may explore innovative funding strategies to support future infrastructure improvements and promote long-term economic vitality. For example, the recent adoption of the Enhanced Infrastructure Financing District (EIFD) provides a stable, long-term financing mechanism to support downtown improvements. In particular, strategic investments that help shape the F.A.I.R District of the Covina Town Center Specific Plan would promote additional development and strengthen connections between high-quality transit and additional housing opportunities.

Furthermore, it is recommended that the city continue investing in a high-quality park system, including enhancing existing parks, and pursue opportunities to expand parkland by leveraging grant funding, acquiring land when feasible, or developing innovative partnerships with local school districts to establish joint-use park facilities. These efforts can significantly benefit the community, as proximity to parks is often associated with increased property values and improved quality of life. Several Park improvement projects have been led by the City’s Parks and Recreation and Public Works Departments.

Notable Milestones
 Establishment of the Covina Enhanced Infrastructure Financing District (EIFD)  FRIC & FRAC Micro transit Program (2025)
 Covina Recreation Village (New; Under Construction)
 Banna Park (New; Completed)
 Hollenbeck Park Improvements (Enhancements; Completed)  Wingate Park improvements (Enhancements; Design Phase)  Covina Skate Park (New; Completed)
 Royal Oak Middle School Joint-Use Park Project (New; Design Phase)

ATTACHMENT B
RESOLUTION CC 2026-19

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COVINA,

CALIFORNIA, MODIFYING THE COVINA COMPREHENSIVE FEE

SCHEDULE TO REDUCE CERTAIN PLANNING APPLICATION FEES
WHEREAS, pursuant to the provisions of the California Constitution and the laws of the State of California, the City of Covina is authorized to adopt and implement land use entitlement application fees for the processing of development and land use applications; and
WHEREAS, the City Council recognizes the importance of fostering a businessfriendly environment that supports economic vitality, entrepreneurship, and reinvestment in the community; and
WHEREAS, Certain administrative planning application fees may present financial barriers to small businesses, property owners, and entrepreneurs seeking to establish development in the City; and,
WHEREAS, in an effort to modernize the City’s Administrative Conditional Use Permit categories to better reflect the evolving economic interests and community activities of the residents and visitors of the City of Covina, including recurring and seasonal events; and,
WHEREAS, reducing certain administrative planning application fees will lessen financial burden, improve access to development opportunities, transform underutilized private land into vibrant activity hubs, and encourage additional economic activity in the City.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. The City Council hereby establishes the reduced fee amounts for the fees noted in Exhibit A.

SECTION 2. The reduced fee amounts established pursuant to Section 1 of this Resolution shall become effective on March 17, 2026.

SECTION 3. This resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall certify the vote adopting this resolution and shall enter the same in the Book of Original Resolutions.

APPROVED and PASSED this 17th day of March, 2026.

Resolution CC 2026-19 Page 2 of 2
City of Covina, California

BY: ______________________________
VICTOR LINARES, Mayor
ATTEST:
__________________________________
FABIAN VELEZ, Chief Deputy City Clerk

CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, hereby certify that Resolution CC 2026-19 was duly adopted by the City Council of the City of Covina at a Regular meeting held on the 17th Day of March, 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

Dated:
_______________________________________
FABIAN VELEZ, Chief Deputy City Clerk

EXHIBIT A
Table 1
Reduction in Certain Fee Categories (Planning Division Fees) Fee Description Existing Fee Reduced Fee
Per this
Resolution
% Subsidy
Preliminary Review Fee (PREAPP)$ 6,200.00 $ 2,000.00 67.7% ACUP (Category 3) – based
on event intensity (# of
attendees, street closure, or
pop-ups)
$ 2,541.00 $ 450.00 82.3%
Conditional Use Permit (CUP) $ 5,500.00 $ 4,500.00 18.2%

ATTACHMENT C
RESOLUTION CC 2026-20

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, ADMENDING THE FISCAL YEAR 2025-2026 OPERATING BUDGET TO APPROPRIATE $75,000 FROM THE GENERAL FUND
INTO ACCOUNT 1010-4750-53788 FOR THE CITY OF COVINA

BUSINESS ASSISTANCE JOB CREATION PROGRAM
WHEREAS, the City of Covina (“City”) is a municipal corporation duly organized and existing pursuant to the Constitution and laws of the State of California; and WHEREAS, the budget for the City of Covina for fiscal year commencing July 1, 2025 and ending on June 30, 2026 was approved on May 6, 2025; and WHEREAS, the approved budget is in accordance with all applicable ordinance of the City and all applicable statues of the State; and
WHEREAS, the City desires to facilitate a Business Assistance Job Creation Program that will offer a onetime $25,000 forgivable loan to assist businesses by offsetting the staffing costs of newly hired, income-eligible employees; and WHEREAS, the City Council has determined there is a public benefit to the residents and businesses of Covina to facilitate the hiring of income-eligible employees to be working for Covina businesses, which therefore adds additional jobs to the local economy; and
WHEREAS, on occasion, the City Council will deem it necessary to amend the Operating Budget to create a new budget allocation in order to facilitate the job creation project the City Council deems necessary and important; and WHEREAS, those amendments (allocations) to the Budget shall be by approval and memorialized by Resolution of the City Council; and WHEREAS, the City of Covina sees the opportunity to strengthen and support local businesses, create and retain jobs, provide and promote economic opportunities within the City; and
WHEREAS, the City Council of the City of Covina wishes to amend the FY 2025- 26 Operating Budget to reflect an appropriation of $75,000.00 from the General Fund for the City of Covina Business Assistance Job Creation Program.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Amend the fiscal year 2025-2026 Operating Budget as follows:

Resolution CC 2026-20 Page 2 of 2
Account
Number
Account Title Increase Amended
Budget
1010-4750-
53788
Business Assistance – Job
Creation Program
$75,000.00 $125,000.00
SECTION 2. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

SECTION 3. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

APPROVED and PASSED this 17th day of March, 2026.

City of Covina, California
BY:

VICTOR LINARES, Mayor
ATTEST:
___________________________________________
FABIAN VELEZ, Chief Deputy City Clerk

CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Resolution CC 2026-20 was duly adopted by the City Council of the City of Covina at a regular meeting held on the 17th day of March, 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:
_____________________________________
FABIAN VELEZ, Chief Deputy City Clerk