ORDINANCE NO. 2534
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, AMENDING ARTICLE II OF
CHAPTER 10 OF THE WEST COVINA MUNICIPAL CODE
TO ADOPT BY REFERENCE THE 2025 CALIFORNIA FIRE
CODE, WHICH ADOPTS BY REFERENCE THE 2024
INTERNATIONAL FIRE CODE, WITH LOCAL
AMENDMENTS, AND TO ADOPT BY REFERENCE THE
2025 CALIFORNIA WILDLAND-URBAN INTERFACE
CODE, AND AMENDING PROVISIONS OF CHAPTER 4.5
OF THE WEST COVINA MUNICIPAL CODE
The City Council of the City of West Covina hereby finds and declares as follows:
WHEREAS, the California Building Standards Commission recently published the 2025 California Building Standards Code, which includes the 2025 California Fire Code (the “2025 Fire Code”) and the 2025 California Wildland-Urban Interface Code (the “2025 WUI Code”); and
WHEREAS, the 2025 Fire Code and the 2025 WUI Code will be effective on January 1, 2026; and
WHEREAS, Section 17958.5 of the California Health and Safety Code permits the City to make changes or modifications to the 2025 Fire Code, which incorporates by reference the 2024 International Fire Code with California amendments, as codified within the 2025 Fire Code, and the 2025 WUI Code, as such changes are reasonably necessary because of local climatic, geographical or topographical conditions; and WHEREAS, Section 13143.5 of the California Health and Safety Code permits the City, by ordinance, to make changes or modifications to the 2025 Fire Code and the 2025 WUI Code that are more stringent than the requirements published in the 2025 Fire Code and the 2025 WUI Code relating to fire and panic safety; and WHEREAS, prior to making any modifications or changes pursuant to Section 17958.5 of the California Health and Safety Code, Section 17958.7 of the Health and Safety Code requires the City to make express findings that such modifications or changes are reasonably necessary because of local climatic, geological or topographical conditions; and
WHEREAS, the findings and local amendments apply to all occupancy classifications, unless specified otherwise; and
Ordinance No. 2534
WHEREAS, the City Council of the City of West Covina has determined that modifications to the 2025 Fire Code are reasonably necessary due to local climatic, geological, and topographical conditions, as detailed in Resolution No. 2025-76; and WHEREAS, all legal requirements prior to the adoption of this Ordinance have occurred.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Recitals. The City Council makes and adopts as findings the facts and conclusions set forth in the recitals of this Ordinance and, for the reasons set forth in the recitals and in Resolution No. 2025-76, finds that the modifications to the 2025 California Fire Code are reasonably necessary due to local climatic, geological, or topographical conditions.
SECTION 2.Amendment to Section 10-20 of Article II of Chapter 10. Section 10- 20 of Article II of Chapter 10 of the West Covina Municipal Code is hereby amended as to read as follows:
Sec. 10-20. - Adopted.
Except as otherwise provided in this article, the city council of the City of West Covina hereby adopts by reference the 2025 California Fire Code, which adopts by reference the 2024 International Fire Code, including Appendices A, B, BB, C, CC, D, E, F, G, H, I, K, M, N, O, P and Appendix Chapter 4, and the 2025 California Wildland-Urban Interface Code as the fire code (the “Fire Code”) of the City of West Covina. In the event of any conflict or ambiguity between any provision contained in such codes set forth above, and any amendment thereto contained in this article or other provision of the West Covina Municipal Code, the amendment or addition shall control.
One (1) complete copy of the 2025 California Fire Code, with errata and supplements, one (1) complete copy of the 2024 International Fire Code, and one (1) complete copy of the 2025 California Wildland-Urban Interface Code shall be at all times maintained by the fire department for use and examination by the public.
SECTION 3. Amendment to Section 10-21. Subsection (a) of Section 10-21 of Article II of Chapter 10 of the West Covina Municipal Code is hereby amended to read as follows:
(a) The Fire Code shall be enforced by the bureau of fire prevention in the fire department of the City of West Covina which is hereby established and which shall be operated under the supervision of the chief of the fire department.
SECTION 4. Amendment to Section 10-24. Section 10-24 of Article II of Chapter 10 of the West Covina Municipal Code is hereby amended to read as follows:
Ordinance No. 2534
Sec. 10-24. - Amendments to the 2025 California Fire Code.
The California Fire Code, 2025 Edition, adopted under section 10-20 of this article, is hereby amended as follows:
Chapter 1 (Scope and Administration) is amended as follows:
Section 101 (Scope and General Requirements) is amended as follows:
Section 101.1 (Title) is amended to read as follows:
101.1 Title.
These regulations shall be known as the Fire Code of the City of West Covina, hereinafter referred to as “this code.”
Section 104 (General Authority and Responsibilities) is amended to add a new subsection 104.12 to read as follows:
104.12 Fire investigations.
The fire chief, assistant chief, fire marshal, deputy fire marshal, fire protection specialist, captain, engineer, firefighter and firefighter/paramedic shall have the authority to investigate the origin, cause and circumstance of any fire, explosion or other hazardous condition. While performing these duties, the listed officers and members of the fire department, if meeting the definition of “peace officer” as outlined in California Penal Code section 830.37, shall have the power to arrest any person without warrant whenever they have reasonable cause to believe that the person has violated any provision of this chapter in their presence. Those persons certified as “fire investigators” shall also have peace officer powers under California Penal Code section 830.37.
Section 105.5 (Required Operational Permits) is amended to add a new Section 105.5.60 to read as follows:
105.5.60 Christmas tree sales lots.
All temporary, outdoor lots for the display and sale of Christmas trees are required to have a permit and shall be located, maintained, and operated subject to the following provisions:
105.5.60.1 Permits – Christmas tree sales lots.
All applications for permits shall be made in writing, filed with the city, and shall state the name of the applicant, his or her address, and the location of the proposed Christmas tree lot. The application shall be accompanied by a clearance from the fire chief as to fire regulations, by a clearance from the building and safety department as Ordinance No. 2534
to the proposed electrical installation, if any, and by clearance from the engineering department for review of location in relation to possible interruption of traffic. All permits must be posted in a conspicuous place.
Fires in barbeques or in metal drums or other containers require a special permit that is to be obtained from the fire department.
105.5.60.2 Fire protection.
There shall be maintained in each premises or display area where Christmas trees are sold or offered for sale, at least two fire extinguishers with a minimum rating of 2A. No extinguisher shall be more than 75 feet travel distance from any tree on display or in storage.
105.5.60.3 Tents or canopies on Christmas tree lots.
A separate permit shall be obtained from the fire department for all tents, canopies and temporary membrane structures and they shall meet all requirements of Chapter 31 of the Fire Code. All tents, canopies and temporary membrane structures shall be made of flameproof materials or rendered flame retardant by an approved process. 105.5.60.4 Display.
Christmas trees shall not be sold or displayed indoors or under covered, outdoor walkways of buildings or shopping centers unless the walkway is protected by an approved automatic fire sprinkler system, or the display is specifically approved by the fire chief.
105.5.60.5 Lot closure.
Christmas trees shall be removed and the debris cleared no later than 10 calendar days after the last day of sale. A fee, as established by resolution of the city council, shall be posted for each lot with the license collector at the time of issuance of the permit. This fee will be returned if the debris is cleared and the lot is removed within the stated time, otherwise the fee will be used to defray the cost of cleanup and will not be returned.
Section 112.1 (General) is amended to read as follows:
112.1 Board of appeals established.
In order to hear and decide appeals of orders, decisions or determinations made by the fire code official relative to the application and interpretation of this code, there shall be and is hereby created a board of appeals. The board of appeals shall be appointed by the city manager and shall hold office at his/her pleasure. The board shall adopt rules of Ordinance No. 2534
procedures for conducting its business, and shall render all decisions and findings in writing to the appellant with a duplicate copy to the fire code official.
Appendix A (Board of Appeals) is amended as follows:
Section A101.3 (Membership of Board) is amended to read as follows:
A101.3 Membership of board.
The board shall consist of five voting members appointed by the city manager. Each member shall serve for one year. The fire code official shall be an ex officio member of said board but shall have no vote on any matter before the board.
Section 113.4 (Violation penalties) is amended to read as follows:
113.4 Violation penalties.
Any person who violates a provision of this code or fails to comply with any of the requirements thereof or who erects, installs, alters, repairs or does work in violation of the approved construction documents or directive of the fire code official, or of a permit or certified used under the provisions of this code, shall be guilty of a misdemeanor as provided in section 1-37 of the West Covina Municipal Code. Each day that a violation continues after due notice has been served shall be deemed a separate violation.
Chapter 3 (General Requirements) is amended as follows:
Section 304.1.3 (Vegetation) is amended to read as follows:
304.1.3 Vegetation.
Weeds, grass, vines or other growth that is capable of being ignited and endangering property shall be cut down and removed by the owner or occupant of the premises.
Vegetation clearance requirements for all residential front, rear and side yards including slopes shall be maintained, by the owner or occupant, free and clear of all flammable and combustible vegetation for a distance of 100 feet or to their property line, whichever is closest.
A minimum clearance of 10 feet shall be maintained between all roads and all dry grass, weeds, vegetation and other combustible material.
A minimum clearance of 10 feet shall be maintained between any tree or portion of a tree from the outlet of a chimney or stovepipe.
All roofs of any structure shall be maintained free of leaves, needles or other dead vegetative growth.
Ordinance No. 2534
It shall be unlawful for any person to deposit any grass, weeds, brush, debris, trash or other waste material upon any vacant lot or parcel of ground within the city.
Chapter 5 (Fire Services Features) is amended as follows:
Section 503 (Fire Department Access Roads) is amended as follows:
Section 503.3 (Marking) is amended to read as follows:
503.3 Markings or postings of fire apparatus access roads.
When required by the fire official, approved signs or other approved notices shall be provided for fire apparatus access roads to identify such roads or prohibit the obstruction thereof. Signs or notices shall be maintained in a clean and legible condition at all times and be replaced or repaired when necessary to provide adequate visibility. Those areas determined to be “Fire Lanes” shall be posted in accordance with the standards set forth by the West Covina engineering department per the requirements of section 22-188 of the West Covina Municipal Code.
Section 503.4 (Obstruction of fire apparatus access roads) is amended to read as follows:
503.4 Obstruction of fire apparatus access roads.
The required width of a fire apparatus access road shall not be obstructed in any manner, including via the parking of vehicles. Minimum required width and clearances established under Section 503.2.1 shall be maintained at all times.
Entrances to roads, trails or other access ways, which have been closed with gates and barriers in accordance with Sections 503.5.1 and 503.2.2 shall not be obstructed by parked vehicles. In addition, any person excavating or working upon any street, alley, public thoroughfare, or fire apparatus access road and by reason thereof, or for any other reason, causes the same to be blocked or made impassable, shall notify the fire official of the fire department at the time such work is started and upon completion thereof.
Section 503.5.1 and Section 503.6 are amended to read as follows:
503.5.1 Security gates and building security access.
All security gates shall be operable by the fire department by way of an emergency entry system approved by the fire chief.
All security access systems on building entrances or openings used for emergency access shall be operated by the fire department by way of an emergency access system, which will accept a fire department master key. At the discretion of the fire chief or fire Ordinance No. 2534
code official, an approved key box or a radio operated control system may be required as a substitute, or in addition to, the emergency key entry system. 503.6 Security gates and building security access.
All security gates shall be operable by the fire department by way of an emergency entry system approved by the fire chief.
All security access systems on building entrances or openings used for emergency access shall be operated by the fire department by way of an emergency access system, which will accept a fire department master key. At the discretion of the fire chief or fire code official, an approved key box or a radio operated control system may be required as a substitute, or in addition to, the emergency key entry system.
Section 505 (Premises Identification) is amended as follows:
Section 505.1 (Address identification) is amended to read as follows:
505.1 Address numbers.
New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 4 inches high, for residential homes, with a minimum stroke width of 0.5 inch.
Numbers for commercial or industrial buildings shall be a minimum of 8 inches high, located near the top corner of the structure facing the street. Any building which exceeds a setback of greater than 50’ but does not exceed 100’ from the curb face must have a minimum of 10 inch numbers. Any building which exceeds a setback of greater than 100’ but does not exceed 200’ from the curb face must have a minimum of 12 inch numbers.
Section 507 (Fire Protection and Water Supplies) and Appendix B (Fire-Flow Requirements for Buildings) are amended as follows:
Section 507.3 (Fire flow) and Appendix B (Fire-Flow Requirements for Buildings) are amended as follows:
507.3 Fire flow.
Water mains and piping supplying fire hydrants shall not be of a size less than that specified by applicable, adopted standards, and installation shall be accompanied by hydraulic calculations supporting the size of piping installed. Underground piping shall be capable of supplying a minimum of 1,000 gallons per minute, at a residual pressure of at least 20 psi.
Ordinance No. 2534
Appendix B Fire flow.
Water mains and piping supplying fire hydrants shall not be of a size less than that specified by applicable, adopted standards, and installation shall be accompanied by hydraulic calculations supporting the size of piping installed. Underground piping shall be capable of supplying a minimum of 1,000 gallons per minute, at a residual pressure of at least 20 psi.
Chapter 9 (Fire Protection and Life Safety Systems) is amended as follows:
Section 901.4 (Fire protection and life safety systems) is amended to read as follows:
901.4 Fire protection and life safety systems-installation.
Fire protection systems shall be maintained in accordance with the original installation standards for that system. Required systems shall be extended, altered or augmented as necessary to maintain and continue protection whenever a building is altered, remodeled or added to. Alterations to fire protection systems shall be done in accordance with applicable, adopted standards.
All new fire protection systems shall be designed, installed and maintained in accordance with applicable, adopted Standards of the National Fire Protection Association.
Subsection 901.4.1.1 is added to read as follows:
Section 901.4.1.1 Group R occupancies.
In Group R occupancies, when a fire sprinkler system is designed and installed under the NFPA 13D or 13R Standards, additional areas may require fire sprinklers at the discretion of the fire official. These areas may include, but not be limited to, areas such as closets or bathrooms under stairways; special water heater enclosures; accessible attic or storage spaces, basements and similar areas.
Subsection 901.4.1.2 is added to read as follows:
Section 901.4.1.2 Group R occupancies - signage and valves.
In Group R occupancies with a combined fire/domestic service installed, a main control valve, identified by signage, shall be installed before the tee split to the domestic piping, in addition to a domestic-only control valve. The main control valve shall be clearly identified, be readily accessible, and shall be ready for use without requiring a tool or wrench to operate. A separate fire-only control valve shall not be allowed.
Section 901.6.1 (Standards) is amended to read as follows:
ATTACHMENT NO. 2
Ordinance No. 2534
901.6.1 Standards.
Fire protection systems shall be inspected, tested and maintained in accordance with the referenced Standards listed in Table 901.6.1.
The design, installation, inspection and maintenance of all automatic fire sprinkler systems shall meet the requirements of the 2025 Edition of the National Fire Protection Association (NFPA) Standards 13,13R, 13D and 25, as applicable.
Section 903.2 (Where required) is amended to read as follows:
903.2 Fire sprinkler systems – where required.
Approved automatic sprinkler systems shall be provided in specific buildings, occupancies and structures as follows:
(1) New Buildings. Notwithstanding any applicable provisions of Sections 903.2.1 through 903.2.19 of this code, an automatic fire extinguishing system shall be installed in all new structures when the total building area, as defined in Section 202, exceeds 5,000 square feet or is more than two stories in height, regardless of fire or allowable areas.
Exception: In accordance with Section 406.5 of the California Building Code, open parking garages shall not be required to provide fire sprinkler systems, subject to the approval of the fire official.
(2) Existing Buildings. Notwithstanding any applicable provisions of this code, an automatic fire sprinkler system shall be provided in any existing building upon occurrence of any of the following:
(a) When the value of any addition, renovation, repair and/or remodeling exceeds 25 percent of the market value of the existing building and the addition, renovation, repair and/or remodeling will result in a building that will exceed 5,000 square feet in floor area. All additions, renovations, repairs, or remodeling performed within a twelve month period shall be considered in determining the cumulative value under this section.
(b) When the existing building is over 5,000 square feet and an addition or additions exceeds 25 percent of the existing floor area or 5,000 square feet, whichever is less.
(c) In any existing one- or two-family dwelling, when 1,201 or more square feet is added or constructed, whether attached or detached to the existing dwelling. (d) In any existing one- or two-family dwelling, when an addition or creation of a habitable floor level above or below the existing level of exit discharge takes place.
Ordinance No. 2534
(e) In any existing one- or two-family dwelling, when alterations are made which affect 50 percent or more of the structural or roof framing.
Section 903.2.3 (Group E) is amended to delete the exception set forth in Section 903.2.3(2).
Section 903.2.11 (Specific building areas and hazards) is amended to delete the exception set forth in Section 903.2.11.3.
Section 903.3.5 (Water supplies) is amended to add a new subsection 903.3.5.3 to read as follows:
903.3.5.3 Hydraulically calculated systems.
The design of hydraulically calculated fire sprinkler systems shall not exceed 90 percent of the water supply capacity.
Section 903.4.2 (Monitoring) is amended to add a new subsection 903.4.2.1 to read as follows:
903.4.2.1 Alarm devices.
At the discretion of the fire official, at least one interior audible alarm device, connected to the fire sprinkler flow switch, may be required for residential occupancies and individual commercial tenant spaces where it is determined that the exterior audible device may not provide adequate occupant notification in the event of a fire.
Chapter 56 (Explosives and Fireworks) is amended as follows:
Section 5601.1.3 is amended to delete Exception #4.
Section 5608 (Fireworks Display) is amended to add a new Section 5608.2 to read as follows:
5608.2 Permit required.
It is unlawful to use or discharge any fireworks or pyrotechnic devices without first obtaining a permit therefor from the fire chief.
5608.2.1 Application.
A written application for a permit to conduct a public display of fireworks or to use or discharge pyrotechnic special effects materials shall be submitted to the fire chief at least 60 calendar days prior to the proposed date of the display, unless the fire chief approves the submission of an application less than 60 calendar days prior to the Ordinance No. 2534
proposed date of the display. The application shall be on a form provided by the city and shall include, at minimum:
(a) Name of person or organization sponsoring the proposed activities; (b) Name of pyrotechnic operator and copy of current pyrotechnic operator’s license issued by the state fire marshal;
(c) The date and time the proposed activities would occur; (d) A full description of the proposed activities;
(e) The size and number of all fireworks or special effects materials to be involved in the proposed activities, including the number of set pieces and shells; (f) The manner and place of storage of all fireworks or special effects materials that will be used in the display;
(g) A diagram of the grounds on which the activities are proposed to occur showing all points at which fireworks or special effects materials are proposed to be stored and discharged, the location of all buildings, roads, and other means of transportation to and from the site, the lines behind which the audience will be restrained, and the location of all nearby trees, electrical or telephone lines and other overhead obstructions;
(h) Proof of current general liability coverage in the amount of at least $5,000,000.00 per occurrence, or such other amount as may be approved by the risk manager, to cover possible liability for bodily injury and damage to persons or property that may arise from or relate to the fireworks display or special effects and/or any negligence of the applicant, its agents, employees, or contractors in presenting the fireworks display or special effects. The certificate of insurance shall be endorsed to name the city, its officers, agents, and employees as additional insureds, and shall be in a form approved by the city’s risk manager; and
(i) An executed agreement, in a form approved by the city attorney, agreeing to indemnify, defend (at applicant's sole cost and expense and with attorneys of city’s choosing), and hold the city, and its officers, officials, employees, representatives, and agents, harmless from any and all claims, losses, damages, injuries, liabilities or losses which arise out of, or which are in any way related to, the city’s issuance of public display or special effects permit or any activities of the applicant in connection with the public display of fireworks or pyrotechnic special effects.
ATTACHMENT NO. 2
Ordinance No. 2534
5608.2.2 Fee.
The application for a permit to conduct a public display of fireworks or pyrotechnic special effects shall be accompanied by a fee in the amount established by city council resolution.
5608.2.3 Approval.
The fire chief may grant a permit to conduct a public display of fireworks or pyrotechnic special effects if the fire chief determines that all requirements of law are or will be complied with by the applicant and that granting any such permit will not be detrimental to the public peace, health, safety, or welfare. In granting a permit, the fire chief may eliminate from the proposed display such items as the fire chief deems hazardous and may impose such conditions on the permit as the fire chief deems necessary to protect the public health, peace, safety, and/or welfare. Upon request of the permittee, the fire chief may approve changes to an approved display provided that any changes are not detrimental to the public peace, health, safety, or welfare. 5608.2.4 Permit requirements.
In addition to any conditions imposed by the fire chief, any permit issued shall be subject to the following requirements:
(a) A separate permit is required for each display.
(b) Any permit issued shall only be valid for the date, time and place specified in such permit.
(c) Any permit issued pursuant to this section shall be non-transferable. (d) All public displays of fireworks or pyrotechnic special effects shall be under the direct supervision of a pyrotechnic operator licensed by the state fire marshal. The licensed pyrotechnic operator shall be responsible for all aspects of the display relating to pyrotechnics.
(e) Any permit issued pursuant to this section shall be subject to the condition that the fireworks or pyrotechnic special effects display may be canceled or modified by the city manager, including on the scheduled date of the display, if such cancelation or modification is in the interest of the public health, peace, safety, or welfare. The city manager shall make such determination in consultation with the fire chief. 5608.2.5 Appeal.
Within 10 calendar days after the date of a decision of the fire chief pursuant to this section, an aggrieved party may appeal such decision to the city manager by filing a written appeal with the city clerk setting forth the reasons why the decision was not Ordinance No. 2534
proper. The city manager shall consider the appeal within a reasonable time after the filing of the appeal. The decision of the city manager shall be final. 5608.2.6 City manager authority.
The city manager, at the city manager’s discretion, may review any decision of the fire chief pursuant to this section. The city manager may overrule any decision of the fire chief as the city manager deems necessary in the interest of the public health, peace, safety, or welfare. If the city manager grants a permit that was initially denied by the fire chief, the city manager may impose such conditions on the permit as the city manager deems necessary to protect the public health, peace, safety, and/or welfare.
The decision of the city manager shall be final.
Section 5609 (Temporary Storage of Consumer Fireworks) is amended to add a new subsection 5609.2 to read as follows:
5609.2 Sale and retail display.
No person shall construct a retail display nor offer for sale any explosives, explosive materials or fireworks upon any highway, street, sidewalk, public or private property, or from any occupancy within the city.
The sale, use and discharge of fireworks, including those classified as “Safe and Sane” is prohibited within the City of West Covina limits.
Chapter 80 (Referenced Standards) is amended as follows:
(1) Revise NFPA 13D, Section 7.6, to read as follows:
7.6 Local waterflow alarms shall be provided on all sprinkler systems. (2) Revise NFPA 13D, Sections 8.3.5. and 8.3.5.1, to read as follows:
8.3.5 Sprinklers shall not be required in attics without storage or other concealed spaces that are not used or intended for living purposes.
8.3.5.1 When fuel-fired equipment is present in the attic, at least one quickresponse, intermediate temperature sprinkler shall be installed above the equipment.
(3) Delete NFPA 13D Sections 8.3.5.1.1 and 8.3.5.1.2 in their entirety. (4) Revise NFPA 13D, Section 8.3.9, to read as follows:
Ordinance No. 2534
8.3.9 Sprinklers shall be installed in any closet or combustible enclosure containing heating and/or air conditioning equipment, washers and/or dryers, or water heaters.
SECTION 5. Amendment to Section 10-25. Section 10-25 of Article II of Chapter 10 of the West Covina Municipal Code is hereby amended to read as follows:
Sec. 10-25. - Appeals
Whenever the fire chief disapproves an application or refuses to grant a permit applied for, or when it is claimed that the provisions of the Fire Code do not apply or that the true intent and meaning of the Fire Code have been misconstrued or wrongly interpreted, the applicant may appeal the decision of the fire chief to a board of appeals as outlined in Section 112 of the 2025 California Fire Code within 30 calendar days from the date of the decision.
SECTION 6. Amendment to Section 4.5-2. Subsection (a) of Section 4-5.2 of Chapter 4.5 of the West Covina Municipal Code is amended to read as follows:
(a) Adopted code(s) means all the fire codes and applicable standards adopted by the City of West Covina, inclusive of all local amendments to said codes, in compliance with the current edition of the California Fire Code, as adopted pursuant to Section 10-20 of this code, including all indices and appendices.
SECTION 7. Amendment to Section 4.5-9. Subsection (h) of Section 4-5.9 of Chapter 4.5 of the West Covina Municipal Code is amended to read as follows:
(h) Every premises having a monitored fire alarm system shall have at least one (1) dedicated communication path or primary transmission channel available for signal transmission, unless otherwise permitted by NFPA 72 in light of technological advances and as approved by the fire department during installation and testing.
SECTION 8. CEQA. Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the City Council finds and determines that the Ordinance is exempt from CEQA under Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines, which provides that CEQA only applies to projects that have the potential for causing a significant effect on the environment. The Ordinance would not result in direct or indirect physical changes in the environment and does not involve any construction or additions to any existing structures.
SECTION 9. Severability. If any section, subsection, clause or phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of all other provisions of this Ordinance. The City Council of West Covina hereby declares that it would have passed this Ordinance, and each section, subsection, sentence, clause and phrase or portion thereof, irrespective of the fact that any one or more of the sections, Ordinance No. 2534
subsections, sentences, clauses, or phrases or portions thereof be declared invalid or unconstitutional.
SECTION 10. Effective Date. This Ordinance shall become effective on January 1, 2026.
SECTION 11. Publication. The City Clerk shall certify to the adoption of this Ordinance and shall cause this Ordinance to be published or posted as required by law.
SECTION 12. Certified Copy. The City Clerk shall file a certified copy of this Ordinance with the California Building Standards Commission.
PASSED, APPROVED AND ADOPTED this _______ day of _______, 2025.
Tony Wu
Mayor
APPROVED AS TO FORM ATTEST
Thomas P. Duarte Monique S. De La Rosa
City Attorney Deputy City Clerk
I, MONIQUE S. DE LA ROSA, DEPUTY CITY CLERK of the City of West Covina, California, do hereby certify that the foregoing Ordinance No. 2534 was introduced at a regular meeting of the City Council held on the 7th day of October, 2025, and adopted at a regular meeting of the City Council held on the ____ day of _______, 2025 by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAINED:
Monique S. De La Rosa
Deputy City Clerk
AGENDA ITEM NO. 7
AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: October 7, 2025
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: CONSIDERATION OF APPROVAL OF PROPOSED LAYOUT FOR COUNCIL CHAMBERS AS PART OF PROJECT NO. 22017 CITY HALL ADA IMPROVEMENTS DESIGN
RECOMMENDATION:
It is recommended that the City Council approve the proposed layout Option 1 for the City Council Chambers as designed by Brian F. Knight, Architect, Inc. dba BFK Architecture + Planning.
BACKGROUND:
The Americans with Disabilities Act (ADA), enacted in 1990, ensures equal access to civic life for people with disabilities. Title II requires state and local governments to make programs, services, and facilities accessible, including buildings, parks, sidewalks, and traffic signals. Public entities were required to evaluate accessibility by 1993, retrofit existing buildings by 1995, and adopt a Transition Plan by 1992.
In 2019, the City’s Risk Management Evaluation under the California JPIA LossCAP Program recommended preparation of an ADA Self-Evaluation and Transition Plan. The Transition Plan must identify physical obstacles, describe how the agency will make facilities accessible, outline the schedule for each year’s modification efforts, and indicate the official with responsibility for implementation of the Transition Plan as required.
On September 19, 2023, the City Council approved an agreement with Bureau Veritas Technical Assessments LLC for preparation of the ADA Self-Evaluation and Transition Plan.
On March 18, 2025, the City Council approved an agreement with Brian F. Knight, Architect Inc. dba BFK Architecture + Planning for City Hall ADA Improvements – Project No. 22017. The scope of the design services includes improvements to facilities within City Hall to bring them up to current ADA standards. The facilities being designed (in different phases) include the City Council Chamber, the second and third floor restrooms, and the two elevators within City Hall.
On July 15, 2025, the City Council adopted the City’s Title II Self-Evaluation and Transition Plan. This living document is based on a citywide evaluation of programs, facilities, and public right-of-way. Items identified as non-compliant within the City Hall ADA Improvements Project footprint were incorporated into the project design.
DISCUSSION:
On June 5, 2025, the City held the design kick-off meeting with its design consultant, BFK Architecture + Planning, for the City Hall ADA Improvements Project (Project No. 22017). Since that meeting, the consultant has collected measurements and data to document existing conditions within the City Council Chambers, the second- and third-floor restrooms, and the elevators at City Hall. Staff have also held monthly meetings with the consultant to provide feedback and direction. In addition, staff provided the consultant with the ADA Transition Plan sections pertaining to the facilities under design to ensure full compliance with applicable codes and regulations.
As part of the project, the City Council Chambers will undergo significant ADA improvements, including modifications to the existing ADA lift, installation of an ADA-compliant wheelchair ramp, additional wheelchair seating, improvements to restroom layouts, and rearrangement of Council Chamber seating.
Because an ADA-compliant ramp is required, seating within the Council Chambers will need to be adjusted. The consultant and staff have identified two possible layouts for City Council consideration.
The existing layout is provided in Attachment No. 1, Option 1 is provided as Attachment No. 2, and Option 2 is provided as Attachment No. 3.
The existing layout consists of 126 seats with one wheelchair-accessible space. The recommended option, Option 1, proposes two aisles extending directly down from the stairs on either side of the staff seating area along with an ADA-compliant ramp on the east side of the chamber. This layout would provide 127 seats and two wheelchair-accessible spaces, although the end seats in two sections would only be accessible from one aisle. The second option maintains the current three-aisle configuration with the addition of an ADA-compliant ramp on the east side of the chamber. This layout would provide 118 seats and two wheelchair-accessible spaces, while allowing guests to access rows from either side.
After review, staff recommends that the City Council approve Option 1, which provides a net increase in seating capacity and additional ADA accessibility while meeting compliance requirements.
LEGAL REVIEW:
The City Attorney's Office has reviewed the staff report.
OPTIONS:
The City Council has the following options:
1. Approve Staff's recommendation; or
2. Provide alternative direction.
Prepared by: Milan Mrakich, Acting City Manager
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:
While there is no direct fiscal impact associated with the City Council’s decision at this stage, there may be potential long-term cost considerations depending on the selected option. Option 1 provides 127 seats compared to 118 seats under Option 2, which could accommodate more attendees and potentially reduce the need for overflow resources during larger public meetings. Although the difference in seat count does not create an immediate budget impact, the increased seating capacity in Option 1 may offer greater value and efficiency over time by maximizing use of the existing Council Chamber space.
Final cost impacts, if any, will be better understood once construction documents are finalized and the project is advertised for bid.
Attachments
Attachment No 1 Existing Council Chamber Layout
Attachment No 2 Option 1
Attachment No 3 Option 2
CITY COUNCIL GOALS & OBJECTIVES: Enhance City Image and Effectiveness An Accessible Community
AGENDA ITEM NO. 8
AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: October 7, 2025
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: CONSIDERATION OF APPROVAL OF CONCEPTUAL DESIGN FOR FIRE STATION 1 RECOMMENDATION:
It is recommended that the City Council approve the conceptual design for the Fire Station 1 replacement project.
BACKGROUND:
Fire Station 1 is an essential facility for our community’s safety. Fire Station 1’s temporary relocation was triggered by the building’s closing and condemnation. Fire Station 1 currently operates out of portable buildings located at the City Yard site (825 S. Sunset Avenue, West Covina). While this temporary solution ensures that emergency services remain operational, it is not ideal for the long-term needs of the Fire Department and the community it serves. The temporary conditions and operation challenges highlight the need to construct a permanent and compliant Fire Station 1 to ensure the safety and efficiency of West Covina’s fire services.
On July 16, 2024, staff presented to the City Council for its consideration an agreement with PBK Architects, Inc. for design services for the Fire Station 1 replacement project. The City Council during this meeting voted to postpone the matter to a later meeting and directed staff to provide the City Council with a more in-depth analysis and complete information ahead of the scheduled meeting. The City Council suggested that staff conduct further reference checks and reach out to other cities that have similar fire stations under construction or who have recently built fire stations and present the City Council with information on the firm’s performance and associated cost.
On September 17, 2024, staff brought back for the City Council's consideration the agreement with PBK Architects, Inc. for design services for the Fire Station 1 replacement project with further analysis and information on similar projects within Southern California. At this meeting, the City Council awarded the agreement for design services for the Fire Station1 replacement project to PBK Architects, Inc. (PBK).
On December 18, 2024, staff held a design kick-off meeting with PBK Architects, Inc. The kick-off meeting included representatives from various departments to provide information regarding requirements from the respective departments that should be incorporated into the plans. Since the kick-off meeting, various meetings have taken place to provide input and feedback to PBK, which have been incorporated into the conceptual plans.
DISCUSSION:
As part of the design process, PBK has attended multiple meetings with staff from various departments.
As part of the design process, PBK has attended multiple meetings with staff from various departments.
These meetings provided PBK with input to ensure that the new Fire Station 1 facility will meet both the current and future needs of the City. Based on this feedback, PBK has prepared the conceptual plans (Attachment No. 1) for the proposed Fire Station 1.
The proposed replacement facility is planned for the southeast corner of West Covina Parkway and West Garvey Avenue South, in the northwest portion of the Civic Center campus. This location offers first responders quick access to the I-10 freeway, improving emergency response efficiency along the corridor. The station’s main entrance would face west toward West Covina Parkway, with a four-bay garage capable of housing multiple fire engines. Firefighting vehicles would enter from West Garvey Avenue South through a secured lot and exit directly onto West Covina Parkway.
The facility is proposed to include three primary sections. The north wing would contain the living quarters, consisting of a two-story residential area with a front office, day room, open kitchen and dining space, exercise room, turnout storage, EMS storage, workroom, extractor room, SCBA room, and three restrooms on the first floor. The second floor would feature nine individual dorms, four restrooms with showers, a captain’s quarters with a dorm, office, and restroom, as well as laundry and general storage areas. The center portion of the building would serve as a four-bay garage designed for easy in-and-out access for firefighting vehicles. The south wing would be a two-story shell structure adjacent to the LA County Library, reserved for a future Emergency Operations Center (EOC). Constructing the shell now would reduce future costs associated with inflation and limit disruption to Fire staff when the EOC is later built out and furnished, pending identification of additional funding.
The building exterior would feature traditional red brick with modern design accents, blending with the surrounding community. Site improvements would include leveling the hillside and incorporating public art on the north side of the building, visible from the I-10 freeway to showcase West Covina pride.
Parking for the LA County Library would remain available.
If City Council approves the conceptual plans, PBK will proceed with full plans and specifications, during which further design adjustments may affect the estimated cost. Once the design is complete and funding is identified, the project will be publicly bid. Staff will then return to City Council for approval of a construction contract.
LEGAL REVIEW:
The City Attorney's Office has reviewed the staff report.
OPTIONS:
The City Council has the following options:
1. Approve the conceptual design for the Fire Station 1 replacement project; or
2. Provide alternative direction.
Prepared by: Michael Lloyd, City Engineer
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:
The fiscal impact will be dependent on the direction provided by the City Council.
Attachments
Attachment No.1- Fire Station 1 Replacement Conceptual Drawing Power Point CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
A Well-Planned Community
Enhance City Image and Effectiveness
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
10/07/2025 DESIGN PRESENTATION
ATTACHMENT NO.1
SITE PLAN
FLOOR PLANS
DESIGN VISIONS
PROPOSED RENDERINGS
PROPOSED DESIGN OVERVIEW
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
SITE PLAN
FIRST FLOOR PLANPLAN
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
FIRST FLOOR PLAN
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
SECOND FLOOR PLAN
TRADITIONA
L
SYMMETRY
PRIDE
COMMUNITY
PRESENCE
TRANSITIONAL VISIBLE
GATEWAY
D
BALANCE
BEACON
DESIGN VISIONS
AERIAL VIEW
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
FREEWAY VIEW
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
STREET VIEW
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
STREET VIEW
WEST COVINA FIRE STATION 1
CITY OF WEST COVINA
STREET VIEW
AGENDA ITEM NO. 9
AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: October 7, 2025
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: PUBLIC SAFETY PRESENTATION AND UPDATE ON COMMERCIAL AND
RESIDENTIAL PROPERTIES
RECOMMENDATION:
It is recommended that the City Council receive and file this presentation.
BACKGROUND:
At the request of Mayor Pro Tem Letty Lopez-Viado and City Councilman Ollie Cantos , the Public Safety Department will provide a presentation and update regarding commercial and residential properties.
DISCUSSION:
The Public Safety Department will provide a presentation and update regarding compliance and enforcement matters as related to commercial and residential properties.
OPTIONS:
It is recommended that the City Council receive and file this report.
Prepared by: Matthew Araiza, Public Safety Manager
Additional Approval: Roxanne E. Lerma, Assistant City Manager CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
Enhance City Image and Effectiveness
AGENDA ITEM NO. 10
AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: October 7, 2025
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: PROPOSED REVISIONS TO JOB DESCRIPTIONS FOR CITY DEPARTMENT
HEADS/EXECUTIVE MANAGEMENT TEAM
RECOMMENDATION:
Staff and the Human Resources Commission recommend that the City Council adopt the following resolution:
RESOLUTION NO. 2025-81 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING THE REPEAL AND REPLACEMENT OF THE CLASS
SPECIFICATIONS FOR DEPARTMENT HEAD/EXECUTIVE MANAGEMENT POSITIONS BACKGROUND:
At the City Council Meeting held on February 18, 2025, the City Council directed staff to conduct a review of the Education, Training, and Experience sections within the job descriptions for Department Head/Executive Management Team positions. The purpose of this review is to ensure alignment with applicable state and federal hiring standards, with a specific focus on incorporating flexibility to allow relevant work experience to be considered in balance with formal educational requirements.
At the City Council Meeting of May 6, 2025, City Council approved the modification of the educational requirements to allow for any combination of education and experience for Department Head/Executive Management Team positions.
Currently, the City of West Covina has the following Department Heads/Executive Management Team positions:
1. Assistant City Clerk
2. Assistant City Manager
3. City Manager
4. *Code Enforcement Director
5. Community Development Director
6. Community Services Director
7. Deputy City Manager
8. Finance Director
9. Fire Chief
10. Human Resources & Risk Management Director
11. Planning Director
12. Police Chief
13. Public Health Officer
14. Public Works Director
* This position was renamed as the Public Safety Director in February 2025.
The Human Resources Department conducted a review and brought recommendations and findings to the Human Resources Commission on August 13, 2025.
DISCUSSION:
1. Education, Training, and Experience Updates:
To ensure consistency and flexibility in recruiting qualified candidates, the following standard language has been incorporated into each Executive Management classification’s Education, Training, and Experience section, except the Public Health Officer and the Finance Director.
Any combination of education, training, and/or experience that has provided the knowledge, skills, and abilities necessary to perform the essential duties of the position is qualifying. A typical way of obtaining the required qualifications is:
Education: Graduation from an accredited college or university with a Bachelor’s degree in public administration, business administration, or a field closely related to the position’s area of assignment.
Experience: Five (5) to ten (10) years of increasingly responsible professional experience in a field/department specialty, including a minimum of three (3) to five (5) years in a management or supervisory capacity.
Substitution: Additional qualifying experience may substitute for the required education on a year-for-year basis.
Example Application (Assistant City Clerk):
Option 1: Graduation from an accredited college or university with a Bachelor’s degree in public administration, business administration, or a closely related field, plus three (3) years of increasingly responsible professional experience in a City or County Clerk’s office, including two (2) years in a supervisory capacity.
Option 2: Seven (7) years of increasingly responsible professional experience, including at least two (2) years in a management or supervisory capacity, may substitute for the required education on a year-for-year basis.
This revision creates a consistent baseline across executive-level job descriptions and reflects modern classification practices that support inclusive candidate qualification assessments.
No changes are proposed to the Public Health Officer and the Finance Director. Regarding the Public Health Offices, pursuant to Title 17, Section 1300 of the California Code of Regulations, a public health officer must be a graduate of a medical school of good standing and repute and eligible for a license to practice medicine and surgery in the State of California. Regarding the Finance Director, City Council directed staff not to update the educational requirements.
LEGAL REVIEW:
The City Attorney's Office has reviewed the resolution and approved it as to form.
OPTIONS:
The City Council has the following options:
1. Approve staff's and the Human Resources Commission's recommendation; or
2. Provide alternative direction.
Prepared by: Carmelita Underwood, Director of Human Resources/Risk Management Department
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:
There is no direct fiscal impact associated with updating the Education, Training, and Experience sections of the Executive Management class specifications.
Attachments
Attachment No. 1 HR Commission Meeting Minutes
Attachment No. 2 - Resolution No. 2025-81
CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
A Well-Planned Community
Enhance City Image and Effectiveness
RESOLUTION NO. 2025-81
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
WEST COVINA, CALIFORNIA, APPROVING THE REPEAL
AND REPLACEMENT OF THE CLASS SPECIFICATIONS
FOR DEPARTMENT HEAD/EXECUTIVE MANAGEMENT
POSITIONS
The City Council of the City of West Covina hereby finds and declares as follows:
WHEREAS, the City’s Department Head/Executive Management positions include the City Manager, Assistant City Manager, Deputy City Manager, Finance Director, Assistant City Clerk, Police Chief, Fire Chief, Community Development Director, Community Services Director, Human Resources and Risk Management Director, Planning Director, Public Health Officer, Public Safety Director and Public Works Director; and
WHEREAS, at the February 18, 2025 City Council meeting, the City Council directed staff to review the Education, Training, and Experience sections of the job descriptions for the Department Head/Executive Management positions; and WHEREAS, at the May 6, 2025 City Council meeting, the City Council directed staff to remove educational requirements for Department Head/Executive Management positions; and
WHEREAS, pursuant to the City Council’s direction, the Human Resources Department reviewed the specifications for the Department Head/Executive Management positions and updated the specifications for all Department Head/Executive Management positions except the Finance Director and Public Health Officer; and WHEREAS, on August 13, 2025, the Human Resources Commission reviewed and approved the revised class specifications for the Department Head/Executive Management positions, attached hereto as Exhibit A and incorporated herein; and WHEREAS, the City Council desires to approve the repeal and replacement of the Department Head/Executive Management class specifications attached hereto as Exhibit A.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby approves the repeal of the existing class specifications for the Department Head/Executive Management positions except the Finance Director and Public Health Officer.
ATTACHMENT NO. 2
SECTION 2. The City Council hereby approves replacing the repealed specifications with the specifications attached hereto as Exhibit A. Notwithstanding the foregoing, the City Council authorizes the Acting City Manager or his designee to may make any necessary clerical and non-substantive changes to the specifications.
SECTION 3. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.
APPROVED AND ADOPTED this 7th day of October, 2025.
Tony Wu
Mayor
APPROVED AS TO FORM ATTEST
Thomas P. Duarte Monique S. De La Rosa
City Attorney Deputy City Clerk
I, MONIQUE S. DE LA ROSA, DEPUTY CITY CLERK of the City of West Covina, California, do hereby certify that the foregoing Resolution No. 2025-81 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of October, 2025, by the following vote of the City Council:
AYES:
NOES:
ABSENT:
ABSTAIN:
Monique S. De La Rosa
Deputy City Clerk
EXHIBIT A
CLASS SPECIFICATIONS