West Covina City Council
June 2, 2026

REQUEST FOR PROPOSAL
JANITORIAL SERVICES FOR CITY FACILITIES (RFP 2026-14)
Addendum No. 1 Date of Addendum: March 25, 2026
RFP Number: 2026-14 Issued by: City of West Covina

SCOPE OF ADDENDUM
This addendum details the corrections to the RFP
Revision 1 - CORRECTION

City’s Sole Representative as contact person
Change from: Karen Ogawa, Finance Director. The City Representative can be reached via email at [email protected] or by phone at (626) 939-8438.

Change to: Jazmin Hernandez, Purchasing Manager. The City Representative can be reached via e-mail at [email protected] or by phone at (626) 939-8705.

Revision 2 - CORRECTION

Change from: Finance Director via email at [email protected] Change to: Purchasing Manager via e-mail at [email protected] Revision 3 - ATTACHMENT REPLACEMENT
Attachment: FEE SCHDULE
Replaced with Fee Schedule. (Provided Site Addresses and correction to Tile to Carpet Ratios.) This addendum shall become part of the Proposer’s Proposal and acknowledgement of its receipt shall be included with the proposer’s proposal.

PROPOSER ______________________________________
NAME: ______________________________________
SIGNATURE: ______________________________________
TITLE: ______________________________________
City of West Covina
RFP No. 2026-14
Name of Proposer Company
Green shaded cells require Contractor data input
All measurements are approximate
1 CITY HALL
1444 West Garvey Ave South, West Covina, CA 91790
(≈14,950 sq. ft.)
Tile/Other to Carpet ratio: 60/40 with Breezeway 12,000 square foot tile. $ -
2 CITY YARD MANTENANCE OFFICE
825 S Sunset Ave, West Covina, CA 91790
(≈10,350 sq. ft.)
Tile/Other to Carpet ratio: 100% concrete
$ -
3 POLICE DEPARTMENT AND POLICE FACILITIES
1444 West Garvey Ave South, West Covina, CA 91790
(≈21,210 sq. ft.)
Tile/Other to Carpet ratio: 70/30
$ -
4 CAMERON COMMUNITY CENTER
1305 E Cameron Ave, West Covina, CA 91790
(≈25,520 sq. ft.)
Tile/Other to Carpet ratio: 75% wood floor, 10% tile 15% concrete $ -
5 SHADOW OAK RECREATION CENTER
2121 Shadow Oak Dr, West Covina, CA 91792
(≈9,630 sq. ft.)
Tile/Other to Carpet ratio: 80/20
$ -
6 PALMVIEW RECREATION CENTER
1340 E Puente Ave, West Covina, CA 91790
(≈5,560 sq. ft.)
Tile/Other to Carpet ratio: 80/20
$ -
7 SENIOR CITIZENS CENTER
2501 E Cortez St, West Covina, CA 91791
(≈24,890 sq. ft.)
Tile/Other to Carpet ratio: 90/10
$ -
8 WEST COVINA SPORTSPLEX
2100 S Azusa Ave, West Covina, CA 91791
(≈10,074 sq. ft.)
Tile/Other to Carpet ratio: 90/10
$ -

BUILDINGS TOTALS
(≈122,184 sq. ft.) $ - $ -
All measurements are approximate
Signature:

Name and Title of Authorized Signatory:

Date:

JANITORIAL SERVICES FOR CITY FACILITIES
ITEM NO.. LOCATION/DESCRIPTION TOTAL PRICE

PER MONTH

TOTAL PRICE

PER YEAR
ITEM NO.. LOCATION/DESCRIPTION TOTAL PRICE

PER MONTH

TOTAL PRICE

PER YEAR
City of West Covina - RFP Page 1 of 1 Fee Schedule
ATTACHMENT NO. 2
1 UMS, Inc. dba United Maintenance Systems
Janitorial Services

MAINTENANCE SERVICES AGREEMENT

BETWEEN

CITY OF WEST COVINA
AND
UMS, INC. DBA UNITED MAINTENANCE SYSTEMS
FOR

JANITORIAL SERVICES FOR CITY FACILITIES
THIS MAINTENANCE SERVICES AGREEMENT is made and entered into as of July 1, 2026 (“Effective Date”), by and between the CITY OF WEST COVINA, a municipal corporation (“City”), and UMS, INC., a California corporation DBA UNITED MAINTENANCE SYSTEMS (“Contractor”).

RECITALS
A. City proposes to utilize the services of Contractor as an independent contractor to City to provide janitorial services for City facilities, as more fully described herein; and B. Contractor represents that it has the experience and expertise to properly perform such services and holds all necessary licenses to practice and perform the services; and C. City and Contractor desire to contract for the specific services described in Exhibits “A” and “B” and desire to set forth their rights, duties and liabilities in connection with the services to be performed; and
D. No official or employee of City has a financial interest, within the provisions of Sections 1090-1092 of the California Government Code, in the subject matter of this Agreement; and
E. Contractor responded to City’s Request for Proposals No. 2026-14 dated March 17, 2026, incorporated via this reference as if fully set forth herein, and Contractor’s response to the Request for Proposals was a material inducement to the City ultimately entering into this Agreement.

NOW, THEREFORE, for and in consideration of the mutual covenants and conditions contained herein, the parties hereby agree as follows:

1.0. SERVICES PROVIDED BY CONTRACTOR

1.1. Scope of Services. Contractor shall provide the services described in the Scope of Services, attached hereto as Exhibit “A,” and Contractor’s Proposal, attached hereto as Exhibit “B,” both incorporated herein.

1.2. Performance to Satisfaction of City. Contractor agrees to perform all the work to the complete satisfaction of the City. Evaluations of the work will be conducted by the City Manager or his or her designee. If the quality of work is not satisfactory, City in its discretion has the right to:
(a) Meet with Contractor to review the quality of the work and resolve the matters of concern;
2 UMS, Inc. dba United Maintenance Systems
Janitorial Services
(b) Require Contractor to repeat the work at no additional fee until it is satisfactory; and/or
(c) Terminate the Agreement as hereinafter set forth.

1.3. Compliance with Applicable Laws. Contractor shall perform the services required by this Agreement in compliance with all applicable Federal and California employment laws, including, but not limited to, those laws related to minimum hours and wages; occupational health and safety; fair employment and employment practices; workers’ compensation; and all other Federal, State and local laws and ordinances applicable to the services required under this Agreement. Contractor shall indemnify and hold harmless City from and against all claims, demands, payments, suits, actions, proceedings, and judgments of every nature and description including attorneys’ fees and costs, presented, brought, or recovered against City for, or on account of any liability under any of the above-mentioned laws, which may be incurred by reason of Contractor’s performance under this Agreement.

1.4. Non-Discrimination. In performing this Agreement, Contractor shall not engage in, nor permit its agents to engage in, discrimination in employment of persons because of their race, religious creed, color, national origin, ancestry, physical disability or mental disability, reproductive health decisionmaking, medical condition, genetic information, marital status, sex, gender, gender identity, gender expression, age, sexual orientation, or veteran or military status, except as permitted pursuant to Section 12940 of the California Government Code.

1.5. Non-Exclusive Agreement. Contractor acknowledges that City may enter into agreements with other contractors for services similar to the services that are subject to this Agreement or may have its own employees perform services similar to those services contemplated by this Agreement.

1.6. Public Records Act Disclosure. Contractor has been advised and is aware that this Agreement and all reports, documents, information and data, including, but not limited to, computer tapes, discs or files furnished or prepared by Contractor, or any of its subcontractors, pursuant to this Agreement and provided to City may be subject to public disclosure as required by the California Public Records Act (California Government Code Section 7920.000 et seq.).

Exceptions to public disclosure may be those documents or information that qualify as trade secrets, as that term is defined in California Government Code Section 7924.510, and of which Contractor informs City of such trade secret. The City will endeavor to maintain as confidential all information obtained by it that is designated as a trade secret. The City shall not, in any way, be liable or responsible for the disclosure of any trade secret including, without limitation, those records so marked if disclosure is deemed to be required by law or by order of the court.

2.0. COMPENSATION AND BILLING

2.1. Compensation. City agrees to pay Contractor in accordance with the fee schedule set forth in Exhibit B. Contractor’s total compensation shall not exceed One Million Nine Hundred Seventy-Six Thousand Two Hundred Fifty Dollars and Zero Cents ($1,976,250.00).

2.2. Additional Services. The City reserves the right to increase or decrease the quantity of any item(s) or portion(s) of the work described in the Scope of Services or to omit portions of the work so described as may be deemed necessary or expedient by the City. City will pay Contractor for approved additional services in accordance with the Fee Schedule. Contractor 3 UMS, Inc. dba United Maintenance Systems
Janitorial Services
acknowledges and agrees that additional services must be approved in writing by the City Manager. Any requested alteration, modification, or deviation requires prior written approval of the City. Any changes to the Scope of Services will be memorialized in an amendment to this Agreement executed by the City Manager and Contractor. It is specifically understood that oral requests and/or approvals of such changes to the Scope of Services shall be barred and are unenforceable.

2.3. No Fee Increases. Contractor shall not increase any fees set forth in the Fee Schedule during the term of this Agreement.

2.4. Method of Billing. Contractor may submit invoices to the City for approval on a monthly. Each invoice shall be based on the total of all Contractor’s services which have been completed to City’s sole satisfaction. City shall pay Contractor’s invoice within forty-five (45) days from the date City receives said invoice. Each invoice shall describe in detail the services performed. Any additional services approved and performed pursuant to this Agreement shall be designated as “Additional Services” and shall identify the number of the authorized change order, where applicable, on all invoices.

2.5. Records and Audits. Records of Contractor’s services relating to this Agreement shall be maintained in accordance with generally recognized accounting principles and shall be made available to City for inspection and/or audit at mutually convenient times from the Effective Date until three (3) years after the termination or expiration of this Agreement.

3.0. TIME OF PERFORMANCE

3.1. Commencement and Completion of Work. The services shall be performed in strict compliance with the performance schedule agreed to by City and Contractor, which may be amended by mutual agreement of the parties. Failure to commence work in a timely manner and/or diligently pursue work to completion may be grounds for termination of this Agreement.

3.2. Excusable Delays. Neither party shall be responsible for delays or lack of performance resulting from acts beyond the reasonable control of the party or parties. Such acts shall include, but not be limited to, acts of God, fire, strikes, material shortages, compliance with laws or regulations, riots, acts of war, or any other conditions beyond the reasonable control of a party. If a delay beyond the control of Contractor is encountered, a time extension may be mutually agreed upon in writing by the City and Contractor. Contractor shall present documentation satisfactory to the City to substantiate any request for a time extension.

4.0. TERM AND TERMINATION

4.1. Term. This Agreement shall commence on the Effective Date and continue for a period of three (3) years, ending on June 30, 2029, unless previously terminated as provided herein or as otherwise agreed to in writing by the parties. Thereafter, this Agreement may be extended for a maximum of two (2) successive one (1) year periods. Such extensions, if any, will be evidenced by a written amendment to this Agreement.

4.2. Notice of Termination. The City reserves and has the right and privilege of canceling, suspending or abandoning the execution of all or any part of the work contemplated by this Agreement, with or without cause, at any time, by providing at least fifteen (15) days prior written notice to Contractor. In the event of such termination, Contractor shall immediately stop rendering services under this Agreement unless directed otherwise by the City. If the City 4 UMS, Inc. dba United Maintenance Systems
Janitorial Services
suspends, terminates or abandons a portion of this Agreement such suspension, termination or abandonment shall not make void or invalidate the remainder of this Agreement.

If Contractor defaults in the performance of any of the terms or conditions of this Agreement, it shall have ten (10) days after service upon it of written notice of such default in which to cure the default by rendering a satisfactory performance. In the event that Contractor fails to cure its default within such period of time, the City shall have the right, notwithstanding any other provision of this Agreement, to terminate this Agreement without further notice and without prejudice to any other remedy to which it may be entitled to at law, in equity, or under this Agreement.

The City also shall have the right, notwithstanding any other provisions of this Agreement, to terminate this Agreement, at its option and without prejudice to any other remedy to which it may be entitled to at law, in equity, or under this Agreement, immediately upon service of written notice of termination on Contractor, if the latter should:
(a) Be adjudged bankrupt;
(b) Become insolvent or have a receiver of its assets or property appointed because of insolvency;
(c) Make a general assignment for the benefit of creditors; (d) Default in the performance of any obligation or payment of any indebtedness under this Agreement;
(e) Suffer any judgment against it to remain unsatisfied or unbonded of record for thirty (30) days or longer; or
(f) Institute or suffer to be instituted any procedures for reorganization or rearrangement of its affairs.

4.3. Compensation. In the event of termination, City shall pay Contractor for reasonable costs incurred and professional services satisfactorily performed up to and including the effective date of the City’s written notice of termination, within forty-five (45) days after the effective date of the notice of termination or the final invoice of Contractor, whichever occurs last. Compensation for work in progress shall be prorated based on the percentage of work completed as of the effective date of termination in accordance with the fees set forth herein.

4.4. Documents. In the event of termination of this Agreement, all documents prepared by Contractor in its performance of this Agreement including, but not limited to, finished or unfinished design, development and construction documents, data studies, drawings, maps and reports, shall be delivered to the City within ten (10) days of the effective date of the notice of termination, at no cost to City.

5.0. INSURANCE

5.1. Minimum Scope and Limits of Insurance. Contractor shall obtain, maintain, and keep in full force and effect during the life of this Agreement all of the following minimum scope of insurance coverages with an insurance company authorized to do business in California, with a current A.M. Best’s rating of no less than A:VII, and approved by City:
5 UMS, Inc. dba United Maintenance Systems
Janitorial Services
(a) General liability insurance with coverage at least as broad as Insurance Services Office form CG 00 01, in an amount not less than One Million Dollars ($1,000,000.00) per occurrence, Two Million Dollars ($2,000,000.00) general aggregate, for bodily injury, personal injury, and property damage. The policy must include contractual liability that has not been amended. Any endorsement restricting standard ISO “insured contract” language will not be accepted.
(b) Automobile liability insurance at least as broad as Insurance Services Office form CA 00 01 covering bodily injury and property damage, including coverage for any owned, hired, non-owned or rented vehicles, in an amount not less than One Million Dollars ($1,000,000.00) combined single limit for each accident.
(c) Workers’ compensation insurance as required by the State of California, with statutory limits, and employer’s liability insurance with a limit of no less than One Million Dollars ($1,000,000) per accident for bodily injury or disease.

5.2. Additional Requirements.
a. Proof of insurance. Contractor shall provide certificates of insurance and required endorsements to City as evidence of the insurance coverage required herein. Insurance certificates and endorsements must be approved by City’s Risk Manager prior to the date of commencement of services. Current certification of insurance shall be kept on file with City for the term of this Agreement and for three (3) years after the expiration or termination of this Agreement. City reserves the right to require complete, certified copies of all required insurance policies at any time. b. Duration of coverage. Contractor shall procure and maintain for the term of the Agreement, and for three (3) years after the termination or expiration of this Agreement, insurance against claims to persons or damages to property, or financial loss which may arise from or in connection with this Agreement.
c. Additional insured status. Contractor’s general liability, automobile liability, and umbrella/excess liability insurance policies shall provide or be endorsed to provide that the City of West Covina and its elected and appointed boards, officers, officials, agents, employees, representatives and volunteers shall be additional insureds under such policies. The endorsement shall be at least as broad as ISO Form CG 20 10 (ongoing operations) and ISO Form CG 20 37 (completed operations). d. Primary/non-contributing. Coverage provided by Contractor shall be primary, and any insurance or self-insurance procured or maintained by City shall not be required to contribute with it. The limits of insurance required herein may be satisfied by a combination of primary and umbrella or excess insurance. Any umbrella or excess insurance policies shall include or be endorsed to contain a provision that such coverage shall also apply on a primary and non-contributory basis for the benefit of City before 6 UMS, Inc. dba United Maintenance Systems
Janitorial Services
City’s own insurance or self-insurance shall be called upon to protect it as a named insured.
e. Waiver of subrogation. All insurance coverage maintained or procured pursuant to this Agreement shall be endorsed to waive subrogation against City, its elected and appointed officers, agents, officials, employees, representatives and volunteers or shall specifically allow Contractor or others providing insurance evidence in compliance with these specifications to waive their right of recovery prior to a loss. Contractor hereby waives its own right of recovery against City and shall require similar written express waivers and insurance clauses from each of its vendors.
f. Notice of cancellation. Contractor shall oblige its insurance agent or broker and insurers to provide the City with a thirty (30) day notice of cancellation (except for nonpayment for which a ten (10) day notice is required) or nonrenewal of coverage for each required coverage. If any of Contractor’s insurers are unwilling to provide such notice, then Contractor shall notify the City immediately in the event of Contractor’s failure to renew any of the required insurance coverages or insurer’s cancellation or non-renewal. g. Acceptable insurers. All insurance policies shall be issued by an insurance company currently authorized by the Insurance Commissioner to transact business of insurance or is on the List of Approved Surplus Line Insurers in the State of California, with an assigned policyholders’ Rating of A- (or higher) and Financial Size Category Class VII (or larger) in accordance with the latest edition of Best’s Key Rating Guide, unless otherwise approved by City.
h. Enforcement of agreement provisions (non-estoppel). Contractor acknowledges and agrees that any actual or alleged failure on the part of City to inform Contractor of non-compliance with any requirement imposes no additional obligations on City nor does it waive any rights hereunder. i. Requirements not limiting. Requirements of specific coverage features, or limits contained in this Section, are not intended as a limitation on coverage, limits or other requirements, or a waiver of any coverage normally provided by any insurance. Specific reference to a given coverage feature is for purposes of clarification only as it pertains to a given issue and is not intended by any party or insured to be all-inclusive, or to the exclusion of other coverage, or a waiver of any type. If Contractor maintains higher limits than the minimums shown above, City requires and shall be entitled to coverage for the higher limits maintained by Contractor. Any available insurance proceeds in excess of the specified minimum limits of insurance and coverage shall be available to City.
j. Prohibition of undisclosed coverage limitations. None of the coverages required herein will be in compliance with these requirements if they include any limiting endorsement of any kind that has not been first submitted to City and approved of in writing.
7 UMS, Inc. dba United Maintenance Systems
Janitorial Services
k. Timely notice of claims. Contractor shall give City prompt and timely notice of claims made or suits instituted that arise out of or result from this Agreement, and that involve, or may involve, coverage under any of the required liability policies.

5.3. Deductible or Self Insured Retention. If any of such policies provide for a deductible or self-insured retention to provide such coverage, the amount of such deductible or self-insured retention shall be approved in advance by City. The City may require Contractor to purchase coverage with a lower retention or provide proof of ability to pay losses and related investigations, claim administration, and defense expenses within the retention. The policy language shall provide, or be endorsed to provide, that the self-insured retention may be satisfied by either the named insured or City.

5.4. Non-limiting. Nothing in this Section shall be construed as limiting in any way the indemnification provision contained in this Agreement.

6.0. GENERAL PROVISIONS

6.1. Entire Agreement. This Agreement constitutes the entire agreement between the parties with respect to any matter referenced herein and supersedes any and all other prior writings and oral negotiations. This Agreement may be modified only in writing, and signed by the parties in interest at the time of such modification.

6.2. Representatives. The City Manager or his or her designee shall be the representative of City for purposes of this Agreement and may issue all consents, approvals, directives and agreements on behalf of the City, called for by this Agreement, except as otherwise expressly provided in this Agreement.

Contractor shall designate a representative for purposes of this Agreement who shall be authorized to issue all consents, approvals, directives and agreements on behalf of Contractor called for by this Agreement, except as otherwise expressly provided in this Agreement.

6.3. Project Managers. City shall designate a Project Manager to work directly with Contractor in the performance of this Agreement.

Contractor shall designate a Project Manager who shall represent it and be its agent in all consultations with City during the term of this Agreement. Contractor or its Project Manager shall attend and assist in all coordination meetings called by City.

6.4. Notices. Any notices, documents, correspondence or other communications concerning this Agreement or the work hereunder may be provided by personal delivery or by U.S. mail, with postage properly prepaid and addressed as set forth below. Such communication shall be deemed served or delivered: (a) at the time of delivery if such communication is sent by personal delivery; and (b) on the earlier of the date actually received or on the third day after the postmark if such communication is sent through regular United States mail. 8 UMS, Inc. dba United Maintenance Systems
Janitorial Services
IF TO CONTRACTOR: IF TO CITY:

United Maintenance Systems
18336 Soledad Canyon Rd #1173
Santa Clarita, CA 91386
City of West Covina
1444 West Garvey Ave. South
West Covina, CA 91790
Attn: Jae Kim Attn: Public Works Director

6.5. Attorneys’ Fees. If litigation is brought by any party in connection with this Agreement against another party, the prevailing party shall be entitled to recover from the opposing party all costs and expenses, including reasonable attorneys’ fees, incurred by the prevailing party in the exercise of any of its rights or remedies hereunder or the enforcement of any of the terms, conditions, or provisions hereof.

6.6. Governing Law. This Agreement shall be governed by and construed under the laws of the State of California without giving effect to that body of laws pertaining to conflict of laws. In the event of any legal action to enforce or interpret this Agreement, the parties hereto agree that the sole and exclusive venue shall be a court of competent jurisdiction located in Los Angeles County, California.

6.7. Assignment. Contractor shall not voluntarily or by operation of law assign, transfer, sublet or encumber all or any part of Contractor’s interest in this Agreement without City’s prior written consent. Any attempted assignment, transfer, subletting or encumbrance shall be void and shall constitute a breach of this Agreement and cause for termination of this Agreement.

Regardless of City’s consent, no subletting or assignment shall release Contractor of Contractor’s obligation to perform all other obligations to be performed by Contractor hereunder for the term of this Agreement.

6.8. Indemnification and Hold Harmless. Contractor agrees to defend, with counsel of City’s choosing, indemnify, hold free and harmless the City, its elected and appointed officials, officers, agents and employees, at Contractor’s sole expense, from and against any and all claims, demands, actions, suits or other legal proceedings brought against the City, its elected and appointed officials, officers, agents and employees arising out of the performance of Contractor, its employees, and/or authorized subcontractors, of the work undertaken pursuant to this Agreement. The defense obligation provided for hereunder shall apply without any advance showing of negligence or wrongdoing by Contractor, its employees, and/or authorized subcontractors, but shall be required whenever any claim, action, complaint, or suit asserts as its basis the negligence, errors, omissions or misconduct of Contractor, its employees, and/or authorized subcontractors, and/or whenever any claim, action, complaint or suit asserts liability against the City, its elected and appointed officials, officers, agents and employees based upon the work performed by Contractor, its employees, and/or authorized subcontractors under this Agreement, whether or not Contractor, its employees, and/or authorized subcontractors are specifically named or otherwise asserted to be liable. Notwithstanding the foregoing, Contractor shall not be liable for the defense or indemnification of the City for claims, actions, complaints or suits arising out of the sole active negligence or willful misconduct of the City. This provision shall supersede and replace all other indemnity provisions contained either in the City’s specifications or Contractor’s Proposal, which shall be of no force and effect.

6.9. Independent Contractor. Contractor is and shall be acting at all times as an independent contractor and not as an employee of City. Contractor shall have no power to incur 9 UMS, Inc. dba United Maintenance Systems
Janitorial Services
any debt, obligation, or liability on behalf of City or otherwise act on behalf of City as an agent.

Neither City nor any of its agents shall have control over the conduct of Contractor or any of Contractor’s employees, except as set forth in this Agreement. Contractor shall not, at any time, or in any manner, represent that it or any of its agents or employees are in any manner agents or employees of City. Contractor shall secure, at its sole expense, and be responsible for any and all payment of Income Tax, Social Security, State Disability Insurance Compensation, Unemployment Compensation, and other payroll deductions for Contractor and its officers, agents, and employees, and all business licenses, if any are required, in connection with the services to be performed hereunder. Contractor shall indemnify and hold City harmless from any and all taxes, assessments, penalties, and interest asserted against City by reason of the independent contractor relationship created by this Agreement. Contractor further agrees to indemnify and hold City harmless from any failure of Contractor to comply with the applicable worker’s compensation laws. City shall have the right to offset against the amount of any fees due to Contractor under this Agreement any amount due to City from Contractor as a result of Contractor’s failure to promptly pay to City any reimbursement or indemnification arising under this paragraph.

6.10. PERS Eligibility Indemnification. In the event that Contractor or any employee, agent, or subcontractor of Contractor providing services under this Agreement claims or is determined by a court of competent jurisdiction or the California Public Employees Retirement System (PERS) to be eligible for enrollment in PERS as an employee of the City, Contractor shall indemnify, defend, and hold harmless City for the payment of any employee and/or employer contributions for PERS benefits on behalf of Contractor or its employees, agents, or subcontractors, as well as for the payment of any penalties and interest on such contributions, which would otherwise be the responsibility of City.

Notwithstanding any other agency, state or federal policy, rule, regulation, law or ordinance to the contrary, Contractor and any of its employees, agents, and subcontractors providing service under this Agreement shall not qualify for or become entitled to, and hereby agree to waive any claims to, any compensation, benefit, or any incident of employment by City, including but not limited to eligibility to enroll in PERS as an employee of City and entitlement to any contribution to be paid by City for employer contribution and/or employee contributions for PERS benefits.

6.11. Ownership of Documents. All reports, documents, information and data furnished or prepared by Contractor or any of its subcontractors in the course of performance of this Agreement shall be and remain the sole property of City. Contractor agrees that any such documents or information shall not be made available to any individual or organization without the prior consent of City. Contractor shall deliver to City any reports, documents, information, data, in any form, including but not limited to, computer tapes, discs, files audio tapes or any other related items as requested by City or its authorized representative, at no additional cost to the City.

6.12. Cooperation. In the event any claim or action is brought against City relating to Contractor’s performance or services rendered under this Agreement, Contractor shall render any reasonable assistance and cooperation which City might require.

6.13. Prohibited Employment. Contractor will not employ any regular employee of City while this Agreement is in effect.

6.14. Order of Precedence. In the event of an inconsistency in this Agreement and any 10 UMS, Inc. dba United Maintenance Systems
Janitorial Services
of the attached Exhibits, the terms set forth in this Agreement shall prevail. If, and to the extent this Agreement incorporates by reference any provision of any document, such provision shall be deemed a part of this Agreement. Nevertheless, if there is any conflict among the terms and conditions of this Agreement and those of any such provision or provisions so incorporated by reference, this Agreement shall govern over the document referenced.

6.15. Costs. Each party shall bear its own costs and fees incurred in the preparation and negotiation of this Agreement and in the performance of its obligations hereunder except as expressly provided herein.

6.16. No Third Party Beneficiary Rights. This Agreement is entered into for the sole benefit of City and Contractor and no other parties are intended to be direct or incidental beneficiaries of this Agreement and no third party shall have any right in, under or to this Agreement.

6.17. Headings. Paragraphs and subparagraph headings contained in this Agreement are included solely for convenience and are not intended to modify, explain or to be a full or accurate description of the content thereof and shall not in any way affect the meaning or interpretation of this Agreement.

6.18. Construction. The parties have participated jointly in the negotiation and drafting of this Agreement and have had an adequate opportunity to review each and every provision of the Agreement and submit the same to counsel or other consultants for review and comment. In the event an ambiguity or question of intent or interpretation arises with respect to this Agreement, this Agreement shall be construed as if drafted jointly by the parties and in accordance with its fair meaning. There shall be no presumption or burden of proof favoring or disfavoring any party by virtue of the authorship of any of the provisions of this Agreement.

6.19. Amendments. Only a writing executed by the parties hereto or their respective successors and assigns may amend this Agreement.

6.20. Waiver. The delay or failure of either party at any time to require performance or compliance by the other of any of its obligations or agreements shall in no way be deemed a waiver of those rights to require such performance or compliance. No waiver of any provision of this Agreement shall be effective unless in writing and signed by a duly authorized representative of the party against whom enforcement of a waiver is sought. The waiver of any right or remedy in respect to any occurrence or event shall not be deemed a waiver of any right or remedy in respect to any other occurrence or event, nor shall any waiver constitute a continuing waiver.

6.21. Severability. If any provision of this Agreement is determined by a court of competent jurisdiction to be unenforceable in any circumstance, such determination shall not affect the validity or enforceability of the remaining terms and provisions hereof or of the offending provision in any other circumstance. Notwithstanding the foregoing, if the value of this Agreement, based upon the substantial benefit of the bargain for any party, is materially impaired, which determination made by the presiding court or arbitrator of competent jurisdiction shall be binding, then both parties agree to substitute such provision(s) through good faith negotiations.

6.22. Counterparts and Electronic Signatures. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original. All counterparts shall be construed together and shall constitute one agreement. Counterpart written signatures may be transmitted by facsimile, email or other electronic means and have the same legal effect as if they 11 UMS, Inc. dba United Maintenance Systems
Janitorial Services
were original signatures.

6.23. Corporate Authority. The persons executing this Agreement on behalf of the parties hereto warrant that they are duly authorized to execute this Agreement on behalf of said parties and that by doing so the parties hereto are formally bound to the provisions of this Agreement.

6.24. Taxpayer Identification Number. Contractor shall provide City with a complete Request for Taxpayer Identification Number and Certification, Form W9, as issued by the Internal Revenue Service.

CITY OF WEST COVINA,
A municipal corporation
__________________________________ Date: __________________________ Milan Mrakich
City Manager

CONTRACTOR
__________________________________ Date: __________________________ Myung Ja Lee
President/CEO
__________________________________ Date: __________________________ Ho Lee
Secretary
ATTEST:
__________________________________
Lisa Sherrick, CMC
Assistant City Clerk
APPROVED AS TO FORM:
__________________________________
City Attorney
12 UMS, Inc. dba United Maintenance Systems
Janitorial Services
APPROVED AS TO INSURANCE:
__________________________________ Date: __________________________ Karen Ogawa
Finance Director
AGENDA ITEM NO. 8

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 2, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: CONSIDERATION OF PROGRAM YEAR (PY) 2026 COMMUNITY DEVELOPMENT

BLOCK GRANT (CDBG) ACTION PLAN
RECOMMENDATION:

It is recommended that the City Council take the following actions:

1. Approve the proposed Program Year (PY) 2026 CDBG Action Plan; and Designate the City Manager as the official representative of the City to administer the programs, to execute and submit all required agreements, certifications, and documents required by the U.S.

Department of Housing and Urban Development (HUD), and to execute all subrecipient agreements for the use of funds approved in the PY 2026 Annual Action Plan; and

2. Authorize the City Manager to negotiate and execute all necessary documents and agreements, in such final form as approved by the City Attorney, to carry out the City Council's direction.

3. BACKGROUND:

The Community Development Block Grant (CDBG) program is a flexible program of the U.S.

Department of Housing and Urban Development (HUD) that provides communities with resources to address a wide range of unique community development needs. Beginning in 1974, the CDBG program is one of the longest continuously run programs at HUD. The CDBG program provides annual grants on a formula basis to 1,209 general units of local government and states.

The CDBG program works to ensure decent affordable housing, to provide services to the most vulnerable in our communities, and to create jobs through the expansion and retention of businesses.

CDBG is an important tool for helping local governments tackle serious challenges facing their communities. The CDBG program has made a difference in the lives of millions of people and their communities across the nation.

The annual CDBG appropriation is allocated between states and local jurisdictions called "non-entitlement" and "entitlement" communities respectively. Entitlement communities are comprised of central cities of Metropolitan Statistical Areas (MSAs); metropolitan cities with populations of at least 50,000; and qualified urban counties with a population of 200,000 or more (excluding the populations of entitlement cities). States distribute CDBG funds to non-entitlement localities not qualified as entitlement communities.

HUD determines the amount of the City’s grant by using a formula comprised of several measures of community need, including the extent of poverty, population, housing overcrowding, age of housing, community need, including the extent of poverty, population, housing overcrowding, age of housing, and population growth lag in relationship to other metropolitan areas. West Covina is a direct entitlement community and uses these federal funds to create transformative impacts and to improve the lives of residents, especially those with low and moderate income levels.

According to 24 CFR 570.4, the policies and procedures used to determine CDBG allocations are described in Sections 106 and 107 of the Housing and Community Development Act of 1974.  For the Entitlement Program, there are two formulas: "A" and "B". HUD calculates the amount of funds that each entitlement grantee would receive under each of the two formulas. Formula A calculates funds to a jurisdiction based on its metropolitan area’s share of three factors across all US metropolitan areas.

The factors are:

1. Population, weighted at 25%;

2. People in poverty, weighted at 50%; and

3. Overcrowded units, weighted at 25%.

Formula B also calculates funds to a jurisdiction based on its metropolitan area’s share of three factors across all US metropolitan areas, but the factors are somewhat different.  The Formula B factors are:

1. Population growth lag since 1960, weighted at 20%;

2. People in poverty, weighted at 30%; and

3. Pre-1940 housing units, weighted at 50%.

In recent years, West Covina has utilized these funds for the Domestic Violence Victim Advocate (Police Department), Senior Meals Program, the Housing Preservation Program, Public Infrastructure Projects, and to fund various public service providers (i.e., food banks, homeless advocates, meals on wheels, etc.).

As a condition of receiving the funds, HUD requires the City to prepare an annual Action Plan, which details the activities the City plans to undertake with the funds in the respective year. This Action Plan is to be consistent with the five-year CDBG Consolidated Plan, which is a strategic and visioning document on the use of these funds. The City Council adopted its most recent 5-year CDBG Consolidated Plan on May 20, 2025, which is valid through PY 2029. The City's proposed PY 2026 CDBG Action Plan is included as Attachment No. 2 of this report.

As a basis for the Consolidated Plan, an assessment and prioritization of community needs, relative to the use of CDBG funds, was required. The categories of community need identified in the current Consolidated Plan are: (1) Economic Development, (2) Homelessness, (3) Infrastructure Improvements, (4) Owner Occupied Housing, (5) Public Facilities, (6) Non-Homeless Special Needs, (7) Public Services, and (8) Rental Housing (Attachment No. 1).

To facilitate prioritization and to evaluate the categories, HUD utilizes four levels of priority: High, Medium, Low, and No Such Need. A High Priority means that activities in that category will be funded by CDBG funds. A Medium Priority means activities in that category may be funded by CDBG funds. A Low Priority means CDBG funds will not be used to fund activities in a particular category.

The City Council established the PY 2025-2029 Consolidated Plan Priorities through actions at the May 20, 2025 City Council meeting, as outlined in Table 1.  The priorities were affirmed by the City Council on March 17, 2026 for the PY 2026 Action Plan.

Table 1
PY 2025-2029 Consolidated Plan Priorities
Categories of Need Priority Level
Economic Development High
Homelessness High
Infrastructure Improvements High
Owner-Occupied Housing High
Public Facilities High
Rental Housing High
Non-Homeless Special Needs Medium
Public Services Medium
The categories shown as ‘Medium’ and ‘Low’ do not indicate that these are not priorities of the City of West Covina; however, with limited CDBG funds, the City Council determined the other categories as a priority for use of CDBG funding during this term.

DISCUSSION:

As directed by the City Council on March 17, 2026, City staff drafted the proposed PY 2026 CDBG Action Plan (Attachment No. 2) to incorporate the City’s approved PY 2025-2029 Consolidated Plan Priorities, as amended.

In PY 2026, the City will receive $835,786 in CDBG funds, with additional program income estimated at $14,214 through repayments of CDBG-funded loans to the City’s Housing Preservation Program.  The proposed budget is shown below in Table 2.

Table 2
Proposed PY 2026 CDBG Action Plan Budget
Project/Activity PY 2026 Proposed

1.  Neighborhood Improvement Program   $                253,125

2.  Housing Preservation Program  200,000

3.  Economic Development 100,000

4.  Planning and Administration 170,000

5.  Public Services 126,875
Total $ 850,000
Determination of Caps
Planning and Administration: By statute, is capped at 20% of the sum of allocation and current year (PY 2026) program income. PY 2026 program income, to be received through repayment to the Housing Preservation Program, is estimated at $14,214.

Public Services: By statute, is capped at 15% of the sum of allocation and prior year (PY 2025) program income. PY 2025 program income, received through repayment to the Housing Preservation Program, is $10,050 as of the writing of this report.

Neighborhood Improvement Program
The Friendship Park Improvements, Phase II, was approved as part of the PY 2022 Action Plan on July 5, 2022. The project is in design. In PY 2025, as a result of an amendment approved on March 17, 2026, $106,787 in available funds were redirected to the 24-25 CDBG Residential Street Rehabilitation Project, which was prioritized and expected to incur expenses in advance of the park improvement activity.  Funding for the Friendship Park activity is restored as part of the PY 2026 Action Plan.  An additional $146,338 is included for the activity, based on the Engineer's estimate. Activities with funding either fully or partially restored are marked with single asterisk (*) in Table below.

Housing Preservation Program
The program provides eligible, moderate-income West Covina homeowners low-interest home improvement loans of up to $25,000. To be eligible, a single-family home must be the primary residence and the homeowner must have resided in the home for a minimum of twelve (12) months.

Economic Development
The activity implements a storefront improvement program to fund facade improvements to improve the exterior of eligible businesses. The activity was approved in PY 2025 and is underway. In PY 2025, as a result of an amendment approved on March 17, 2026, $100,000 in available funds were redirected to the 24-25 CDBG Residential Street Rehabilitation Project, which was prioritized and expected to incur expenses in advance of the facade improvement activity. Funding for the activity is restored as part of the PY 2026 Action Plan.

Public Services
The City published a Notice of Funding Availability in March 2026, and received nine funding requests totaling $175,000 from public service providers serving West Covina residents. Descriptions of services provided by applicants are included as Attachment No. 3.

With an interest in mitigating the impact on the General Fund, staff earmarked funding for City projects which have been allocated at status quo levels over several years. This will offset City program expenses that would otherwise be supported by the City's General Fund. All City projects are designated with a double asterisk (**) in Table 3. A decrease in CDBG funding to these programs would result in an increased burden on the General Fund in order to maintain current service levels.

Housing Rights Center
Staff also recommends funding the Housing Rights Center. As a CDBG recipient, HUD requires grantees to provide services that promote and support fair housing in the community. Funding the Housing Rights Center addresses this HUD requirement.

Staff recommends funding the projects (Projects Nos. 5 through 7) as shown below in Table 3.

Ad Hoc Committee Recommendations
The CDBG Ad Hoc Committee of the Community and Senior Services Commission (Ad Hoc Committee) evaluated the remaining applicants (Projects No. 8 through No.13). Applicants made presentations to the Ad Hoc Committee on May 18, 2026. The Ad Hoc Committee then developed recommendations to allocate the balance of $36,875 in CDBG funds (shown in Table 3). The recommendations are included in the proposed Action Plan and presented for the consideration of the City Council.

Table 3 details proposed PY 2026 funding by activity.

Table 3
Table 3
Proposed PY 2026 CDBG Funding
Project/Activity PY 2026 Proposed Funding

1.  Housing Preservation Program  $                      200,000

2.  Storefront Improvement Program (*) 100,000

3.  Friendship Park Improvements, Phase II (*) 253,125

4.   Administration 170,000

5.   Senior Meals Program (**) 60,000

6.   Domestic Violence Victim Advocate (**) 20,000

7.   Housing Rights Center 10,000

8.   Action Food Pantry 6,775

9.   ESGV Coalition for the Homeless 6,775

10.  Project 29:11 (Food Pantry) 6,775

11.  Covina Valley Community Support 6,775

12.  Senior Assistance Program (YWCA) 6,775

13.  Shepherd's Pantry 3,000
Total - PY 2026 Action Plan $ 850,000

Table 4 shows activities and amounts that will be carried over from the current year.  Amounts shown are as of the writing of this report.

Table 4
Activities to be Carried-Over
Activity Carry Over Amount

1.  Housing Preservation Program  $                     201,032

2.  Friendship Park Improvements, Phase II   500,682

3.  #25001 24-25 Residential Street Rehabilitation
Project      1,126,100
Total - Carry Over $ 1,827,814
As required, the draft PY 2026 CDBG Action Plan was available for a 30-day public review period, which began on May 1, 2026. As of the writing of this report, no public comments have been received.

LEGAL REVIEW:

The City Attorney's Office reviewed this staff report.

OPTIONS:

The City Council has the following options:

1. Approve staff’s recommendation; or

2. Provide alternative direction.

Prepared by: Kelly McDonald, Assistant to the City Manager Fiscal Impact
FISCAL IMPACT:

The proposed total PY 2026 Action Plan is $850,000. In PY 2026, the City is to receive $835,786 in CDBG funds.  With additional program income estimated at $14,214, through repayments of CDBG-funded loans to the City’s Housing Preservation Program, staff estimates a total amount of available resources to be approximately $850,000.

Funding Source PY 2026 Amount
PY 2026 CDBG Funds $             835,786
Housing Preservation Program Loan Repayments 14,214
Total $ 850,000
Table 5
Summary of Proposed PY 2026 CDBG Action Plan
This CDBG Action Plan is recorded within Special Revenue Fund No. 131,Community Dev. Block Grant. If the Action Plan is approved, staff will return with a budget amendment to incorporate these amounts into the FY 2026-2027 Budget following adoption.  The amendment will include the activities shown in Table 3 and carry over balances for activities shown in Table 4.

Attachments
Attachment No. 1 - Descriptions of Categories of Need
Attachment No. 2 - Draft PY 2026 CDBG Action Plan
Attachment No. 3 - PY 2026 CDBG PSP Applicants
Attachment No. 4 - PY 2026 CDBG Action Plan - Slides
CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability Address Homeless Issues
Maintain Good Intergovernmental Relations
Expand Economic Development Opportunities
ATTACHMENT NO. 1
Descriptions of Categories of Need in Table 1,
Consolidated Plan Priorities
This attachment describes the Categories of Need shown in Table 1 of the staff report.

1. Economic Development: Activities to address these needs will be funded by the Community & Economic Development non-housing funds. Community & Economic Development activities and the new Business Assistance Program will address this category of need.

2. Homelessness: The allocation of CDBG funds to public services can address a portion of these needs.

3. Infrastructure Improvements: Improvements such as street rehabilitation and replacement of curbs and gutters will be funded during the Consolidated Plan cycle. (For example, projects may include street improvements.)

4. Owner-Occupied Housing: Owner housing needs will be addressed by the Housing Preservation Program (HPP).

5. Public Facilities: Public facilities may be funded during the Consolidated Plan cycle – 2020 to 2025. (For example, projects may include: accessibility improvement or parks and recreation facilities and youth centers.)

6. Rental Housing: Rental housing needs are addressed by the Section 8 rental assistance program and the affordable housing developments funded by the CED Low and Moderate Income Housing Fund.

7. Public Services: A high priority was assigned to public services because CDBG funds can help to address the needs of the elderly, frail elderly, youth and other low/moderate income populations. These needs can be addressed by the 15% allocation of CDBG funds to public services. (For example, public services may include: youth services, transportation services, and crime awareness.)

8. Non-Homeless Special Needs: The allocation of CDBG funds to public services can address a portion of the non-homeless needs. (Non-homeless special needs populations include: the elderly, persons with HIV/AIDS, disabled, homebound, and mentally ill).

City of
West Covina
Action Plan for
Housing and Community Development
One Year Use of Funds
PY 2026 (July 1, 2026 – June 30, 2027)
Prepared for:

The U.S. Department of Housing and Urban Development
Lead Agency
City of West Covina
City Manager’s Office
1444 W. Garvey Avenue
West Covina, California 91790
(626) 939-8401
DRAFT
ATTACHMENT NO. 2

Table of Contents
Executive Summary 1
AP-05 Executive Summary - 24 CFR 91.200(c), 91.220(b) 1 The Process 6
PR-05 Lead & Responsible Agencies 24 CFR 91.200(b) 6
AP-10 Consultation – 24 CFR 91.100, 91.200(b), 91.215(l) 7 AP-12 Participation 12
Annual Action Plan 16
Expected Resources 16
AP-15 Expected Resources – 91.220(c)(1,2) 16
AP-20 Annual Goals and Objectives 19
Projects 18
AP-35 Projects – 91.220(d) 22
AP-38 Project Summary 24
AP-50 Geographic Distribution – 91.220(f) 31
Affordable Housing 29
AP-55 Affordable Housing – 91.220(g) 33
AP-60 Public Housing – 91.220(h) 34
AP-65 Homeless and Other Special Needs Activities – 91.220(i) 35 AP-75 Barriers to affordable housing – 91.220(j) 38
AP-85 Other Actions – 91.220(k) 39
Program Specific Requirements 42
AP-90 Program Specific Requirements – 91.220(l)(1,2,4) 42 List of Tables
Table 1 – Responsible Agencies 6
Table 2 – Agencies, groups, organizations who participated 9 Table 3 – Other local /regional/federal planning efforts 11 Table 4 – Citizen Participation Outreach 14
Table 5 – Expected Resources – Priority Table 14
Table 6 – Goals Summary 19
Table 7 – Goal Descriptions 21
Table 8 – Project Information 22
Table 9 – Geographic Distribution 31
Table 10 – One Year Goals for Affordable Housing by Support Requirement 33 Table 11 – One Year Goals for Affordable Housing by Support Type 33 List of Attachments
Citizen Participation Comments 43
List of Grantee Unique Appendices
Proof of Publications TBD
LMI Census Block Group Map 44
Annual Action Plan
2026
1 OMB Control No: 2506-0117 (exp. 09/30/2021)
Executive Summary
AP-05 Executive Summary - 24 CFR 91.200(c), 91.220(b)

1. Introduction
Located in the San Gabriel Valley, West Covina is a densely developed urban community encompassing 16 square miles. The US Census estimates the West Covina had a population of 109,501 persons as of April 1, 2020. This document constitutes the City of West Covina’s One-Year Action Plan (PY 2026) for the use of Community Development Block Grant (CDBG) funds. This Action Plan was prepared using the eConPlanning Suite system developed by the U.S. Department of Housing and Urban Development (HUD). The system prescribes the structure and contents of this document, following HUD's regulations.

This Action Plan covers the planning period of July 1, 2026 through June 30, 2027. A public hearing was conducted on March 17, 2026 to discuss the Draft PY 2026 Action Plan, which was released for a 30-day public review on May 1, 2026.

2. Summarize the objectives and outcomes identified in the Plan This could be a restatement of items or a table listed elsewhere in the plan or a reference to another location. It may also contain any essential items from the housing and homeless needs assessment, the housing market analysis or the strategic plan.

Listed below are City of West Covina’s objective and outcome categories for CDBG funded activities in accordance with the Federal Register Notice dated March 7, 2006. During this Consolidated Plan period, the City will fund activities in two objective/outcome categories – SL-1 and SL-3.

SL–1 Improve Availability/Accessibility for the Purpose of Creating a Suitable Living Environment • Fair Housing Services
• Senior Services
• Other Public Services
SL–3 Improve Sustainability for the Purpose of Creating a Suitable Living Environment • Neighborhood Improvement Program
The Neighborhood Improvement Program supports improvements such as: street and alley improvements, sidewalks, and street lighting and accessibility improvements.

Annual Action Plan
2026
2 OMB Control No: 2506-0117 (exp. 09/30/2021)

3. Evaluation of past performance
This is an evaluation of past performance that helped lead the grantee to choose its goals or projects.

The PY 2020-2024 Consolidated Plan established the following high priorities for CDBG funding:
• Support a Neighborhood Improvement Program for infrastructure improvements • Support public facilities funding
• Support funding for fair housing and tenant/landlord counseling services • Address the needs of homeless families with children; homeless individuals; and chronically homeless persons
• Support public services funding
The City allocated CDBG funds to address each of the five high priorities listed above.

Overall, the Program achieved less than planned results in the prior cycle as the impacts of the COVID-19 pandemic and related lockdown were protracted. The Careship program, which provides a childcare subsidy, was suspended due to the lockdown of schools. The Day Care program recommenced in early 2022. However, only one of the City’s four child care centers was reopened after the pandemic. Though funded in PY 2023, due to staff turnover, there were no accomplishments and the activity was cancelled. There were no rehabilitation loans processed through the Housing Preservation Program. The guidelines of the program have been revised to increase maximum loan amounts from $10,000 to $25,000, as well as to expand eligible uses within the requirements of CDBG regulations. A number of applications have been received. Seven loans funded in PY 2024. An Economic Development activity funded in PY 2024, Facade Improvements, is underway in PY 2025. Guidelines were approved and the application period for the program began in April 2026.

The closure of the City’s Senior Center, caused by the pandemic, resulted in a transition of the congregate Senior Meals program into a home delivery and drive through service. The program partially transitioned back to a congregate setting twice per week in mid-May 2022. The program is now back to its regular schedule, serving lunches on weekdays.

Early in the Con Plan cycle, two significant public facility improvements were completed: Residential CDBG Street Improvements ($1M) and Friendship Park Improvements ($1M). Completion of the project for the Replacement of the HVAC and Roof at the Senior Center was a major accomplishment. Funded with both CDBG and CDBG-CV, the City was able to expend the remaining balance of its CDBG-CV allocation (approximately $703,000). Overall, the project came in under budget by approximately $205,000. A second phase of improvements to Friendship Park, though approved for $755,157 in PY 2022, is still in design. It was closed out in the prior Con Plan cycle, carried over and opened as a new activity in PY 2025.

Annual Action Plan
2026
3 OMB Control No: 2506-0117 (exp. 09/30/2021)
Due to its non-compliance with the timely expenditure requirements of the CDBG program, the City is under a workout plan to achieve compliance. To that end, on March 17, 2026, the City approved a Substantial Amendment to its PY 2025 Action Plan to increase funding for an approved Residential Street Improvement activity from $539,500 to $1.1 Million. The contract for the activity was awarded on March 17, 2026, and construction is expected to commence in the Summer.

4. Summary of Citizen Participation Process and consultation process Summary from citizen participation section of plan.

Public Hearings: Citizen participation is one of the most important components of the Action Plan process. To solicit public input during the development of the Action Plan, the City Council conducted two public hearings.

The purpose of the first public hearing, held on March 17, 2026, was to obtain the public’s input on West Covina’s housing and community development needs. The notice of the public hearing explained the CDBG Program, available funding and the scope of eligible activities. The City encouraged the participation of all residents.

A summary of the meeting is presented in Table 4 – Citizen Participation Outreach.

The purpose of the second public hearing, to be held on June 2, 2026, will be to consider approval of the PY 2026 Action Plan. A summary of the meeting is presented in Table 4 – Citizen Participation Outreach. The Citizens Participation Plan is included in the Appendix.

Housing and Community Development Needs Survey: During the development of the PY 2025-2029 Consolidated Plan, a survey provided a means of obtaining public participation. The Survey was posted on the City’s website. The survey results are included as an attachment to this Plan. Sixty (60) responses were received. 49 of 56 residents that responded indicate they have lived in West Covina for over 10 years. The survey asked respondents to indicate their priority housing and non-housing community development needs (High, Medium, Low, No Need, and Don’t Know) for activities in the community under seven categories. CDBG funds are limited. With the limited funding, the City supports programs that provide resources to address some of the activities mentioned below. However, the City will seek other funds or partners to address the priority needs during the Consolidated Plan period. The proposed projects included in the draft PY 2026 Action Plan are consistent with these results.

In summary, the seven categories and top three activities receiving the most High Need ratings in the survey are listed below:

Infrastructure Activities

1. Street and road improvements
Annual Action Plan
2026
4 OMB Control No: 2506-0117 (exp. 09/30/2021)

2. Tree Planting

3. Bicycle and walking paths
Housing Activities

1. ADA improvements

2. Owner-occupied housing rehabilitation

3. First-time homebuyer assistance
Housing Types for Special Needs Populations

1. Permanent supportive housing such as subsidized housing that offers services for persons with mental disabilities

2. Rental assistance for persons at-risk of homelessness

3. Senior housing, such as nursing homes or assisted living facilities Community and Public Facilities

1. Parks and recreational facilities

2. Childcare facilities

3. Community Centers
Community and Public Services

1. Neighborhood crime prevention programs

2. Children afterschool/summer camp programs & services

3. Park and recreation programs
Applications for Funding: The City solicited proposals from community-based organizations, nonprofits, City departments, and citizens interested in applying for funds and providing services to the West Covina community. The application form requests a description of the need and/or problem to be addressed by the project. This application process provides another means of identifying priority needs.

Public Review of Draft PY 2026 Action Plan: The Draft PY 2026 Action Plan was available for a 30-day public review and comment period.

5. Summary of public comments
This could be a brief narrative summary or reference an attached document from the Citizen Participation section of the Con Plan.

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At the March 17, 2026 pre-development public hearing, there were no public comments made during the public review period. During the hearing, a comment was made regarding the use of CDBG funds. A resident, noting that CDBG funds could be used for infrastructure improvements, asked that improvements to the City's historic downtown area along Glendora Avenue, be considered. The resident indicated that improvements to the street, striping for parking, sidewalks, street lighting, storefronts, etc., were needed. Staff responded that the City typically qualifies proposed public facility improvements on an Area Benefit Basis and that location is not in a CDBG-eligible area. Staff added that while the activity may be qualified on the basis of creating and retaining jobs for low- and moderateincome persons, the City has experienced challenges collecting performance data.

The purpose of a second hearing, to be held on June 2, 2026, to consider approval of the proposed PY 2026 Action Plan. Comments will be included in the final version of the Action Plan.

The City of West Covina has undertaken diligent and good faith efforts in outreaching to all segments of the community that may benefit from the CDBG Programs.

6. Summary of comments or views not accepted and the reasons for not accepting them TBD

7. Summary
The City of West Covina has undertaken diligent and good faith efforts in outreaching to all segments of the community that may benefit from the CDBG Programs.

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PR-05 Lead & Responsible Agencies – 91.200(b)

1. Agency/entity responsible for preparing/administering the Consolidated Plan Describe the agency/entity responsible for preparing the Consolidated Plan and those responsible for administration of each grant program and funding source.

Agency Role Name Department/Agency
Lead Agency WEST COVINA
CDBG Administrator WEST COVINA City Manager's Office
HOPWA Administrator
HOME Administrator
HOPWA-C Administrator
Table 1 – Responsible Agencies
Narrative (optional)
The City's CDBG programs are administered by the City Manager's Office Consolidated Plan Public Contact Information
Kelly McDonald
Assistant to the City Manager
City Manager's Office
City of West Covina
1444 W Garvey Ave S
West Covina, CA 91790
(626) 939-8494 - phone
[email protected]
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AP-10 Consultation – 91.100, 91.200(b), 91.215(l)

1. Introduction
As part of this Action Plan development, the City undertook an outreach program to consult and coordinate nonprofit agencies, affordable housing providers, and government agencies regarding the needs of the low- and moderate-income community. The outreach program has been summarized in the Executive Summary and Citizen Participation sections of this Action Plan.

Provide a concise summary of the jurisdiction’s activities to enhance coordination between public and assisted housing providers and private and governmental health, mental health and service agencies (91.215(l))
During the development of the Action Plan, the City coordinated with the Los Angeles County Development Authority. The Development Authority provided information on the number of families receiving Section 8 rental assistance; the number of elderly and disabled assisted families; and the number of families on the Section 8 Waiting List. The City also coordinated with the Baldwin Park Housing Authority.

The private and governmental health, mental health, and service agencies that were consulted included:

Southern California Association of Governments; Los Angeles County Department of Public Health, (Childhood Lead Poisoning Prevention Program and Division of HIV and STD Programs); Los Angeles County Department of Mental Health; Los Angeles County Department of Public Social Services (DPSS); Office of Statewide Health Planning and Development; Substance Abuse and Mental Health Services Administration; Area Agency on Aging, State Independent Living Council (SILC); and Office of the California Attorney General. With regard to economic development, the City coordinated with the State Employment Development Department, County of Los Angeles Workforce Development Board, and the City's Community and Economic Development Division’s economic development efforts.

Specific agencies were also contacted to obtain data in preparation of this Action Plan. For example, the State Developmental Services Department and State Social Services Department were contacted to obtain data and housing resources for persons with disabilities Describe coordination with the Continuum of Care and efforts to address the needs of homeless persons (particularly chronically homeless individuals and families, families with children, veterans, and unaccompanied youth) and persons at risk of homelessness.

The Continuum of Care Strategy was consulted to provide information on homelessness and resources available. Several agencies that provide housing and supportive services for the homeless and those at risk of becoming homeless were identified. The City coordinates on an ongoing basis with the following homeless service providers: the East San Gabriel Valley Coalition for the Homeless Emergency Food and Annual Action Plan
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Shelter Program, YWCA – WINGS Women’s Shelter, and San Gabriel Valley Council of Governments. The Police Department coordinates with the County Department of Mental Health and the Los Angeles Homeless Services Authority, as well as the Los Angeles Centers for Alcohol and Drug Abuse.

Describe consultation with the Continuum(s) of Care that serves the jurisdiction's area in determining how to allocate ESG funds, develop performance standards for and evaluate outcomes of projects and activities assisted by ESG funds, and develop funding, policies and procedures for the operation and administration of HMIS The City's HUD entitlement allocation does not include ESG funds.

2. Describe Agencies, groups, organizations and others who participated in the process and describe the jurisdiction’s consultations with housing, social service agencies and other entities
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Table 2 – Agencies, groups, organizations who participated 1 Agency/Group/Organization Los Angeles County Development Authority Agency/Group/Organization Type Housing
Other government - County
What section of the Plan was addressed by Consultation? Housing Need Assessment Briefly describe how the Agency/Group/Organization was
consulted. What are the anticipated outcomes of the
consultation or areas for improved coordination?
The City requested information on Section 8 assisted households.

Improved coordination is possible because baseline data provides the City a basis to monitor a reduction in rental assistance needs. 2 Agency/Group/Organization Los Angeles Homeless Services Authority Agency/Group/Organization Type Housing
Services-homeless
What section of the Plan was addressed by Consultation? Homeless Needs - Chronically homeless Homeless Needs - Families with children
Homelessness Needs - Veterans
Homelessness Needs - Unaccompanied youth
Homelessness Strategy
Briefly describe how the Agency/Group/Organization was
consulted. What are the anticipated outcomes of the
consultation or areas for improved coordination?
2025 Homeless Count was used as a basis to estimate the City's unsheltered homeless. Baseline data provides improved way to monitor if homelessness is reduced over time.
3 Agency/Group/Organization Los Angeles County Department of Public Health Childhood Lead Poisoning Prevention Program
Agency/Group/Organization Type Services-Children
Other government - County
What section of the Plan was addressed by Consultation? Lead-based Paint Strategy Annual Action Plan
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Briefly describe how the Agency/Group/Organization was
consulted. What are the anticipated outcomes of the
consultation or areas for improved coordination?
Agency's website was consulted for data on the incidence of LBP poisoning. Information collected can be shared with the community to warn families of the dangers of lead based paint.
4 Agency/Group/Organization State Independent Living Council Agency/Group/Organization Type Services-Persons with Disabilities What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization was
consulted. What are the anticipated outcomes of the
consultation or areas for improved coordination?
Agency's multi-year plan was reviewed to gather insights on priority needs, services, and planned programs. Improved coordination provides the City information to share with the disabled community. 5 Agency/Group/Organization Los Angeles County Department of Public Health-Division of HIV and STD Program
Agency/Group/Organization Type Other government - County What section of the Plan was addressed by Consultation? Housing Need Assessment Non-Homeless Special Needs
Briefly describe how the Agency/Group/Organization was
consulted. What are the anticipated outcomes of the
consultation or areas for improved coordination?
Agency was contacted to obtain data on the incidence of HIV and AIDS and programs directed at addressing these needs. Improved coordination allows the City information to share with the disabled community.

Identify any Agency Types not consulted and provide rationale for not consulting The City consulted with all agencies that could provide valuable input to the development of the Action Plan.

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Other local/regional/state/federal planning efforts considered when preparing the Plan Name of Plan Lead Organization How do the goals of your Strategic Plan overlap with the goals of each plan?
Continuum of Care
Area Agency on Aging 2016-2021 Los Angeles County Aging and Disabilities Department
The Strategic Plan has goals in support of the Area Plan which stated that the greatest economic need is among
minority seniors with poverty incomes.
2025-2027 State Plan for
Independent Living (SPIL) State Independent Living Council (SILC) The Strategic Plan has goals in support of SPIL because many of West Covina's senior are frail and disabled and on the Section 8 Waiting List.

Ending the HIV Epidemic 2020-
2025
Division of HIV and STD Programs, Los
Angeles County Department of Public
Health
The Strategic Plan has included information from this Plan.

Housing Element City of West Covina Planning Department Consulted City's draft 2021-2029 Housing Element regarding hazards, mitigation, and resiliency
www.highspeedinternet.com www.highspeedinternet.com
Consulted www.highspeedinternet.com regarding
broadband availability, service, and providers in West
Covina
Table 3 – Other local / regional / federal planning efforts Narrative (optional)
City of West Covina departments that may have an interest in the CDBG Program were invited to participate in the Action Plan process.

Housing is a key element of the Action Plan. The City cooperates and coordinates with the State Department of Housing and Community Development by submitting the Annual Housing Element Progress Report.

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AP-12 Participation – 91.105, 91.200(c)

1. Summary of citizen participation process/Efforts made to broaden citizen participation Summarize citizen participation process and how it impacted goal-setting Annual Action Plan
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Citizen Participation Outreach
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Sort
Order
Mode of
Outreach
Target of
Outreach
Summary of
response/
attendance
Summary of
comments
received
Summary of
comments
not accepted
and reasons
URL (If
applicable)
1 Public
Meeting
Nontargeted/broad
community
Approximately
30 persons
attended the
Public Hearing
held on March
17, 2026. The
meeting was
televised on the
City's
government
channels, and
live-streamed
on the City's
YouTube
channel. The
live-stream was
also archived
for viewing at a
later time.

Staff gave an overview of the Action Plan
process and CDBG funding. Priorities to
guide the PY 2026 Action Plan were
presented and approved. Public
comments at the pre-development
meeting on March 17, 2026 included the
following: A comment was made
regarding the use of CDBG funds. A
resident, noting that CDBG funds could be
used for infrastructure improvements,
asked that improvements to the City's
historic downtown area along Glendora
Avenue, be considered. The resident
indicated that improvements to the
street, striping for parking, sidewalks,
street lighting, storefronts, etc., were
needed. Staff responded that the City
typically qualifies proposed public facility
improvements on an Area Benefit Basis
and that location is not in a CDBG-eligible
area. Staff added that while the activity
may be qualified on the basis of creating
and retaining jobs for low- and moderateincome persons, the City has experienced challenges collecting performance data.

All comments
were
accepted.
www.westcovina.gov;
www.youtube.com
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Sort
Order
Mode of
Outreach
Target of
Outreach
Summary of
response/
attendance
Summary of
comments
received
Summary of
comments
not accepted
and reasons
URL (If
applicable)
2 Public
Meeting
Nontargeted/broad
community
A public Hearing
will be held
during the
course of a
regularly
scheduled City
Council meeting
on June 2, 2026.

The meeting
will be televised
on the City's
government
channels, and
live-streamed
on the City's
YouTube
channel. The
live-stream will
also be archived
for viewing at a
later time.

TBD TBD www.westcovina.gov;
www.youtube.com
Table 4 – Citizen Participation Outreach
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Expected Resources
AP-15 Expected Resources – 91.220(c)(1,2)
Introduction
Anticipated resources include CDBG funds. The City anticipates available CDBG resources in the amount of $850,000 in PY 2026: an entitlement grant in the amount of $835,786 and $14,214 in Program Income. Unexpended obligations totaling $1,827,814 from the prior period will be carried over to PY 2026. The City estimates in Years 3-5, that it will receive $830,000 in Entitlement funds and $10,000 in Program Income, for Anticipated Resources
Program Source
of
Funds
Uses of Funds Expected Amount Available Year 1 Expected Amount
Available
Remainder of
ConPlan
$
Narrative Description
Annual
Allocation:
$
Program
Income:
$
Prior Year
Resources:
$
Total:
$
CDBG public -
federal
Acquisition
Admin and
Planning
Economic
Development
Housing
Public
Improvements
Public
Services
835,786.00 14,214.00 0.00 850,000.00 2,520,000.00
This assumes an annual allocations of
$830,000 and Program Income of
$10,000 in Program Years 3-5
estimated for a total of $2,520,000.

Not shown: the City will also carry
over $1,827,814 in unexpended
obligated funds and previously
approved activities into PY 2026:
$500,682 for Friendship Park
Improvements; $201,032 for Housing
Preservation Program; and $1,126,100
for Residential Street Rehabilitation.

Table 5 - Expected Resources – Priority Table
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Explain how federal funds will leverage those additional resources (private, state and local funds), including a description of how matching requirements will be satisfied
The City and HUD share an interest in leveraging HUD resources to the maximum extent feasible in order to address priority needs and associated goals.

During PY 2026, the City will seek funds to leverage the Federal CDBG funds. The City’s Capital Improvement Program (CIP) may leverage CDBG funds in street rehabilitation projects. State Gas Tax funds also assist with street rehabilitation.

Federal USDA, Older Americans Act, City General Fund, and participant donations augment funding for the CDBG-funded Senior Nutrition Program.

Local return funds from Los Angeles County Proposition C, as well as Measure M and Measure R, assist the City in removing architectural barriers, providing Dial-A-Ride service, providing a citywide shuttle service, and performing street rehabilitation and other capital improvements.

TDA-3 and SB1 help fund sidewalk and street projects. Park Bond funds received through the County will fund park improvements and maintenance of the improvements.

County Measure A funds will be directed toward serving the homeless population. Volunteer services and private donations provided additional resources to leverage CDBG funds.

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If appropriate, describe publicly owned land or property located within the jurisdiction that may be used to address the needs identified in the plan The City is presently evaluating relocation of its City Maintenance Yard in order to sell the existing property for the development of housing. Additionally, the City does explore opportunities to partner with non-profits to address unmet housing needs. The Community and Economic Development Department does post on its webpage an Available Property List (APL) for businesses seeking to locate in West Covina.

Discussion
See discussions above.

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Annual Goals and Objectives
AP-20 Annual Goals and Objectives
Goals Summary Information
Sort
Order
Goal Name Start
Year
End
Year
Category Geographic Area Needs Addressed Funding Goal Outcome Indicator 1 Improve/upgrade
public
infrastructure &
facilities
2025 2029 Improve/upgrade
public facilities and
infrastructure
Area Benefit
Neighborhoods
Improve/upgrade
public facilities &
infrastructure
CDBG:
$253,125.00
Public Facility or
Infrastructure Activities
other than Low/Moderate
Income Housing Benefit:
3785 Persons Assisted
2 Improve the wellbeing of low
income persons
2025 2029 Non-Homeless
Special Needs
City-Wide Public Service
Programs
CDBG:
$116,875.00
Public service activities
other than Low/Moderate
Income Housing Benefit:
9564 Persons Assisted
3 Encourage
economic
development
2025 2029 Improve economic
conditions
City-Wide Economic
Development
CDBG:
$100,000.00
Facade
treatment/business
building rehabilitation: 10
Business
4 Achieve fair
housing for all
2025 2029 Eliminate housing
discrimination
City-Wide Eliminate housing
discrimination
CDBG:
$10,000.00
Public service activities
other than Low/Moderate
Income Housing Benefit:
80 Persons Assisted
5 Effective grant
administration
2025 2029 Effective grant
administration
City-Wide Effective grant
administration
CDBG:
$170,000.00
Other: 1 Other
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Sort
Order
Goal Name Start
Year
End
Year
Category Geographic Area Needs Addressed Funding Goal Outcome Indicator 6 Improve owneroccupied housing
stock
2025 2029 Owner-Occupied
Housing
City-Wide Improve the owner
occupied housing
stock
CDBG:
$200,000.00
Homeowner Housing
Rehabilitated: 8
Household Housing Unit
Table 6 – Goals Summary
Goal Descriptions
1 Goal Name Improve/upgrade public infrastructure & facilities Goal
Description
The City will complete improvements and upgrades to public infrastructure and facilities. 7,385 persons (3,785 LMI) reside in Park District H, related to Friendship Park improvement project, which was approved in the prior cycle and carried over. This funding represents an amount previously deferred to accommodate the expedited implementation of another activity.
2 Goal Name Improve the well-being of low income persons Goal
Description
Improve the well-being of low income persons: The City will provide financial support to public service programs. 3 Goal Name Encourage economic development
Goal
Description
City will restore the deferred balances of approved Economic Development activity from PY 2025. Facade Improvement Program ($100,000). Activity will be opened as new in PY 2026. 4 Goal Name Achieve fair housing for all
Goal
Description
Fair housing services
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5 Goal Name Effective grant administration
Goal
Description
Administration of CDBG program
6 Goal Name Improve owner-occupied housing stock
Goal
Description
City will provide no-interest loans of up to $25,000 in CDBG funds for owner-occupied house rehabilitation Annual Action Plan
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Projects
AP-35 Projects – 91.220(d)
Introduction
The City's planned actions include grant administration; providing fair housing services; providing services to low income persons including, the homeless and the frail elderly; and improving neighborhoods. Planned projects are listed in below.

Projects
# Project Name
1 Economic Development
2 Housing Preservation Program
3 Fair Housing
4 Grant Administration
5 Domestic Violence Victim Advocate
6 Senior Meals Program
7 SGV YWCA Senior Citizens Assistance
8 ESGV Coalition for the Homeless
9 Assistance League of Covina Valley
10 Action Food Pantry
11 Project 29:11
12 Shepherd's Pantry
13 Neighborhood Improvement Program
Table 7 - Project Information
Describe the reasons for allocation priorities and any obstacles to addressing underserved needs
In PY 2026, the City will receive $835,786 in CDBG funds. Estimated income in the amount of $14,214 in program income will result in total available resources of $850,000. The proposed budget for the listed projects is $850,000. $1,827,814 in unexpended balances of activities approved in the prior cycle will be carried over into the new cycle as new projects. These include: Neighborhood Improvement Program (Friendship Park Improvements, Phase II ($201,032)), Housing Preservation Program ($201,032), and Residential Street Rehabilittion ($1,126,100). The available CDBG funds have been allocated to projects that contribute to achieving the priority needs and goals established by the 5-Year Strategic Plan. The projects are consistent with the citizen input received during the development of the Consolidated Plan.

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The priorities have been approved by the City Council.

One of the greatest challenges in meeting the underserved needs of low- and moderate-income persons is having limited financial resources. The City will continue to use CDBG funding to support public service agencies that address the special needs of the underserved, including the elderly and frail elderly and persons belonging to protected classes that have been the victims of housing discrimination.

The City also proactively seeks additional resources to better meet the underserved needs.

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AP-38 Project Summary
Project Summary Information
1 Project Name Economic Development
Target Area Area Benefit Neighborhoods
Goals Supported Encourage economic development
Needs Addressed Economic Development
Funding CDBG: $100,000.00
Description Activities that promote economic development.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
An estimated 50 low- and moderate-income persons will benefit from the proposed activity
Location Description Admin office: 1444 W. Garvey Ave. So., West Covina, CA Planned Activities Implementation of a storefront improvement activity 2 Project Name Housing Preservation Program
Target Area City-Wide
Goals Supported Improve owner-occupied housing stock
Needs Addressed Improve the owner occupied housing stock Funding CDBG: $200,000.00
Description Loans made to eligible participants for the purpose of rehabilitation and improvement to owner-occupied housing.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 8 low- and moderate-income persons will benefit from the proposed activity.

Location Description Admin office: 1444 W. Garvey Ave. So., West Covina, CA Planned Activities Loans made to eligible participants for the purpose of rehabilitation and improvement to owner-occupied housing.

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3 Project Name Fair Housing
Target Area City-Wide
Goals Supported Achieve fair housing for all
Needs Addressed Eliminate housing discrimination
Funding CDBG: $10,000.00
Description The Housing Rights Center will offer West Covina residents services from our four program areas, (1) Discrimination Complaint Investigation, (2) Landlord Tenant Counseling, (3) Education and Outreach, and (4) Legal Services.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 80 low- and moderate-income persons will benefit from the proposed activity.

Location Description City-wide. Admin office: 3255 Wilshire Blvd #1150, Los Angeles CA
Planned Activities The Housing Rights Center will offer West Covina residents services from our four program areas, (1) Discrimination Complaint Investigation, (2) Landlord Tenant Counseling, (3) Education and Outreach, and (4) Legal Services.
4 Project Name Grant Administration
Target Area City-Wide
Goals Supported Effective grant administration
Needs Addressed Effective grant administration
Funding CDBG: $170,000.00
Description CDBG Program Administration
Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
N/A
Location Description Admin office: 1444 W. Garvey Ave. So., West Covina, CA Planned Activities Administering the CDBG grant, including preparation of the Action Plan, CAPER, reimbursement requests, payments
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5 Project Name Domestic Violence Victim Advocate
Target Area City-Wide
Goals Supported Improve the well-being of low income persons Needs Addressed Public Service Programs
Funding CDBG: $20,000.00
Description This program follows up with victims of all domestic violence victim cases in West Covina.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 1,360 low- and moderate-income persons will benefit from the proposed activity.

Location Description Admin office: Police Department, 1444 W Garvey Ave S, West Covina, CA
Planned Activities This program follows up with victims of all domestic violence victim cases in West Covina.
6 Project Name Senior Meals Program
Target Area City-Wide
Goals Supported Improve the well-being of low income persons Needs Addressed Public Service Programs
Funding CDBG: $60,000.00
Description This program serves meals in a congregate setting at the West Covina Senior Center.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 500 low- and moderate-income persons will benefit from the proposed activity
Location Description 2501 E Cortez, West Covina, CA.

Planned Activities This program serves meals in a congregate setting at the West Covina Senior Center.
7 Project Name SGV YWCA Senior Citizens Assistance
Target Area City-Wide
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Goals Supported Improve the well-being of low income persons Needs Addressed Public Service Programs
Funding CDBG: $6,775.00
Description This program connects seniors with a broad array of services that enable them to stay at their homes for as long as possible.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 65 low- and moderate-income persons will benefit from the proposed activity
Location Description City-wide. 2501 E Cortez, West Covina, CA. Admin office: 101 S Barranca, Covina, CA
Planned Activities The activity connects seniors with a broad array of services that enable them to stay at their homes for as long as possible. 8 Project Name ESGV Coalition for the Homeless
Target Area City-Wide
Goals Supported Improve the well-being of low income persons Needs Addressed Public Service Programs
Funding CDBG: $6,775.00
Description Emergency assistance provided to homeless persons.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 250 low- and moderate-income persons will benefit from the activity
Location Description 15701 Hill St, La Puente, CA 91744 Planned Activities The activity operates the Emergency Assistance Center which provides walk-in emergency services to homeless and at-risk homeless individuals and families.
9 Project Name Assistance League of Covina Valley
Target Area City-Wide
Goals Supported Improve the well-being of low income persons Needs Addressed Public Service Programs
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Funding CDBG: $6,775.00
Description The program will provide school clothing, shoes and supplies to children and young people from low income families so they can attend school regularly
Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 370 low- and moderate-income persons will benefit from the activity
Location Description 636 E San Bernardino Rd, Covina, CA Planned Activities The program will provide school clothing, shoes and supplies to children and young people from low income families so they can attend school regularly
10 Project Name Action Food Pantry
Target Area City-Wide
Goals Supported Improve the well-being of low income persons Needs Addressed Public Service Programs
Funding CDBG: $6,775.00
Description The program is comprised of a food bank which strives to relieve hunger.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 700 low- and moderate-income persons will benefit from the proposed activity
Location Description 17880 W Covina Blvd, Covina, CA
Planned Activities The program is comprised of a food bank which strives to relieve hunger.
11 Project Name Project 29:11
Target Area City-Wide
Goals Supported Improve the well-being of low income persons Needs Addressed Public Service Programs
Funding CDBG: $6,775.00
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Description Funds will support the food bank operation of the program.

Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 1,067 low- and moderate-income persons will benefit from the proposed activity
Location Description 250 E San Bernardino Rd, Covina, CA Planned Activities Funds will support the food bank operation of the program. 12 Project Name Shepherd's Pantry
Target Area City-Wide
Goals Supported Improve the well-being of low income persons Needs Addressed Public Service Programs
Funding CDBG: $3,000.00
Description Funds will be used to support the food bank Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 1,400 low- and moderate-income persons will benefit from the proposed activity
Location Description 657 E. Arrow Hwy, Unit J, Glendora, CA 91740 Planned Activities Funds will be used to support the food bank 13 Project Name Neighborhood Improvement Program
Target Area Area Benefit Neighborhoods
Goals Supported Improve/upgrade public infrastructure & facilities Needs Addressed Improve/upgrade public facilities & infrastructure Funding CDBG: $253,125.00
Description Park improvements, street improvements
Target Date 6/30/2027
Estimate the number and
type of families that will
benefit from the proposed
activities
It is estimated that 3,785 low- and moderate income persons will benefit from the Friendship Park Improvement project.

Annual Action Plan
2026
30 OMB Control No: 2506-0117 (exp. 09/30/2021)
Location Description Admin office: 1444 W. Garvey Ave. So, West Covina, CA Planned Activities Friendship Park Improvements, Phase II Annual Action Plan
2026
31 OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-50 Geographic Distribution – 91.220(f)
Description of the geographic areas of the entitlement (including areas of low-income and minority concentration) where assistance will be directed West Covina has two distinct geographic areas: City-wide and Area Benefit Neighborhoods.

CDBG investment for Fair Housing and Public Service Programs is made on a city-wide basis.

CDBG investment for the Neighborhood Improvement Program has mostly been made in Area Benefit Neighborhoods. That is, in service areas where 51% or more of the population have low- and moderateincomes. Based on the most recent data, the City has 22 block groups with 51% or more the population having low/moderate incomes. Please see Exhibit 2, which is attached to this report, for a map that highlights eligible block groups, which area the smallest geography for which the Census provides data.

In PY 2026, there is one activity under the Neighborhood Improvement Program. Friendship Park Improvements, Phase II ($253,125), with a service area of Park District H, is considered an Area Benefit activity. Relative to Friendship Park Improvements, the service area consists of CT 4081.36 BGs 1 and 2; CT 4081.37 BGs 1 and 2, and CT 4081.41 BG 1. The LMI% is 51.9% according to 2016 ACS LMI information revised in 2020.

The Facade Improvement Program will also be carried out on an Area Benefit Basis. The services areas consists of CT 4062.01. The LMI% of this CT is 69.8% according to 2016 ACS LMI information revised in 2020.

The percentages below are based on estimated costs of proposed activities in PY 2026. Amendments may occur during the program year that will redistribute funds.

Geographic Distribution
Target Area Percentage of Funds
City-Wide 48
Area Benefit Neighborhoods 52
Table 8 - Geographic Distribution
Rationale for the priorities for allocating investments geographically Public services and Fair Housing are available on a city-wide basis to low- and moderate-income persons.

An activity is deemed eligible on an area basis when the service area of the activity has a population composed of at least 51% low-and moderate-income persons. The list of the eligible block groups, the smallest geography for which the Census Data is delineated, is shown below. A map is also included as Annual Action Plan
2026
32 OMB Control No: 2506-0117 (exp. 09/30/2021)
an Exhibit to this Plan.

Eligible block groups are listed below.

Tract Block Group(s)
• CT 4036.01 BG 2
• CT 4053.01 BG 1
• CT 4053.02 BG 1, 3
• CT 4055.00 BG 1, 2, 3, 4
• CT 4062.01 BG 1, 2,
• CT 4064.13 BG 1, 3
• CT 4065.00 BG 2
• CT 4066.02 BG 2
• CT 4067.02 BG 1
• CT 4079.02 BG 1
• CT 4080.06 BG 1
• CT 4081.33 BG 2
• CT 4081.35 BG 1
• CT 4081.37 BG 1, 2
• CT 4081.41 BG 3
Discussion
See discussion above.

Annual Action Plan
2026
33 OMB Control No: 2506-0117 (exp. 09/30/2021)
Affordable Housing
AP-55 Affordable Housing – 91.220(g)
Introduction
Section 8 provides rental assistance in West Covina to 658 families through programs administered by the Los Angeles County Development Authority (542) and Baldwin Park Housing Authority (116). Los Angeles County reports an average monthly payment of $1,554. Baldwin Park reports an average per unit payment of $1,314.

Of the 658 families, 566 are elderly or disabled and the balance are non-disabled and non-elderly. There are 71 families (Los Angeles County: 38 and Baldwin Park: 33) on the Section 8 Waiting List of the two housing authorities. This marks a significant decrease from the 237 families on the waiting lists last year.

One Year Goals for the Number of Households to be Supported Homeless 0
Non-Homeless 0
Special-Needs 0
Total 0
Table 9 - One Year Goals for Affordable Housing by Support Requirement One Year Goals for the Number of Households Supported Through Rental Assistance 650
The Production of New Units 0
Rehab of Existing Units 0
Acquisition of Existing Units 0
Total 650
Table 10 - One Year Goals for Affordable Housing by Support Type Discussion
Refer to discussion above.

Annual Action Plan
2026
34 OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-60 Public Housing – 91.220(h)
Introduction
The City does not have public housing; however, the Los Angeles County Development Authority and the Baldwin Park Housing Authority administer the Section 8 Housing Choice Voucher program within West Covina. There are currently 658 West Covina families receiving Section 8 rental assistance and approximately 71 more residents on the waiting list. The amount of time spent on the waiting list often varies and can be as long as several years.

Actions planned during the next year to address the needs to public housing Not applicable to the City of West Covina.

Actions to encourage public housing residents to become more involved in management and participate in homeownership
Not applicable to the City of West Covina. The Los Angeles County Development Authority encourages the participation of public housing residents through Resident Councils. The role of a Resident Council is to improve the quality of life and resident satisfaction in self-help initiatives to enable residents to create a positive living environment for individuals and families living in public housing. The Baldwin Park Housing Authority owns and administers Mc Neil Manor, a “project-based public housing unit. Mc Neil Manor is a 12-unit low-income senior (62 years or older) housing development.

If the PHA is designated as troubled, describe the manner in which financial assistance will be provided or other assistance
The Los Angeles County Development Authority is not a troubled PHA. It has officially achieved "High Performer" status under HUD's Section 8 Management Assessment Program; therefore, is not designated as a "troubled" agency. Units are inspected, repaired, and maintained on a regular basis.

Discussion
The Housing Authorities have prepared five-year Strategic Plans and an Annual Plans. The Plans guide the actions of the Housing Authorities in addressing the needs of extremely low and very low income families and include goals to increase the supply of affordable housing, promote self-sufficiency and asset development, ensure equal opportunity and affirmatively further fair housing, and in achieving consistency with each jurisdiction’s Consolidated Plan. The City will continue to monitor the Housing Authority’s Plans and provide input as it pertains to West Covina residents in an effort to increase the supply of affordable housing.

Annual Action Plan
2026
35 OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-65 Homeless and Other Special Needs Activities – 91.220(i) Introduction
The City plans to allocate CDBG public service funds to agencies that address the needs of the homeless such as emergency/transitional shelter, food insecurity and other basic needs. For the past several years, the City of West Covina has partnered with the Los Angeles Homeless Services Authority (LAHSA) to host and participate in the County-wide Homeless Count to better understand the number of homeless in our community as well as the region. In 2025, 74 unsheltered homeless were counted, down from 102 in 2024. The results of the 2026 Count are not available as of the drafting of this Plan.

Describe the jurisdictions one-year goals and actions for reducing and ending homelessness including
Reaching out to homeless persons (especially unsheltered persons) and assessing their individual needs
Relative to outreach, the City is currently a member of the Police Department Program’s Mental Evaluation Team (MET) which is comprised of four (4) cities: Azusa, Covina, Glendora, and West Covina, which provide mental health services to homeless in each of our communities. One day per week, a mental health professional is dedicated to the City of West Covina to assist individuals throughout the community that have been displaced temporarily or are permanently homeless.

The City funds a two police officers for homeless outreach. In addition to the parks-related duties, this team are the first responders to homeless calls, and proactively seek contacts with the homeless (building trust relationships, which can help deescalate crisis situations and help individuals to accept social services). The team received specialized training in crisis communication, social services, etc., and is connected to the local and regional social service network, expanding upon longstanding partnerships that the City of West Covina has with other agencies, hospitals, churches, etc. The target population will be primarily street level and sheltered homeless, as well as those in need of mental health services. The team is supplemented by an existing partnership with Los Angeles County, who assigns a County Mental Health Clinician to our area, rotating among cities regionally. Police Officers focus a portion of their time at City parks and in the community to provide outreach to those homeless individuals in need of supportive services.

The City contracts with Los Angeles Centers for Drug and Alcohol Abuse (LA CADA), which provides a two-person team working forty hours per week to provide outreach, referral, and case management services to the homeless. The contract is currently funded with State Housing Funds.

With the recent passage of Los Angeles County's Measure A, the City submitted an application to use a portion of its allocation to fund the LA CADA team. The application was approved and agreement recently executed. Related costs of the team will be covered by Measure A for the period April through Annual Action Plan
2026
36 OMB Control No: 2506-0117 (exp. 09/30/2021)
June 2026. An application for 2027 was submitted and is under review by the County.

Addressing the emergency shelter and transitional housing needs of homeless persons The City provides CDBG funds to the East San Gabriel Valley Coalition for the Homeless. This agency provides advocacy, motel vouchers, gas vouchers, hot meals, showers, lunches, clothing, travel needs, rehabilitation and mental health placements, Winter Shelter, mail and message service and refers clients to partner agencies for further assistance. The Coalition has administered a transitional housing program. The program was discontinued due to lack of funding.

As part of the City's contract with LA CADA, 8 beds for those with Substance Use Disorder (SUD) are prioritized for West Covina, in various locations.

With the recent passage of Los Angeles County's Measure A, the City submitted an application to use a portion of its allocation to fund shelter beds through the Salvation Army facility in Bell, CA, in order to increase the availability of interim housing in the area. As of the drafting of this Plan, the proposal is still under review. If approved, the City will move forward with contracting the Salvation Army.

Helping homeless persons (especially chronically homeless individuals and families, families with children, veterans and their families, and unaccompanied youth) make the transition to permanent housing and independent living, including shortening the period of time that individuals and families experience homelessness, facilitating access for homeless individuals and families to affordable housing units, and preventing individuals and families who were recently homeless from becoming homeless again
The YWCA – WINGS Women’s Shelter is located in West Covina. It is a 32-bed shelter for battered women and their children.

The City of West Covina is not a direct provider of homeless services. It does refer homeless persons to emergency shelters, transitional housing and supportive housing operated by public and private agencies located near the city. The City also amended the Zoning Code to indicate the where emergency shelters may be located by right.

Helping low-income individuals and families avoid becoming homeless, especially extremely low-income individuals and families and those who are: being discharged from publicly funded institutions and systems of care (such as health care facilities, mental health facilities, foster care and other youth facilities, and corrections programs and institutions); or, receiving assistance from public or private agencies that address housing, health, social services, employment, education, or youth needs.

The City of West Covina does not receive funding from the Federal sources that require the Annual Action Plan
2026
37 OMB Control No: 2506-0117 (exp. 09/30/2021)
implementation of supportive housing programs for persons returning from mental and physical health institutions. The City does not receive funds from sources that require the development and implementation of a Discharge Coordination Policy. However, the City has knowledge of the County’s discharge coordination policies.

The West Covina jail houses suspects awaiting court appearances or as long as it takes to book them and release on a citation. Currenty, any suspect in custody displaying medical and/or mental illness is taken for appropriate care either to a hospital or County jail facility where services can be provided. Suspects are also allowed to utilize a phone to make arrangements to be picked up.

Los Angeles County Department of Mental Health (DMH) regulations require the discharge planning process for Acute Care Hospitals, State Mental Hospitals, and Institutions for Mental Disease programs must address all the individual needs of homeless clients at treatment initiation. Housing resources on discharge include: independent living with rental assistance, family reunification, living with roommates, PSH, and nursing homes.

California law requires hospitals/regional hospital associations to have protocols for homeless patients.

The Hospital Association of Southern California, National Health Foundation, and Illumination Foundation's Recuperative Care Program must provide post-hospital healthcare services to homeless patients moving from acute care. Services include housing location assistance, residential medical and social support.

Los Angeles County Department of Health Services (DHS) regulations require health care facilities to provide appropriate housing location and supportive services to avoid discharge into homelessness.

Programs include: the Recuperative Care Program, nursing facilities, board and care, family reunification, permanent supportive housing (PSH), and affordable housing. DHS also funds 24/7 ES medical services where Case Managers work with patients to obtain housing, services, and benefits.

Discussion
See discussions above.

Annual Action Plan
2026
38 OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-75 Barriers to affordable housing – 91.220(j)
Introduction:

The City’s adopted 2014-2021 Housing Element describes constraints and barriers to maintenance, development and preservation of affordable housing. The City’s 2021-2029 Draft Housing Element (Draft 4) is under review by the State Department of Housing and Community Development as of the drafting of this Plan.

Actions it planned to remove or ameliorate the negative effects of public policies that serve as barriers to affordable housing such as land use controls, tax policies affecting land, zoning ordinances, building codes, fees and charges, growth limitations, and policies affecting the return on residential investment
The adopted 2014-2021 Housing Element recommended the following actions to mitigate the barriers to affordable housing:
• Annually review development standards to ensure that the development of lower income housing can occur. Revise the development code to address all constraints identified in Section 6 of the Housing Element.

In addition, the City has adopted the following on-going policy:
• Continue to use flexible development standards to facilitate the development of affordable housing through promotion of maximum development densities in the multi-family zone and the mixed use overlay.

If an affordable housing development is proposed during the Consolidated Plan period, the City will implement, if appropriate, the following policies:
• Reduced parking for senior and affordable housing development and by permitting modified housing unit sizes
• Fee exemptions and reductions for second dwelling units, affordable housing and senior housing.

Discussion:

In April of each year, the City transmits an Annual Housing Element Progress Report to the State Department of Housing and Community Development. The Report describes all the actions taken to implement the programs included in the adopted Housing Element.

Annual Action Plan
2026
39 OMB Control No: 2506-0117 (exp. 09/30/2021)
AP-85 Other Actions – 91.220(k)
Introduction:

The following narratives describe the actions the City will undertake in PY 2026 to address underserved needs, foster and maintain affordable housing, reduce lead-based paint, reduce the number of povertylevel families, develop the institutional structure, and enhance coordination between public and private housing and social service agencies.

Actions planned to address obstacles to meeting underserved needs The City will continue to use CDBG funding to support public service agencies that address the special needs of the underserved, including the elderly and frail elderly and persons belonging to protected classes that have been the victims of housing discrimination.

Actions planned to foster and maintain affordable housing The City’s housing stock contains six affordable multifamily projects and six affordable senior projects.

These units should be monitored and discussions with the property managers and/or owners should occur to address the development’s long-term affordability status. The following actions will be taken:
• Monitor the affordable housing projects to ensure compliance with rent restrictions • Maintain a list of the affordable housing inventory
Actions planned to reduce lead-based paint hazards
To increase an awareness of lead based paint hazards, the City will notify applicants to the Housing Preservation Program to the dangers of lead based paint hazards posts information through distribution of an informational pamphlet and required testing on rehabilitation projects where paint may be disturbed. The City will also post links on its website alerting homebuyers and renters to the dangers of lead based paint hazards.

Actions planned to reduce the number of poverty-level families The City will carry out the following anti-poverty actions in coordination with its affordable housing plan:
• The City will continue to support the Section 8 Housing Choice Voucher Program and public housing units located within the community.
• The City will coordinate with the Los Angeles County Development Authority and Baldwin Park Housing Authority to increase the number of families that receive rental assistance. • The City will work with the Housing Authorities to encourage families receiving Section 8 rental assistance to participate and graduate from the Family Self-Sufficiency Program (FSS). The City Annual Action Plan
2026
40 OMB Control No: 2506-0117 (exp. 09/30/2021)
will periodically request information from the Housing Authorities on FSS participation and graduation levels.

Actions planned to develop institutional structure
The City Manager's Office, Community and Economic Development Department, and Public Works are the key departments involved in the Action Plan process. The Community and Economic Development Department is responsible for capital improvements to facilities (i.e., senior center, parks, public facilities, streets).

To strengthen internal coordination and timeliness of expenditures, the City Manager's Office meets monthly with the Community and Economic Development Department and Finance Department. The purpose of the meetings is to strengthen the delivery of projects in neighborhoods so that there are tangible physical and quality of life benefits resulting from the expenditure of CDBG and other funds.

The City also coordinates on a regular basis with the following housing providers:
• Los Angeles County Development Authority (Section 8)
• City of Baldwin Park Housing Authority (Section 8)
• Community and Economic Development Department (Housing Rehabilitation/Preservation) • Housing Rights Center (Fair Housing)
City activities include: collection of information regarding clients served, geographic distribution of clients served, and review and comment on Public Housing Agency Plans.

Coordination with health providers involves the periodic collection of lead-based incident statistics from the County of Los Angeles, Department of Health Services, Childhood Lead Poisoning Prevention Program. In addition, the City will continue to obtain information from the Los Angeles County Department of Health Services, Office of AIDS Programs and Policy.

Coordination with social service agencies is accomplished through the CDBG public service programs. This involves a notice of funding availability, evaluation of applications submitted including needs to be addressed, and monitoring and performance evaluation of funded social service agencies.

To strengthen the institutional structure for carrying out its Action Plan, the City will strengthen the working relationship by providing input to and coordinating with the Los Angeles County Development Authority and Baldwin Park Housing Authority. Efforts to strengthen the institutional structure involve review of the five-year and annual plans of each authority.

Actions planned to enhance coordination between public and private housing and social Annual Action Plan
2026
41 OMB Control No: 2506-0117 (exp. 09/30/2021)
service agencies
During PY 2026, the City will continue its coordination efforts with:
• Los Angeles County Homeless Services Authority (LAHSA) • Southern California Association of Governments (SCAG) • San Gabriel Valley Council of Governments (SGVCOG)
• Baldwin Park Housing Authority
• Los Angeles County Development Authority

In January 2025, LAHSA conducted a homeless count. 74 unsheltered homeless persons were counted in West Covina, down from the 102 counted in 2024. The results of the 2026 count are unavailable as of the drafting of this document.

The City will continue to participate in the meetings and task forces of the SCAG and the SGVCOG.

The City will review the Annual Plans of the two Housing Authorities and provide input as appropriate.

Discussion:

Refer to the above narratives.

Annual Action Plan
2026
42 OMB Control No: 2506-0117 (exp. 09/30/2021)
Program Specific Requirements
AP-90 Program Specific Requirements – 91.220(l)(1,2,4)
Introduction:

The following describes other program-specific requirements.

Overall Benefit - PY 2026 will be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and moderate income.

Community Development Block Grant Program (CDBG)
Reference 24 CFR 91.220(l)(1)
Projects planned with all CDBG funds expected to be available during the year are identified in the Projects Table. The following identifies program income that is available for use that is included in projects to be carried out.

1. The total amount of program income that will have been received before the start of the next program year and that has not yet been reprogrammed 14,214

2. The amount of proceeds from section 108 loan guarantees that will be used during the year to address the priority needs and specific objectives identified in the grantee's strategic plan. 0

3. The amount of surplus funds from urban renewal settlements 0

4. The amount of any grant funds returned to the line of credit for which the planned use has not been included in a prior statement or plan 0

5. The amount of income from float-funded activities 0
Total Program Income: 14,214
Other CDBG Requirements

1. The amount of urgent need activities 0

2. The estimated percentage of CDBG funds that will be used for activities that benefit persons of low and moderate income. Overall Benefit - A consecutive period of one, two or three years may be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and moderate income. Specify the years covered that include this Annual Action Plan. 70.00% PY 2026 will be used to determine that a minimum overall benefit of 70% of CDBG funds is used to benefit persons of low and moderate income.

Exhibit 1
Public Comments

Citizen Participation Comments
PY 2026 CDBG Action Plan
March 17, 2026
No comments were received during the comment period. No comments were received during the comment period.

During the public hearing, a resident, noting that CDBG funds could be used for infrastructure improvements, asked that improvements to the City's historic downtown area along Glendora Avenue, be considered. The resident indicated that improvements to the street, striping for parking, sidewalks, street lighting, storefronts, etc., were needed. Staff responded that the City typically qualifies proposed public facility improvements on an Area Benefit Basis and that location is not in a CDBG-eligible area. Staff added that while the activity may be qualified on the basis of creating and retaining jobs for low- and moderate-income persons, the City has experienced challenges collecting performance data.

June 2, 2026
TBD.

Exhibit 2
Census Block Group Map
and
Park District Map

CDBG-Eligible Census Block Groups
Park Districts
ATTACHMENT NO. 3
PY 2026 CDBG PUBLIC SERVICE PROJECT APPLICANT DESCRIPTIONS Note: Descriptions shown in italics were taken from the applications of the respective service providers in which they respond to the question, “Describe your program (purpose, goal, etc.).”

1. Senior Meals Program - City of West Covina: The Congregate Meal Program serves meals at the West Covina Senior Center 4 days per week. Meals served must provide at least 1/3 of the recommended dietary allowances. Staff meets on a monthly basis with the County dietician to ensure this objective is met for participants. The seniors are receiving an estimated 40-50% of the required nutrients from the meals provided by the program. Annually the program serves approximately 35,000 meals. The program provides meals to seniors for a suggested $3 donation. Participants are encouraged to donate what they can regardless of the amount. In previous years, the program has been recognized by the Los Angeles County Local Area Agency on Aging as a Distinguished Site recipient. Currently, senior nutrition program participants are receiving 4 hot meals Monday-Thursday and 1 frozen meals and a snack bag with milk, juice, and fruit for Friday weekly.

2. Domestic Violence Victim Advocate – West Covina Police Department: The City’s Victim Advocate is partially funded from CDBG and is responsible for following up with victims of all domestic violence cases that occur in West Covina, as well as some other crimes involving children and domestic situations.

The Victim Advocate guides domestic violence victims through the criminal justice and social service networks. An independent evaluation conducted by Cal State Los Angeles validated her work, citing her as the most useful service offered to domestic violence victims at the Police Department. She serves as the liaison to County Adult Protective Services, the Domestic Violence Council, and other agencies and service networks. This project is a public service eligible for CDBG funding under 24 CFR § 570.201(e). Service amounts vary somewhat from year to year due to crime trends (beyond the Police Department’s control).

3. Housing Rights Center: Through the Fair Housing Program, the Housing Rights Center will actively support and promote freedom of residence to the end that all West Covina residents have the opportunity to secure the housing they desire and can afford, without discrimination based on their race, color, religion, gender, sexual orientation, national origin, familial status, marital status, disability, ancestry, age, source of income or other characteristics protected by law. A component of this program includes addressing problems that arise between landlords and tenants, (e.g., payment of rent, lease agreements, and habitability), which are often intertwined with issues of discrimination. HRC will continue to offer West Covina residents services from our four program areas, (1) Discrimination Complaint Investigation, (2) Landlord/Tenant Counseling, (3) Education and Outreach, and (4) Legal Services.

4. Action Food Pantry: ACTION Food Pantry provides food on a weekly basis to extremely low-, low-, and moderate-income families, as well as to the homeless 2 and the elderly, with an emphasis on fresh produce and proteins as well as shelf stables. We also provide clothing and other basic necessities to our clients as we are able.

5. ESGV Coalition for the Homeless - Emergency Food and Shelter: ESGVCH works directly with the unhoused population or people who are at risk of becoming unhoused. We are applying for CDBG funds to assist unhoused families with minor children; these funds will be used for motel vouchers. The vouchers will provide a safe place for families as temporary relief from inclement weather, medical conditions and/or be used when pending placement. We also provide hygiene, clothing, hot meals, bus passes with a ride subsidy, DMV vouchers, emergency food boxes, and referrals to DV, Substance Abuse and Housing programs.

6. Project 29:11: Food Bank – Food bank – The Food Bank is opened on Fridays.

Because of the prices for food and the increase of the cost of living, many are having a hard time putting food on their family's table. Our clients can come once a week. Each family receives a variety of dairy products, pastries, breads, meats and an assortment of other food. We are also able to provide diapers, baby formula, and a variety of baby food and items. Last year we were able to help 15,308 families with food. This represents 48,901 adults and children. The average weight of food we give each family is 60 to 70 pounds. Turkey Giveaway – On the Tuesday of the Thanksgiving week we were able to help 350 families have a complete Thanksgiving dinner. Not only did they all get a turkey, a bag of food but also a roasting pan. Jingle Jam - This year we able to hold our annual Christmas event. We were able to give gifts to 675 children and a large bag of food to 300 families. This year we are partnering with ComericA, COLUMBIA BANK and Mechanics Bank to help people wishing to buy a home. They will be offering classes. Every client that completes the required classes will be eligible to receive 1% of the down payment towards their home purchase.

7. Covina Valley Community Support: Covina Valley Community Support is an all-volunteer nonprofit philanthropic organization dedicated to helping break the cycle of poverty in local communities by improving literacy and providing basic needs to economically disadvantaged families. The goal is to provide appropriate school attire and supplies to underserved students so that they are able to attend school on a regular basis. Studies show that when students are dressed as their peers they are more likely to attend school regularly. We believe that education is the key to raising children and their families out of poverty and into more successful and financially secure futures. The students served by Project Student Support are identified as low-income and referred to Covina Valley Community Support by 81 area schools and several local charitable agencies. Students in grades K-5 are dressed in the CVCS facility where they receive one-on-one attention from volunteer members. Each child is fitted with two pairs of navy pants or shorts, two pairs of skorts or jeggings, two white polo shirts, new shoes, six pairs of socks, six pairs of underwear, a hooded sweatshirt, a filled backpack and a family hygiene kit. They are also given vouchers with which to select additional clothing items from our adjacent Thrift Shop. Our van is used to deliver bags of clothing to schools for children who lack transportation to our facility. Students in middle schools and high schools are dressed during scheduled shopping trips to local department stores. They are allotted $150 each with which 3 to shop for their own clothing, with supervision from our members, school counselors and parents. CVCS members are present to check students in as they arrive and to pay for purchases at the checkout stand. They place the items into attractive, reusable bags which contain family hygiene kits. Receipts are retained, labeled with the names of the students and given to our treasurer. More than 1,000 students are dressed annually through Project Student Support program.

The cost to dress an elementary school student is $170 and the cost to dress a middle school or high school student is $185. Dressing begins each year in August and continues until May 31, which is the end of our fiscal year. The number of students we are able to dress each year is limited only by the success of fundraising efforts and local schools' commitment to identify and refer all students and families in need to our organization.

8. Senior Citizens Assistance Program (SCAP) – YWCA of San Gabriel Valley:

The activity will continue to be Case Management and Information & Referral/Assistance Services to connect seniors with a broad array of social services that enable them to remain independent and in their homes for as long as possible. Services are based on the concept of linking clients to a culturally competent, locally accessible and cost-effective integrated continuum of supportive services. In addition, our agency has striven to respond in a timely manner to client’s requests for service, and within several hours if the request is urgent. We offer services in Spanish and Mandarin, and can access Language Line Translation Services to support additional language needs. These services include but are not limited to:
• Access and linkage to services such as transportation, congregate/home delivered meals, food banks, medical equipment
• Assistance in applying to programs such as Medi-Cal, In-Home Supportive Services, and utility assistance (LIHEAP)
• Income application assistance for Social Security, Security Supplemental Income (SSI) General Relief, Cal-Fresh
• Linkage to community services such as legal services (Bet Tzedek is at YWCASGV site every other month), mental health services, etc. • Access to available housing resources (assist with affordable housing applications/wait lists, Share Collaborative Housing) and linkage to housing advocacy through Housing Rights Center, and YWCA-SGV's one-time rental assistance for District 1 residents
• Arrange in-home visits/appointments
• Community education and related programming that help to coordinate and integrate services for seniors and other community members such as informational seminars/lectures, health programs, etc.

9. Shepherd’s Pantry: Shepherd's Pantry is a faith-based 501(c)3 nonprofit organization serving low- and moderate-income residents in Los Angeles County through a delivery model of food assistance and supportive services. Originally founded in 2004 as a free emergency food delivery service, Shepherd's Pantry now operate three sites across the San Gabriel Valley—Glendora, Irwindale, and El Monte—providing accessible, dignified support to individuals and families 4 experiencing food insecurity and economic hardship. Core services include nocost groceries, personalized case management, a clothing boutique, hygiene item assistance (e.g. toothpaste, diapers), haircuts, homeless meals, and food delivery to housebound seniors. The need for these services is significant in the local community. Approximately 11% of West Covina residents live below the poverty line, with Hispanic and Latino residents — who make up the majority of the city's population — experiencing a poverty rate of 12%. In the current economic climate, these low-income households are experiencing an acute demand for food assistance and supportive social services. CDBG funds will be used to support an Intake Coordinator — a dedicated staff person who will serve as the primary liaison for at-risk clients, connecting them with referrals to local social service agencies and community-based organizations that specialize in housing, employment, health care, domestic violence support, and/or intensive case management services. This position will strengthen Shepherd's Pantry's ability to provide coordinated, wrap-around support to vulnerable residents, addressing needs that extend well beyond food insecurity.

CITY COUNCIL MEETING
JUNE 2, 2026
CONSIDERATION OF PROGRAM YEAR (PY) 2026 COMMUNITY DEVELOPMENT BLOCK GRANT (CDBG) ACTION PLAN
ATTACHMENT NO. 4

PRIORITIZATION
2025-2029

CONSOLIDATED
PLAN
Categories of Need Priority Level
Economic Development High
Homelessness High
Infrastructure Improvements High
Rental Housing High
Owner-Occupied Housing High
Public Facilities High
Non-Homeless Special Needs Medium
Public Services Medium
PY 2026 PROPOSED CDBG ACTION PLAN BUDGET
Project/Activity PY 2026
Proposed

1. Neighborhood Improvement Program $ 253,125

2. Housing Preservation Program 200,000

3. Economic Development 100,000

4. Planning and Administration 170,000

5. Public Services 126,875
Total $ 850,000

PROPOSED
PY 2026
CDBG

FUNDING
Project/Activity PY 2026 Proposed

1. Neighborhood Improvement Program (Friendship Park) (*) $ 253,125

2. Housing Preservation Program 200,000

3. Storefront Improvement Program (*) 100,000

4. Administration 170,000

5. Senior Meals Program (**) 60,000

6. Domestic Violence Victim Advocate (**) 20,000

7. Housing Rights Center 10,000

8. Action Food Pantry 6,775
9 ESGV Coalition for the Homeless 6.775

10. Project 29:11 (Food Pantry) 6.775

11. Covina Valley Community Support 6.775

12. Senior Assistance Program (YWCA) 6,775

13. Shepherd’s Pantry 3,000
Total $ 850,000

CARRY-OVER
CDBG

FUNDING
Project/Activity Unexpended Balance

1. Neighborhood Improvement Program (24-25 Street Rehab) $ 1,126,100

2. Neighborhood Improvement Program (Friendship Park) 500,682

3. Housing Preservation Program 201,032
Total $ 1,827,814

OPTIONS
The City Council has the following options:
 Approve staff’s recommendation.
 Provide alternative direction.

AGENDA ITEM NO. 9

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 2, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: CONSIDERATION OF INTRODUCTION OF ORDINANCE NO. 2540 APPROVING CODE AMENDMENT NO. 26-01, AMENDING CHAPTER 26 OF THE WEST COVINA

MUNICIPAL CODE TO ESTABLISH REASONABLE DEVELOPMENT STANDARDS

FOR SUPPORTIVE AND TRANSITIONAL HOUSING, UPDATE THE LAND USE

TABLE REGARDING HOTEL AND MOTEL CONVERSIONS, AND ESTABLISH

CRITERIA FOR THE AUTOMATIC WITHDRAWAL OF INACTIVE OR INCOMPLETE

PLANNING APPLICATIONS
RECOMMENDATION:

It is recommended that the City Council conduct a public hearing and introduce the following ordinance:

ORDINANCE NO. 2540 — AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING CODE AMENDMENT NO. 26-01, AMENDING CHAPTER 26 (ZONING) OF THE WEST COVINA MUNICIPAL CODE TO ESTABLISH REASONABLE

DEVELOPMENT STANDARDS FOR SUPPORTIVE AND TRANSITIONAL HOUSING, UPDATE THE

LAND USE TABLE REGARDING HOTEL AND MOTEL CONVERSIONS, AND ESTABLISH

CRITERIA FOR THE AUTOMATIC WITHDRAWAL OF INACTIVE OR INCOMPLETE PLANNING

APPLICATIONS
BACKGROUND:

On February 20, 2024, the City Council approved Code Amendment No. 23-01, adopting Ordinance No. 2519 (the “Development Code Update”). This action amended the West Covina Municipal Code by merging the Subdivision Code (Chapter 20) and the Zoning Code (Chapter 26) into one unified Development Code. The Development Code is codified in Chapter 26 of the West Covina Municipal Code.

The City of West Covina periodically reviews and updates the Development Code to ensure consistency with State law, implementation of General Plan policies, and the continued effectiveness of local land use regulations. California housing law requires that local jurisdictions regulate supportive housing and transitional housing in a manner consistent with the treatment of other residential uses of the same type in the same zone, while permitting objective standards that address site design, health,safety, and compatibility concerns.

Currently, the Development Code contains limited provisions addressing supportive and transitional housing and does not identify hotel and motel conversions within the land use tables. Also, the Development Code lacks clear language that states the amount of time inactive Planning applications may remain open, which can result in a backlog of abandoned applications.

Staff has identified the need to amend the Development Code to clarify regulations applicable to supportive and transitional housing and establish objective development standards consistent with State housing law; refine land use regulations related to hotel and motel conversions to ensure compatibility with the City’s land use framework; and establish clear and consistent procedures governing application processing, including application requirements, completeness determinations, and resubmittal timelines.

The proposed amendments are intended to codify standards related to the development and operation of supportive and transitional housing, ensure such uses are integrated in a manner consistent with State law, and limit hotel and motel conversions to appropriate zoning districts. Additionally, the amendments establish an efficient application review framework for all Planning applications, which include defined resubmittal deadlines and extension requests.

Planning Commission Review
On April 28, 2026, the Planning Commission held a duly noticed public hearing to consider Code Amendment No. 26-01 and voted to recommend that the City Council approve and adopt the draft ordinance (Attachment No. 1), with a modification to the proposed Land Use Table, changing from allowed to requiring a Conditional Use Permit (CUP) for Hotel or Motel conversions in the Regional Mixed Use (RMU) zone. During the public hearing, no members of the public spoke in favor of or in opposition to Code Amendment No. 26-01.

DISCUSSION:

The following is an overview of the proposed changes to the West Covina Development Code:

Supportive and Transitional Housing Standards
Add to Section 26-133 provisions regarding eligibility criteria, development standards, operational and management standards, management plan requirements, and application submittal requirements, and a provision authorizing the Community Development Director to establish administrative guidelines to implement the provisions of Section 26-133.

Land Use Tables
Amend Section 26-51 (Table 2-12) to designate hotel and motel conversions as conditionally permitted within the Regional Mixed Use (RMU) zone, subject to approval of a Conditional Use Permit (CUP). The amendment also establishes a cross-reference to Section 26-135 for applicable development and operational standards.

This amendment ensures that hotel and motel conversions are limited to areas designated for higher-intensity mixed-use development and are subject to Conditional Use Permit review, supporting consistency with the City’s overall land use strategy.

Planning Applications Review Revisions
Amends Section 26-182 to standardize application submittal requirements by authorizing the Community Development Director to establish required forms, checklists, and supporting materials necessary for application review and CEQA evaluation. The amendment establishes a 180-day resubmittal deadline for incomplete applications, provides for deemed withdrawal if no response is received, and allows a one-time extension of up to ninety days (90) upon written request. Withdrawn applications must be submitted as new applications and shall be subject to fees and regulations in effect at that time.  This will improve efficiency in processing applications and will reduce the backlog of inactive applications.

Required Finding
Before a Code Amendment is adopted, the following findings are required to be met:
(a) The proposed amendment ensures and maintains internal consistency with the goals, policies, and strategies of all elements of the General Plan, and, in the case of a Zoning Code amendment, will not create any inconsistencies with this Chapter.

The purpose of the proposed code amendment is to establish objective development standards for supportive and transitional housing consistent with State law, promote housing opportunities for special needs populations, preserve the City’s lodging inventory by restricting hotel and motel conversions to appropriate zones, and implement procedures for planning applications to improve administrative efficiency. Therefore, Code Amendment No. 26-01 maintains internal consistency with the goals, policies, and strategies of the General Plan and will not create inconsistencies within Chapter 26. (b) The proposed amendment would not be detrimental to the public interest, health, safety, convenience or welfare of the City.

The proposed amendment will not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The amendment provides clear standards for supportive and transitional housing consistent with State law, promotes their orderly integration while maintaining health and safety protections, preserves the City’s lodging inventory by restricting hotel and motel conversions to appropriate zones, and establishes procedures for planning applications to improve efficiency and prevent the accumulation of inactive and abandoned project files. (c) The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA).

Code Amendment No. 26-01 is exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines, which provides that CEQA applies only to projects with the potential to cause a significant effect on the environment. The proposed code amendment consists solely of text amendments to the Development Code and would not directly result in any physical change to the environment.

GENERAL PLAN CONSISTENCY
The proposed code amendment is consistent with the following General Plan Policies:

Our Prosperous Community Policy P2.1: Maintain and enhance the City's current tax base Our Prosperous Community Policy P2.6 - Create a diversity of housing options.

Our Well Planned Community Policy P3.3 – New growth will complete, enhance, and reinforce the form and character of the unique West Covina neighborhoods, districts, and corridors.

LEGAL REVIEW:

The City Attorney's Office has reviewed the proposed ordinance and approved it as to form.

OPTIONS:

The City Council has the following options:

1. Approve staff's recommendation; or

2. Provide alternative direction.

ENVIRONMENTAL REVIEW:

Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the ordinance is exempt from CEQA pursuant to Section 15061(b)(3), because it can be seen with certainty that there is no possibility that the ordinance may have a significant effect on the environment. The ordinance consists solely of text amendments to the Development Code and does not authorize or approve any specific development project.

Fiscal Impact
FISCAL IMPACT:

This is strictly an administrative item; there is no fiscal impact associated with this action.

Attachments
Attachment No. 1 - Ordinance No. 2540
Attachment 2 - Planning Commission Meeting Minutes for April 28, 2026 ATTACHMENT NO. 1
ORDINANCE NO. 2540

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, APPROVING CODE
AMENDMENT NO. 26-01, AMENDING CHAPTER 26
(ZONING) OF THE WEST COVINA MUNICIPAL CODE TO

ESTABLISH REASONABLE DEVELOPMENT

STANDARDS FOR SUPPORTIVE AND TRANSITIONAL

HOUSING, UPDATE THE LAND USE TABLE

REGARDING HOTEL AND MOTEL CONVERSIONS, AND

ESTABLISH CRITERIA FOR THE AUTOMATIC

WITHDRAWAL OF INACTIVE OR INCOMPLETE

PLANNING APPLICATIONS
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the City has identified the need to amend Chapter 26 (Zoning) of the West Covina Municipal Code to clarify and establish reasonable development standards for supportive housing and transitional housing, and to update the applicable land use regulations for consistency with State housing law; and WHEREAS, the proposed amendments are intended to create clear and objective development standards for supportive and transitional housing, while ensuring such uses are regulated in a manner consistent with State law and compatible with surrounding development; and
WHEREAS, it has been determined that the preservation of the City’s lodging and hospitality inventory is essential to the local economy and the availability of transient occupancy tax revenue, and that it is necessary to update the land use tables to prohibit the conversion of hotels and motels to other uses within certain mixed-use zones; and WHEREAS, establishing clear criteria and procedures for deeming incomplete planning applications withdrawn will promote administrative efficiency, ensure the timely processing of land use entitlements, and prevent the accumulation of inactive project files; and
WHEREAS, on April 28, 2026, the Planning Commission conducted a duly noticed public hearing as prescribed by law to consider the proposed amendments, gave all persons interested therein an opportunity to be heard, and voted to recommend the City Council’s approval and adoption of the Code Amendment; and
WHEREAS, on June 2, 2026, the City Council conducted a duly noticed public hearing as prescribed by law on this Ordinance; and
Ordinance No. 2540
Code Amendment No. 26-01

WHEREAS, the Ordinance is statutorily exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) 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; and
WHEREAS, the City Council has duly considered all information presented to it, including written staff reports and any testimony provided at the public hearing, with all testimony received being made a part of the public record.

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

SECTION 1. Recitals. The City Council finds that all facts set forth in the recitals to this Ordinance are true and correct and incorporated herein as findings.

SECTION 2. Record. The findings made in this Ordinance are based upon the information and evidence presented at the hearings and submitted into the record of the proceedings.

SECTION 3. Notice and Opportunity to Comment. The City Council finds that agencies and interested members of the public have been afforded ample notice and opportunity to comment on Code Amendment No. 26-01.

SECTION 4. General Plan Consistency. Based on the evidence presented, Code Amendment No. 26-01 is found to be consistent with the City’s General Plan.

SECTION 5. Findings. In accordance with Section 26-292 of Chapter 26 of the West Covina Municipal Code, the City Council makes the following findings regarding Code Amendment No. 26-01:
(a) The proposed amendment ensures and maintains internal consistency with the goals, policies, and strategies of all elements of the General Plan, and, in the case of a Zoning Code amendment, will not create any inconsistencies with this Chapter.

The proposed amendment establishes a uniform set of standards for supportive and transitional housing, directly implementing the Housing Element of the General Plan by removing barriers to housing for special needs populations and ensuring compliance with State law (including Government Code Section 65583). Furthermore, by prohibiting the conversion of existing lodging facilities into non-hospitality uses, the amendment protects the Economic Development Element by preserving the City's commercial tax base and transient occupancy tax revenues. The Ordinance No. 2540
Code Amendment No. 26-01

introduction of automatic withdrawal criteria for inactive applications ensures the administrative procedures within Chapter 26 remain streamlined and consistent with the City’s goal of efficient governance. (b) The proposed amendment would not be detrimental to the public interest, health, safety, convenience or welfare of the City.

The proposed amendment serves the public interest by providing clear, objective development standards for housing that offers essential services, health support, and stability to vulnerable residents. Simultaneously, it protects the community’s economic health and “quality of place” by ensuring that hotels and motels, which are vital to local commerce and tourism, are not converted in a manner that degrades the City’s hospitality inventory.

Additionally, the new criteria for the withdrawal of inactive planning applications protects the public welfare by preventing abandoned projects from congesting the planning system, thereby ensuring that City staff resources are dedicated to active projects that benefit the community. (c) The proposed amendment is in compliance with the provisions of the California Environmental Quality Act (CEQA).

Code Amendment No. 26-01 is exempt from CEQA under Section 15061(b) (3) 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 Code Amendment 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 6. Code Amendment. Section 26-133 (Transitional and Supportive Housing) of the West Covina Development Code is hereby amended to add subsections (c) through (k) to read as follows:
(c) Eligibility.
(1) One hundred percent of units (excluding managers’ units) are affordable to lower income households and are or will be receiving public funding to ensure affordability of the housing to lower income Californians. (2) At least twenty-five percent (25%) of the units in the development or twelve (12) units, whichever is greater, are restricted to residents in supportive housing who meet criteria of the target population. If the development consists of fewer than twelve (12) units, then one hundred percent (100%) of the units, excluding managers’ units, shall be restricted to residents in supportive housing. (3) This amount can be reduced at the request of the project owner if rental assistance or operating subsidy for the supportive housing units is terminated through no fault of the project owner; and: 1) the owner has demonstrated a good-faith effort to find other financial support; 2) the reduction in supportive housing units is the minimum Ordinance No. 2540
Code Amendment No. 26-01

necessary to maintain financial feasibility; and 3) any change in occupancy minimizes tenant disruption and is only made following unit vacancy. (4) If the project has more than twenty (20) units, three percent (3%) of non-residential floor area is for onsite supportive services (including, but not limited to, community rooms, case management offices, computer rooms, and community kitchens). If the project has up to twenty (20) units, at least ninety (90) square feet is for onsite services.
(d) Development standards.

The following standards regarding design, location, and development shall apply to all transitional and supportive housing:
(1) All such facilities shall maintain a scale, character, and architectural design consistent with buildings in the immediate vicinity to ensure neighborhood integration.
(2) A single controlled pedestrian entryway is required for routine ingress/egress.

This entry must be located adjacent to and in full view of the resident manager's office.
(3) Exterior lighting must provide one hundred percent (100%) coverage for the entire outdoor, common, and parking areas of the property. (4) Laundry facilities shall be provided in a location accessible to all residents of the facility. Laundry facilities must be provided in a separate room at the ratio of one (1) washer and one (1) dryer for every ten (10) units (fractional numbers round up), with at least one (1) washer and dryer per floor. Washers and dryers may be pay-per-use/coin operated.
(5) Each unit is required to provide a separate full bathroom containing a water closet, lavatory, and bathtub and/or shower.
(6) Units shall have a minimum size of one hundred fifty (150) square feet and a maximum of four hundred (400) square feet.
(7) Each unit shall accommodate a maximum of two (2) persons. (8) Each unit must include a kitchen sink, functioning cooking appliance/stovetop, a refrigerator, and a clear working space of not less than thirty (30) inches.

Appliances and fixtures shall be maintained in working order at all times. (9) The facility and every unit shall comply with all ADA accessibility requirements. (10) Each facility shall provide on-site refuse, recycling, and organics storage areas, within enclosures of sufficient size and number to accommodate the solid waste generated by the use, as determined by the Community Development Director and the City’s franchised solid waste service provider. Enclosures shall be designed to accommodate the number, size, and type of containers required for collection service and be in compliance with the City’s guidelines for trash collection, including Chapter 12 of this Code.
(11) Manager(s) of the transitional or supportive housing facility must reside on-site. (e) Operational standards.
(1) A minimum of two (2) pay telephones, or other similar devices acceptable to the Community Development Director, shall be provided in the facility.

Ordinance No. 2540
Code Amendment No. 26-01

(2) The facility shall provide a twenty-four (24)-hour on-site manager. (3) A management plan shall be submitted for review and approval, and shall contain provisions acceptable to the Community Development Director and the City. (i) Childcare facilities, as applicable.
(ii) Emergency procedures.
(iii) Facility maintenance.
(iv) Funding sources.
(v) Management policies.
(vi) Rental procedures and policies.
(vii) Residency requirements and regulations.
(viii) Screening of residents to ensure compatibility with services provided at the facility.
(ix) Security programs and features.
(x) Services, training, counseling, and treatment programs for residents of the facility, including services to assist residents obtain permanent shelter. (xi) Staffing needs.
(xii) Staff training.
(xiii) Tenant responsibilities.
(xiv) Facility rules.
(f) Annual report required.

Each facility shall be subject to annual review by the City, including a review of management services. The permit grantee shall be responsible for filing an annual report to the City which includes the range of monthly rents, average length of tenancy, range of monthly income of residents, occupancy rates, number of families served, the number of vehicles owned by residents, and services provided at the facility. (g) Changes to the management plan.

Any proposed revisions to the management plan shall be subject to the review and approval of the Community Development Director. Substantive changes to the plan, as defined by the Community Development Director, shall be referred to the Planning Commission for consideration and action.
(h) Application submittal requirements
An application for a Supportive or Transitional Housing Permit shall be submitted to the Department of Community Development on forms prescribed by the Community Development Director. The application shall not be deemed complete for processing until all required fees are paid and all items listed in this Section are provided. (i) General submittal requirements (all applications).

In addition to standard architectural and engineering submittals (including but not limited to site plans, floor plans, elevations, and grading plans), each application shall include:

Ordinance No. 2540
Code Amendment No. 26-01

(1) Verification of site control: The applicant shall provide written documentation demonstrating legal site control in a form consistent with 25 California Code of Regulations Section 8303.
(2) Comprehensive project proforma: A multi-year financial proforma demonstrating long-term operational and fiscal viability. The proforma must include:
a. Anticipated revenue based on applicable deeply low, extremely low, or very low-income levels.
b. Projected costs for the designated supportive services provider. c. Budgeted allocations for ongoing maintenance, security, and capital improvement reserves.
(3) Supportive services and operations plan: A detailed narrative outlining the management and service model, including:
a. Identification of the service provider and evidence of applicable state/local licensure or certifications.
b. Minimum qualification standards for on-site staff and case managers. c. A draft management plan detailing the facility’s operational standards. (4) Supplemental requirements for hotel and motel conversions. Applications filed pursuant to Section 26-135 (Hotel and Motel Conversions for Affordable Housing) of the Development Code shall, in addition to any requirements listed above, provide the following:
a. Tenant Audit and Relocation Plan: A comprehensive audit of current occupants to identify any individuals or families who have occupied the site for thirty (30) consecutive days or more.
b. Evidence of Relocation Compliance: A formal plan demonstrating compliance with the California Relocation Assistance Act, Tenant Protection Act, and any applicable state and local requirements, including a description of the relocation benefits, advisory services, and assistance to be provided to eligible displaced occupants.
c. Physical Needs Assessment (PNA): For conversions of existing structures, a PNA conducted by a qualified professional identifying required immediate and long-term repairs to ensure the facility meets all residential habitability and ADA standards.
(j) Review authority and appeals.
(1) The Community Development Director shall approve an application that complies with the objective development and operational standards of this Chapter through a ministerial process. No discretionary review, public hearing, or CEQA analysis is required, provided the project meets the eligibility criteria of Government Code Section 65650 et seq.
(2) The Community Development Director shall issue a written determination of approval or denial within 60 days of the application being deemed complete. The Community Development Director’s decision is final and may only be appealed to the Planning Commission on the limited grounds that the project does not meet the objective standards set forth in this Chapter. In accordance with State law, the Ordinance No. 2540
Code Amendment No. 26-01

appellate body shall not exercise discretion regarding the use, density, or subjective design elements of the project.
(k) Administrative guidelines.

The Community Development Director may establish written administrative guidelines to implement the requirements of this Section and may amend such guidelines from time to time.

SECTION 7. Code Amendment. Section 26-51, Table 2-12 (Uses and Permit Requirements) of the West Covina Development Code is hereby amended to reflect that hotel and motel conversions are conditionally allowed, requiring a Conditional Use Permit (CUP), in areas zoned as Regional Mixed Use (RMU).

Uses and Permit
Requirements for Mixed
Use Zones
Zones
Special Regulations
Use Type OPMU NMU RMU SMU M1
Hotel and Motel
Conversions
CUP Section 26-135
SECTION 8. Code Amendment. Section 26-182 (Application Forms and Materials) of the West Covina Development Code is hereby deleted in its entirety and replaced with a new Section 26-182 (Application Forms and Materials) to read as follows:

Sec. 26-182. - Application forms and materials.
(a) Application requirements. The Community Development Director or their designee shall prepare and maintain application forms and submittal requirement checklists specifying the information required for each type of application subject to the Development Code. The Director may require supporting materials necessary to evaluate the application, including, but not limited to, statements, photographs, plans, drawings, renderings, models, material samples, contextual drawings, massing diagrams, site history information, and other materials necessary to describe existing conditions, the proposed project, and to determine the appropriate level of environmental review pursuant to the California Environmental Quality Act.
(b) Incomplete applications; resubmittal deadline. If the City determines that an application is incomplete pursuant to the Permit Streamlining Act, the applicant shall submit the information and materials identified in the City’s written determination of incompleteness within one hundred eighty (180) days from the date of such determination, unless a different time period is specified by the Director.

Ordinance No. 2540
Code Amendment No. 26-01

(c) Failure to respond; application deemed withdrawn. If the applicant fails to submit the requested materials within the time period specified above, the application shall be deemed withdrawn without further action by the City. (d) Extensions. The Community Development Director may grant one (1) extension of up to ninety (90) days, upon written request by the applicant submitted prior to the expiration of the resubmittal deadline. The request shall include justification for the extension and an anticipated resubmittal date.
(e) New application required. Following withdrawal of an application, any further consideration of the project shall require the submittal of a new application, including applicable fees, plans, and materials, and shall be subject to the regulations in effect at the time of resubmittal.

SECTION 9. 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 10. Severability. If any section, subsection, sentence, clause, 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 the remaining portions of this Ordinance. The City Council of the City of West Covina hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.

SECTION 11. Certification. The City Clerk shall certify passage of this Ordinance and shall cause the same to be published as required by law.

SECTION 12. Effective Date. This Ordinance shall take effect and be in force on the 31st day after the date of its passage.

PASSED, APPROVED AND ADOPTED this _____ day of _____, 2026.

Letty Lopez-Viado
Mayor
Ordinance No. 2540
Code Amendment No. 26-01

APPROVED AS TO FORM ATTEST

Thomas P. Duarte Lisa Sherrick, CMC
City Attorney Assistant City Clerk
I, LISA SHERRICK, ASSISTANT CITY CLERK of the City of West Covina, California, do hereby certify that the foregoing Ordinance No. 2540 was introduced at a regular meeting of the City Council held on the 2nd day of June, 2026, and adopted at a regular meeting of the City Council held on the ____ day of _____, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk

MINUTES

REGULAR MEETING OF THE PLANNING COMMISSION

CITY OF WEST COVINA
Tuesday, April 28, 2026
The regular meeting of the Planning Commission was called to order at 7:00 p.m. in the West Covina City Council Chambers, 1444 West Garvey Avenue, West Covina, California.

MOMENT OF SILENT PRAYER/MEDITATION

PLEDGE OF ALLEGIANCE
Commissioner Castellanos Led the Pledge of Allegiance.

ROLL CALL

Present: Heng, Reyes, Lewis, Becerra

Absent: Castellanos
Council Members: Cervantes, Rivera, Laymon, Mehta, Anderson

APPROVAL OF MINUTES

1. Regular meeting, March 24, 2026
The minutes were approved as presented.

ORAL COMMUNICATIONS
This is the time when any member of the public may speak to the Commission on any matter within the scope of duties assigned to the Commission relating to non-agendized or consent calendar items. Other matters included on this agenda may be addressed when that item is under consideration. For all oral communications, the chairperson may impose reasonable limitations on public comments to assure an orderly and timely meeting. The Ralph M.

Brown Act limits the Planning Commission and staff's ability to respond to public comments at this meeting. Thus, your comments may be agendized for a future meeting or referred to staff. The Commission may ask questions for clarification, if desired, at this time.

By policy of the Commission, Oral Communications at this time on the agenda is limited to a total of 15 minutes.

CONSENT CALENDAR
All matters listed under CONSENT CALENDAR are considered to be routine and can be acted on by one roll call vote. There will be no separate discussion of these items unless members of the Planning Commission request specific items to be removed from the Consent Calendar for separate discussion or action.

NONE

PUBLIC HEARINGS
Attachment No. 2

2. GENERAL PLAN AMENDMENT NO. 25-01
ZONE CHANGE NO. 25-01
PRECISE PLAN NO. 25-01
TENTATIVE TRACT MAP NO. 004618
TREE PERMIT NO. 25-10

CEQA MITIGATED NEGATIVE DECLARATION
APPLICANT: Louisa Feletto, Meritage Land Company
LOCATION: 1501 W. Del Norte Street
REQUEST: The applicant is requesting approval of a General Plan amendment, zone change, precise plan, and tentative tract map to construct 34 single-family detached homes, 198 attached townhomes, for a total of 232 residential units. The project includes attached garages, internal drive aisles, common open space, guest parking spaces, and other associated incidental improvements on a 13.62-acre site. A tree removal permit is required to remove one significant tree on the site. The applicant is proposing to donate 1.45 acres on the northeast section of the property to the City for park purposes.

The project also involves a request for a General Plan Amendment to change the general plan land-use designation from Civic: Schools to Neighborhood Medium Density and Parks and Open Space. In addition, the project involves a Zone Change to change the zoning from Single Family Residential (R-1) to Specific Plan No. 33 (Del Norte Specific Plan) and Open Space (O-S).

Contract Planner Jeff Anderson presented the staff report.

Chair Becerra opened the public hearing.

The applicant, Louisa Feletto, representing Meritage Homes, delivered a presentation and thanked City staff for their collaboration throughout the process. She concluded her presentation and offered to answer questions from Commission.

PROPONENTS:
3 residents spoke in favor.

OPPONENTS:
6 residents spoke in opposition.

Residents spoke in favor of the project, highlighting the applicant’s revisions, reduced density, and return of the baseball field, while asking how impact fees would benefit the area; opponents raised concerns about traffic, parking, safety, and density, questioned neighborhood impacts and public noticing, and urged the City to add traffic calming, manage parking, improve design features, and ensure project funds directly benefit the local community.

The applicant addressed concerns, outlined required project fees, and supported keeping funds within District 1 if feasible. She confirmed traffic calming and safety measures are included and invited the traffic consultant to speak. The traffic consultant explained the proposed traffic calming strategies and addressed traffic related concerns.

Chair Becerra opened the floor for Commissioners’ questions to the applicant and traffic consultant.

Commissioner Lewis raised questions on parkland interest, Del Norte sidewalk improvements, CC&R garage requirements, disclosure of adjacent uses, irrigation/utility coordination for future park use, ballfield design for younger users, and feasibility of partial undergrounding and streetlight service on Nora and Del Norte.

Commissioners discussed the project with the traffic consultant and applicant. The traffic consultant confirmed the developer will fund impact fees toward a future traffic signal at Roland to improve safety and circulation. The housing program includes a 10% set-aside with $15,000 assistance per unit; commissioners noted affordability concerns given the $600K–$800K price range. The park/ball field will remain, with coordination with the school district for safety, and the project includes 66 guest parking spaces in compliance with code.

Chair Becerra closed public hearing after discussion.

Commissioner Lewis and staff held a discussion regarding SB 330 fees.

The public hearing was reopened to allow the applicant to speak on SB 330. Commissioners raised concerns regarding parking. The applicant stated that buyers are informed of parking limitations at the time of purchase.

Commissioner Lewis requested and received clarification from the City Attorney regarding additional public comment. The Commission’s discretion was confirmed, and limited testimony was allowed.

Chair Becerra reopened the public hearing with a one-minute limit per speaker.

Six residents provided public comment on fees, parking, traffic, and drainage. The applicant responded to the comments, and the public hearing was then closed.

Commissioner Lewis requested clarification on Housing Element inclusion; staff confirmed the site was not included.

The Commissioners discussed potential recommendations including parking, traffic, sidewalks, field improvements, CC&R, and utility underground.

Commissioner Lewis motioned to not recommend approval by City Council. This motion failed.

A new Motion by Chair Becerra, seconded by Commissioner Heng, to recommend approval to the City Council, subject to additional conditions addressing improvements to the baseball field, increase in guest parking, address traffic issues, underground utilities, and modification to garage parking in CC&R's to the extent feasible and lawful.

Motion passed 3–1 Lewis, with Castellanos absent.

3. CODE AMENDMENT NO. 26-01

CEQA GENERAL EXEMPTION
LOCATION: Citywide
REQUEST: The Project includes amendments to Chapter 26 (Development Code) of the West Covina Municipal Code to establish objective and reasonable development standards for supportive housing and transitional housing, amend the land use regulations to limit hotel and motel conversions to the Regional Mixed Use (RMU) zone, and amends the procedures for processing Planning applications, including the establishment of resubmittal deadlines. The proposed code amendment is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3).

Deputy Community Development Director Cervantes presented the staff report for Code Amendment No. 26-01, proposing updates to Chapter 26 to establish standards for supportive and transitional housing, regulate hotel/motel conversions, and implement application processing deadlines. Staff recommended adoption of the resolution and CEQA exemption.

There was a discussion by the Commission and staff. Clarification was provided that the amendment does not change State-permitted uses but adds objective standards and identifies hotel conversions in the code.

Chair opened the public hearing.

PROPONENTS:

NONE
OPPONENTS:

NONE
Chair closed the public hearing.

Motion by Lewis, seconded by Reyes, to adopt the resolution recommending City Council approval of Code Amendment No. 26-01, with a modification requiring hotel/motel conversions in RMU zones to be subject to a Conditional Use Permit (CUP), where allowed. Motion passed 4-0 (Castellanos absent) and will be forwarded to City Council.

NON-HEARING ITEMS

4. Fiscal Year 2026-27 Capital Improvement Program Finding of Conformance with the General Plan.

Deputy Community Development Director Cervantes introduced the item, and CIP Project Manager Roberto presented the Fiscal Year 2026–2027 Capital Improvement Program (CIP), requesting a finding of conformance with the General Plan. Staff recommended approval.

There was a discussion by the Commission and staff regarding specific projects, including signage, drainage, and carryover items.

Motion by Lewis, seconded by Heng, to find the CIP in conformance with the General Plan, with noted exceptions and modifications. Motion passed 4–0, with Castellanos absent.

TEN-DAY APPEAL PERIOD: Actions taken by the Planning Commission that are not recommendations to the City Council will become final after ten (10) calendar days unless a written appeal with the appropriate fee is lodged with the City Clerk's Office before close of business on the tenth day.

COMMISSION REPORTS/COMMENTS AND MISCELLANEOUS ITEMS
This is the time when any member of the Commission may bring a matter to the attention of the full Commission that is within the scope of duties assigned to the Commission. Any item that was considered during the Agenda is not appropriate for discussion in this section of the agenda. NO COMMISSION DISCUSSION OR ACTION CAN BE CONSIDERED AT THIS TIME. If the Commission desires to discuss an issue raised by a speaker or take an action, the Commission may vote to agendize the matter for a future meeting.

NONE

COMMUNITY DEVELOPMENT DIRECTOR'S REPORT
Deputy Community Development Director Cervantes provided updates on upcoming City events, including a free compost giveaway May 2 at City Yard, a landscaping workshop May 9 at Cortes Park Community and Senior Cente, a Memorial Day celebration with luncheon May 25 at Civic Center, and the City’s first Electric Boba Festival and Night Market May 30 at Civic Center. He also announced that Maria will be leaving her position for another city and was thanked for her service.

Commissioner Reyes was introduced and briefly shared his background in small business ownership and real estate, emphasizing transparency, accountability, and community-focused decision-making.

The meeting was adjourned in memory of Francis Griffith and Dave Stewart, both recognized for their contributions to the West Covina community and public service.

CITY COUNCIL ACTION
This is an oral presentation of City Council matters and actions, which are in the Commission’s area of interest.

NONE

ADJOURNMENT
Chair Becerra adjourned the meeting at 10:45 p.m.

Respectfully submitted:

Norma Villalobos
Administrative Assistant II
AGENDA ITEM NO. 10

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 2, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: CONSIDERATION OF ADOPTION OF ORDINANCE NO. 2539 - AN ORDINANCE OF

THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, ADOPTING BY REFERENCE PORTIONS OF TITLE 10 (ANIMALS) OF THE LOS ANGELES

COUNTY CODE OF ORDINANCES RELATING TO SPAY AND NEUTER AND MICROCHIPPING REQUIREMENTS AND AMENDING CHAPTER 6 (ANIMALS AND

FOWL) OF THE WEST COVINA MUNICIPAL CODE
RECOMMENDATION:

It is recommended that the City Council take the following actions:

1. Conduct a public hearing regarding Ordinance No. 2539.

2. Adopt the following ordinance:

ORDINANCE NO. 2539 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, ADOPTING BY REFERENCE PORTIONS OF TITLE 10 (ANIMALS) OF THE LOS ANGELES COUNTY CODE OF ORDINANCES RELATING TO

SPAY AND NEUTER AND MICROCHIPPING REQUIREMENTS AND AMENDING CHAPTER 6 (ANIMALS AND FOWL) OF THE WEST COVINA MUNICIPAL CODE BACKGROUND:

On April 1, 2025, Mayor Pro Tem Cantos requested that City staff explore the options/cost of requiring spaying and neutering and/or the microchipping of pets.

At its February 17, 2026 meeting, the City Council provided direction to staff to return with a proposed ordinance requiring the spaying, neutering, and microchipping of pets.

DISCUSSION:

On April 21, 2026, the City Council introduced Ordinance No. 2539 for first reading. The staff report from the April 21, 2026 Council meeting is included as Attachment No. 1.

The proposed ordinance would amend the City’s existing adoption of Title 10 of the Los Angeles County Code of Ordinances to expressly adopt provisions of Title 10 related to mandatory spaying, neutering, and microchipping of animals.

Staff recommends that the City Council conduct a public hearing and then adopt Ordinance No. 2539.

The Ordinance will take effect on the 31st day following adoption, on or about July 3, 2026.

The Ordinance will take effect on the 31st day following adoption, on or about July 3, 2026.

LEGAL REVIEW:

The City Attorney's Office has reviewed the ordinance and approved it as to form.

OPTIONS:

The City Council has the following options:

1. Approve Staff's recommendation; or

2.  Provide alternate direction.

Prepared by: Roxanne E. Lerma, Assistant City Manager
Attachments
Attachment No.1- 4.21.26 Staff Report
Attachment No. 2 - Ordinance No. 2539
CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
A Creative and Active Community
A Well-Planned Community
AGENDA ITEM NO. 8

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: April 21, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: CONSIDERATION OF INTRODUCTION OF ORDINANCE NO. 2539 - AN ORDINANCE

OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, ADOPTING BY REFERENCE PORTIONS OF TITLE 10 (ANIMALS) OF THE LOS

ANGELES COUNTY CODE OF ORDINANCES RELATING TO SPAY AND NEUTER AND MICROCHIPPING REQUIREMENTS AND AMENDING CHAPTER 6 (ANIMALS

AND FOWL) OF THE WEST COVINA MUNICIPAL CODE
RECOMMENDATION:

It is recommended that the City Council introduce for first reading, by title only, the following ordinance, and schedule a public hearing for May 19, 2026 regarding the adoption thereof:

ORDINANCE NO. 2539 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, ADOPTING BY REFERENCE PORTIONS OF TITLE 10 (ANIMALS)

OF THE LOS ANGELES COUNTY CODE OF ORDINANCES RELATING TO SPAY AND NEUTER AND MICROCHIPPING REQUIREMENTS AND AMENDING CHAPTER 6 (ANIMALS

AND FOWL) OF THE WEST COVINA MUNICIPAL CODE
BACKGROUND:

At the City Council Meeting of April 1, 2025, Mayor Pro Tem Cantos requested that City staff explore the options/cost of requiring spaying and neutering and/or the microchipping of pets.

At its meeting of February 17, 2026, the City Council received a staff report titled “Direction for Spaying, Neutering, and/or Microchipping of Pets” and provided direction to staff to return with a proposed ordinance requiring the spaying, neutering, and microchipping of pets. The City Council further directed staff to research similar regulations adopted by other jurisdictions, identify available low-cost veterinary service providers, outline public education and outreach strategies, and develop enforcement mechanisms to ensure compliance with pet licensing requirements.

DISCUSSION:

The City of West Covina contracts with the County of Los Angeles Department of Animal Care and The City of West Covina contracts with the County of Los Angeles Department of Animal Care and Control to provide comprehensive animal control services, including animal sheltering, field services, inspections, and pet licensing. As required by the agreement with the County, the City has adopted Title 10 (Animals) of the Los Angeles County Code of Ordinances by reference as its Animal Control Ordinance into Chapter 6 of the West Covina Municipal Code, with certain amendments set forth in Chapter 6. Section 6-5 of Chapter 6 sets forth the City's amendments to Title 10, including Section 6-5(b), which expressly excludes from the City's adoption of Title 10 Part 4 (Mandatory Spay and Neuter Program for Dogs and Cats), and Section 6-5(e), which expressly excludes from the City's adoption of Title 10 Section 10.20.185 (Microchipping). Consistent with these provisions, the mandatory spay and neuter and microchipping requirements of Title 10 have historically not been enforced in West Covina.

The proposed ordinance would amend the City’s existing adoption of Title 10 to expressly include provisions that were previously excluded, specifically those related to mandatory spaying, neutering, and microchipping of animals. In conjunction with these regulatory changes, the City would implement a comprehensive public education and outreach strategy to inform residents of the new requirements, the benefits of responsible pet ownership, and available resources. Outreach efforts may include informational campaigns through the City’s website and social media platforms, utility bill inserts, community workshops, partnerships with local veterinarians and animal welfare organizations, and multilingual materials to ensure accessibility across the community.

Under Title 10 of the Los Angeles County Code, all dogs and cats over four months of age are required to be spayed or neutered, and all dogs and cats must be microchipped pursuant to Sections 10.20.350 and 10.20.185. These regulations are intended to reduce pet overpopulation and the associated costs of sheltering, adoption, and euthanasia, and are enforced by the County of Los Angeles Department of Animal Care and Control. To support effective implementation within West Covina, the City would coordinate with the County to establish clear enforcement mechanisms, which may include administrative citations, graduated penalties for non-compliance, and integration of compliance checks into existing animal control services such as licensing and field inspections.

Staff recommends that the ordinance become effective on July 1, 2026, to align with the City’s Fiscal Year 2026–2027 contract year with the County of Los Angeles Department of Animal Care and Control, ensuring consistency in service delivery, enforcement, and administrative coordination.

To facilitate compliance, the City may assist residents by promoting low-cost spay/neuter and microchipping services, coordinating periodic vaccination and licensing clinics, and exploring partnerships or subsidy programs for qualifying households. The City may also enhance pet licensing compliance by improving access to licensing services, offering online registration options, and conducting targeted outreach and reminders to pet owners regarding licensing requirements and deadlines.

A number of neighboring cities have adopted mandatory spay and neuter ordinances, including the City of Walnut, the City of Industry, the City of Azusa, the City of El Monte, and the City of Baldwin Park.

In addition to amending Chapter 6 of the West Covina Municipal Code to expressly adopt the spay and neuter and microchipping provisions of Title 10 of the Los Angeles County Code, the proposed ordinance also revises Section 6-7 regarding penalty provisions and adds a new Section 6-9 regarding administrative citations. These revisions mirror provisions contained in Title 10.

The California Government Code (Section 50022.1 et seq.) sets forth the requirements for adopting another ordinance or code by reference. Pursuant to such requirements, after first reading of the title of the adopting ordinance, the City Council is required to schedule a public hearing. Because the proposed ordinance would adopt portions of Title 10 that were not previously adopted, staff recommends following the requirements set forth in the California Government Code. Therefore, if the Council introduces Ordinance No. 2539, staff recommends that the City Council schedule the public hearing for May 19, 2026.

LEGAL REVIEW:

The City Attorney's Office has reviewed the ordinance and approved it as to form.

OPTIONS:

The City Council has the following options:

1. Approve Staff's recommendation; or

2.  Provide alternate direction.

Prepared by: Roxanne E. Lerma, Assistant City Manager
Attachments
Attachment No. 1 - Ordinance No. 2539
CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
A Creative and Active Community
A Well-Planned Community
ATTACHMENT NO. 2
Ordinance No. 2539

ORDINANCE NO. 2539

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING BY
REFERENCE PORTIONS OF TITLE 10 (ANIMALS) OF THE

LOS ANGELES COUNTY CODE OF ORDINANCES

RELATING TO SPAY AND NEUTER AND

MICROCHIPPING REQUIREMENTS AND AMENDING
CHAPTER 6 (ANIMALS AND FOWL) OF THE WEST

COVINA MUNICIPAL CODE
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the City of West Covina (“City”) contracts with the County of Los Angeles (“County”) for the provision of animal care and control services; and WHEREAS, pursuant to the City’s agreement with the County, the City adopted by reference Title 10 (Animals) of the Los Angeles County Code of Ordinances (“Los Angeles County Code”) into Chapter 6 (Animals and Fowl) of the West Covina Municipal Code, with the exception of spay and neuter and microchipping provisions; and WHEREAS, the City’s amendments to Title 10 of the Los Angeles County Code are set forth in Section 6-5 (Amendments) of Chapter 6 of the West Covina Municipal Code; and
WHEREAS, subsection (b) of Section 6-5 currently states that Part 4 (Mandatory Spay and Neuter Program for Dogs and Cats) of Title 10 is excluded from the City's adoption of Title 10 and shall not be enforced within the City; and WHEREAS, subsection (e) of Section 6-5 currently states that Section 10.20.185 (Microchipping) of Title 10 is excluded from the City’s adoption of Title 10 and shall not be enforced within the City; and
WHEREAS, the City Council desires to have the County enforce the spay and neuter and microchipping provisions of Title 10; and
WHEREAS, the City Council desires to expressly adopt the County’s spay and neuter and microchipping provisions by reference and to amend Section 6-5 to delete subsections (b) and (e) accordingly; and
WHEREAS, it is the intent of the City Council that Chapter 6 of the West Covina Municipal Code adopt by reference Title 10 of the Los Angeles County Code in its entirety; and
Ordinance No. 2539

WHEREAS, the City Council further desires to amend Section 6-7 (Penalty for violation) and add a new Section 6-9 (Administrative citations); 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 ORDAIN AS FOLLOWS:

SECTION 1. R ecitals. The City Council makes and adopts as findings the facts and conclusions set forth in the recitals of this Ordinance.

SECTION 2. Adoption by Reference. The City of West Covina adopts by reference Section 10.20.185 (Microchipping of Dogs and Cats Required) of Part 1 (Licensing) and Part 4 (Mandatory Spay and Neuter Program for Dogs and Cats) of Chapter 10.20 (Dogs, Cats, and Service Animals) of Title 10 of the Los Angeles County Code.

SECTION 3. Amendment to Section 6-5 of Chapter 6. Section 6-5 (Amendments) of Chapter 6 (Animals and Fowl) of the West Covina Municipal Code is hereby amended to read as follows:

Sec. 6-5 - Amendments.
(a) Whenever Title 10 makes reference to the County of Los Angeles or to the unincorporated areas of the County of Los Angeles, such area shall be deemed to include within its corporate limits the City of West Covina. (b) Section 10.90.010 of Title 10 is amended to reflect the city’s license fees, as they may be amended from time to time.
(c) Section 10.20.038 (Residential dogs and cats—Limitations) is deleted in its entirety and replaced as follows:

10.20.038. Residential dogs and cats—Limitations.

A. Dogs. It is unlawful to keep more than three (3) dogs at any residence without an animal facility license. Each dog must be licensed. For purposes of this section, a service dog licensed under section 10.20.090 and serving a person who is disabled within the meaning of California Government Code section 12926 subsection (i) or (j) is not counted toward the number of dogs kept or maintained.

B. Cats. It is unlawful to keep more than four (4) cats at any residence without an animal facility license. Cat licensing is optional but recommended.

Ordinance No. 2539

(d) Section 10.04.050 (Powers of Deputies) is deleted in its entirety and replaced as follows:

10.04.050 Designated Officers.

A power granted to or a duty imposed upon the Director or other public officer may be exercised or performed by any officer or employee of the Department designated by the Director.
(e) Section 10.04.065 (Fees for Services) is deleted in its entirety and replaced as follows:

10.04.065 Fees for Services.

The fees and costs for animal-related services will be determined annually by the city, and will be posted in each animal care center and on the Department’s website.
(f) Section 10.08.100 (Department) is deleted in its entirety and replaced as follows:

10.08.100 Department.
“Department” means the organization or entity designated by the city council as the city’s animal control enforcement agency.
(g) Section 10.08.110 (Director) is deleted in its entirety and replaced as follows:
“Director” means the director of the city’s designated animal control enforcement agency.

SECTION 4. Amendment to Section 6-7 of Chapter 6. Section 6-7 (Penalty for violation) of Chapter 6 (Animals and Fowl) of the West Covina Municipal Code is hereby amended to read as follows:

Sec. 6-7. - Penalty for violation.

Any person violating any of the provisions of this chapter is guilty of an infraction, except as set forth herein.

A. An owner or custodian of a dog who allows a dog to be uncontrolled or at large on public property, on the private property of another person, or on common areas of private property is guilty of a misdemeanor if the dog injures a person or a domestic animal or livestock.

Ordinance No. 2539

B. Any person, firm, association or corporation violating any of the provisions of Division 2 (Animal Health) of Title 10 shall be deemed guilty of a misdemeanor.

C. Any person, firm or corporation who violates any of the provisions of Chapter

10.72 (Animal Disease Reports) of Division 3 of Title 10 is guilty of a misdemeanor.

SECTION 5. Amendment to Chapter 6. Chapter 6 (Animals and Fowl) of the West Covina Municipal Code is hereby amended to add a new Section 6-9 to read as follows:

Sec. 6-9. - Administrative citations.

A. Violations. The Department may enforce violations of the ordinances listed in subsection B as administrative citations in lieu of criminal prosecution subject to the following fines:

1. First violation: Fine of up to $100;

2. Second violation of the same section of Title 10 within the preceding 12 months: Fine of up to $250;

3. Third violation of the same section of Title 10 within the preceding 12 months: Fine of up to $500;

4. Each additional violation of the same section of Title 10 within the preceding 12 months: Fine of up to $500.

B. Provisions subject to administrative citations. A written Notice of Violation and Administrative Fine (“Notice”) will be served on a person who has violated one of the following code sections:

1. Section 10.20.030: License—Required—Fees and Other Charges;

2. Section 10.20.180: Tag to Be Worn by Animal;

3. Section 10.20.185: Microchipping of Dogs and Cats Required;

4. Section 10.20.220: Vaccination Requirements;

5. Section 10.20.350: Mandatory Spaying and Neutering of Dogs and Cats;

6. Section 10.28.060: License—Required for Certain Activities and Animals—Certain Animals Exempt;
Ordinance No. 2539

7. Section 10.32.010: Dogs at Large;

8. Section 10.38.010: Keeping of Roosters; or

9. Section 10.40.060: Animal Noise.

C. Notice of violation. The Notice must contain the following information: the code section violated; a description of the code violation; the name of the employee who issued the citation; the amount of the fine; the procedure to pay the fine; the date by which the violation must be corrected; and the procedures for requesting administrative review to contest the imposition of the administrative fine. A violator seeking administrative review of the imposition of the administrative fine may submit a request for hardship waiver form, signed under penalty of perjury, to the Department within 10 calendar days after the citation is issued.

D. Service of notice of violation and administrative fine. The Department will serve the Notice on the violator by personal delivery or by first class mail, postage prepaid, at the last known address of the violator.

E. Payment. The Notice is the final administrative order of the city, unless the violator requests administrative review to contest the imposition of the administrative fine. The fine is due and payable to the Department within 30 calendar days after the Notice is served on the violator, as set forth above, or within 30 calendar days after a waiver for hardship is denied, whichever is later.

The payment may be made in person or by mail to the address specified on the citation. Failure to pay the full amount of the fine within 30 days after the Notice is served will result in the imposition of the administrative citation delinquency fee of $50.

F. Correction of code violation. Payment of the administrative fine does not excuse the violator from correcting the code violation. A further notice of violation may be issued and other action may be taken as authorized in this chapter, or other applicable law, if the violation is not corrected by the compliance date.

G. Request for administrative review. A violator served with a Notice may contest the imposition of and/or amount of the fine by requesting that the matter be reviewed by declaration or at a hearing. The request must be made in writing on a Request for Administrative Review form (“Request”) provided by the Department and must be received by the Department within 30 calendar days after the Notice has been served on the violator, as set forth above. The Request must also include the basis for contesting the fine and any evidence to be considered. A check payable to the Department, in the amount of the administrative fine (deposit), must be included with the Request.

Ordinance No. 2539

H. Administrative review procedures.

1. Review by declaration.
a. Documentary and other evidence, including a declaration under penalty of perjury, may be submitted with the Request.
b. Upon receipt of the Request, the Department will notify the complaining party of the review requested by the violator. The complaining party may supplement the previously submitted complaint with additional evidence.
c. The Department will assign an employee (other than the citing officer or anyone junior to the citing officer) to review the evidence. The reviewing employee will mail the decision to the complaining party and to the violator (“the parties”) within ten days after the decision is made.

2. Review by hearing.
a. Hearing date and continuance. A hearing will be conducted by a hearing officer (other than the citing officer or anyone junior to the citing officer) on the date, time, and place specified in the notice of hearing, which will be served by first class mail on the parties. The hearing officer has discretion to grant a continuance of the hearing date upon a request and a showing of good cause by either party. A request to continue the hearing must be made in writing to the Department and be received by the hearing officer at least two business days before the hearing date. b. Conduct of hearing. The violator will have an opportunity to present relevant evidence at the hearing. Failure of the violator to appear at the administrative hearing constitutes an abandonment of the hearing request and a failure to exhaust administrative remedies to judicially challenge the imposition of the administrative fine. If the administrative hearing is abandoned, the Department will keep the funds deposited with the Request. The Notice and any documentary evidence prepared by the enforcement officer or other Department employees will be accepted by the hearing officer as prima facie evidence of the code violation and the facts stated in those documents. The enforcement officer may attend the hearing at the discretion of the Department. Once begun, the hearing officer may continue the hearing from time to time, in his or her sole discretion.
c. Decision. After considering all the evidence and testimony submitted at the hearing and within ten calendar days after the close of the hearing, the hearing officer will issue a written decision to either confirm or cancel the administrative fine or to reduce the amount of the fine. The written Ordinance No. 2539

decision will include a statement of the reasons for the decision, and will be served by first-class mail, postage prepaid, on the parties. The hearing officer’s written decision is the final administrative decision of the Department.
d. Deposited funds. If the hearing officer confirms the imposition of the full amount of the administrative fine, the Department will keep the deposited funds. If the hearing officer cancels or reduces the administrative fine, the Department will refund the appropriate amount required within 30 calendar days from the date the written decision is mailed.

I. Judicial review of decision confirming administrative fine. A person may seek judicial review of the written decision confirming the imposition or reduction of an administrative fine by filing an appeal with the superior court in accordance with the requirements set forth in Section 53069.4 of the California Government Code; if judicial review of the written decision is not sought within the time period set forth in that statute, the hearing officer’s decision is deemed final.

SECTION 6. Designation of Animal Control Enforcement. The City Council may designate the City’s animal control enforcement agency by minute order, resolution, or by contracting with the designated animal control enforcement agency.

SECTION 7. Environmental Compliance. The City Council hereby finds that it can be seen with certainty that there is no possibility that the adoption and implementation of this Ordinance will have a significant effect on the environment. The Ordinance is therefore exempt from the environmental review requirements of the California Environmental Quality Act (CEQA) pursuant to section 15061(b)(3) (Common Sense Exemption) of the CEQA guidelines.

SECTION 8. Severability. If any section, subsection, sentence, clause, 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 the remaining portions of this Ordinance. The City Council of the City of West Covina hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.

SECTION 9. Inconsistencies. Any provision of the West Covina Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to affect the provisions of this Ordinance.

SECTION 10. Effective Date. This Ordinance shall become effective 30 days after its adoption.

Ordinance No. 2539

SECTION 11. Certification; Publication. The City Clerk shall certify the adoption of this Ordinance and shall cause this Ordinance to be published or posted as required by law.

PASSED, APPROVED AND ADOPTED this 2nd day of June, 2026. ________________________
Letty Lopez-Viado
Mayor

APPROVED AS TO FORM ATTEST
________________________ ________________________
Thomas P. Duarte Lisa Sherrick, CMC
City Attorney Assistant City Clerk
I, LISA SHERRICK, CMC, ASSISTANT CITY CLERK of the City of West Covina, California, do hereby certify that the foregoing Ordinance No. 2539 was introduced at a regular meeting of the City Council held on the 21st day of April, 2026, and adopted at a regular meeting of the City Council held on the 2nd day of June, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAINED:

Lisa Sherrick, CMC
Assistant City Clerk
AGENDA ITEM NO. 11

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 2, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: CONSIDERATION OF ADOPTION OF CITY OF WEST COVINA POLICY

REGARDING DISRUPTION OF TELEPHONIC OR INTERNET SERVICE DURING

MEETINGS
RECOMMENDATION:

Staff recommends that the City Council adopt the following resolution:

RESOLUTION NO. 2026-52 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, APPROVING AND ADOPTING A POLICY REGARDING

DISRUPTION OF TELEPHONIC OR INTERNET SERVICE DURING CITY COUNCIL

MEETINGS

BACKGROUND:

The Ralph M. Brown Act (Government Code section 54950 et seq.) imposes open meeting requirements on local legislative bodies. In October 2025, Governor Newsom signed Senate Bill (SB) 707 into law. SB 707 reorganizes, clarifies, and updates various Brown Act provisions, including those governing teleconferencing, remote public participation, and meeting procedures. SB 707 applies to all legislative bodies, but certain special provisions apply only to “eligible legislative bodies,” as defined.

The West Covina City Council qualifies as an “eligible legislative body” because the City is located in Los Angeles County, which has a population of more than 600,000 people.

Among other things, starting July 1, 2026, SB 707 requires the City Council to follow specific requirements for providing remote access to public participants in City Council meetings via two-way audiovisual platforms or two-way telephonic services.

DISCUSSION:

As outlined above, by July 1, 2026, the City is required to provide for public participation in City Council meetings via telephonic or video participation. The City will meet this requirement through the use of Zoom Webinar.

In addition to providing for remote public participation in City Council meetings, by July 1, 2026, the City Council is required to adopt a policy regarding disruption of telephonic or internet service occurring during meetings. The policy is required to address the procedures for recessing and reconvening a meeting in the event of disruption and the efforts that the City Council will make to attempt to restore the service. Pursuant to SB 707, if a disruption of telephonic or internet access that prevents members of the public from attending or observing a meeting remotely occurs during a meeting, the City Council is required to recess the open session of the meeting for at least one hour and make a good faith effort to restore the service. The City Council cannot reconvene the open session until at least one hour following the disruption, or until telephonic or internet service is restored, whichever is earlier.

The proposed policy is included as Exhibit A to the attached resolution.

SB 707 also amended the Brown Act to extend the authorization for a legislative body or its presiding officer to remove or limit participation by persons who engage in disruptive behavior to members of the public participating in a meeting remotely (California Government Code section 54957.96).

In addition to outlining the procedures for recessing and reconvening a meeting in the event of a technological disruption, the proposed policy includes a section with guidance to the City Council and staff in the event of an intentional disruption to a meeting caused by a remote public participant or group of participants.

The proposed policy provides that in the event of an actual disruption, after a first verbal warning from the Presiding Officer or the City Clerk, a disruptive remote public participant may have their microphone muted or be removed entirely from the meeting either as a last resort or because muting the participant is not available on the service being used. The policy also defines an actual disruption in accordance with relevant laws, so that the Presiding Officer and staff can distinguish between protected First Amendment speech and a disruption.

Staff recommends that the City Council adopt the resolution approving the proposed policy.

LEGAL REVIEW:

The City Attorney's Office has reviewed the resolution and proposed policy and approved them as to form.

Prepared by: Lisa Sherrick, Assistant City Clerk
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:

This is strictly an administrative item, therefore; there is no fiscal impact associated with this action.

Attachments
Attachment No. 1 - Resolution No. 2026-52
CITY COUNCIL GOALS & OBJECTIVES: A Creative and Active Community Enhance City Image and Effectiveness
An Accessible Community
ATTACHMENT NO. 1
RESOLUTION NO. 2026-52

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, APPROVING AND

ADOPTING A POLICY REGARDING DISRUPTION OF

TELEPHONIC OR INTERNET SERVICE DURING CITY

COUNCIL MEETINGS
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the Ralph M. Brown Act (California Government Code section 54950 et seq.) ensures that meetings of legislative bodies are conducted openly and that the public has the opportunity to participate in those meetings; and WHEREAS, Senate Bill 707 (2025) amended the Brown Act to require that open and public meetings of eligible legislative bodies include an opportunity for members of the public to attend via a two-way telephonic service or a two-way audiovisual platform; and
WHEREAS, SB 707 also amended the Brown Act to require eligible legislative bodies to adopt, on or before July 1, 2026, a policy addressing how the agency will respond to disruptions in telephonic or internet service that prevent members of the public from participating remotely; and
WHEREAS, the City Council is an eligible legislative body; and WHEREAS, the City Council desires to ensure transparency, maintain public participation, and establish clear procedures for responding to disruptions during meetings.

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

SECTION 1. The foregoing recitals are true and correct.

SECTION 2. The City Council hereby approves and adopts the Policy Regarding Disruption of Telephonic or Internet Service During City Council Meetings, attached hereto as Exhibit “A.”
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 2nd day of June, 2026.

Letty Lopez-Viado
Mayor

APPROVED AS TO FORM ATTEST
Thomas P. Duarte Lisa Sherrick, CMC
City Attorney Assistant City Clerk
I, LISA SHERRICK, CMC, ASSISTANT CITY CLERK of the City of West Covina, California, do hereby certify that the foregoing Resolution No. 2026-52 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 2nd day of June, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk

EXHIBIT A
POLICY

CITY OF WEST COVINA

POLICY REGARDING DISRUPTION OF

TELEPHONIC OR INTERNET SERVICE DURING CITY COUNCIL MEETINGS (Adopted June 2, 2026)

1. Background
Senate Bill (SB) 707 (2025) amended the Brown Act to require that open and public meetings of eligible legislative bodies include an opportunity for members of the public to attend via a twoway telephonic service or a two-way audiovisual platform. SB 707 also amended the Brown Act to require eligible legislative bodies to adopt, on or before July 1, 2026, a policy addressing how the agency will respond to disruptions in telephonic or internet service that prevent members of the public from attending or observing a meeting remotely.

2. Purpose
This policy establishes procedures for responding to a disruption in the telephone or internet services that provide two-way remote public access to meetings of the City Council of the City of West Covina, as required by the Brown Act (California Government Code section 54953.4).

The policy also establishes procedures for responding to a member of the public who is attending a meeting through remote access services and is disrupting the meeting. The policy ensures transparency, public participation, and the continuation of meetings during disruptions.

3. Definitions
“Disrupting” means engaging in behavior during a meeting of the City Council that actually disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting and includes, but is not limited to, a failure to comply with reasonable and lawful regulations adopted by the City Council.
“Remote access service(s)” means the two-way telephonic service and/or two-way audiovisual platform used to provide real-time remote public attendance and observation of meetings. “Service disruption” means any failure, outage, or other interruption that prevents members of the public from attending or observing the meeting via the remote access services. “Two-way audio visual platform” means an online platform that provides participants with the ability to participate in a meeting via both an interactive video conference and a two-way telephonic service.
“Two-way telephonic service” means a telephone service that does not require internet access and allows participants to dial a telephone number to listen and verbally participate.

4. Applicability
This policy applies to all open and public meetings of the City Council of the City of West Covina at which remote public participation is required under the Brown Act. Consistent with the Brown Act, this policy shall not apply to the following meetings:
a. Meetings held to attend a judicial or administrative proceeding to which the City is a party.

Policy Regarding Disruption of Telephonic or
Internet Service During City Council Meetings

b. Meetings held to inspect real or personal property provided that the topic of the meeting is limited to items directly related to the real or personal property. c. Meetings held to meet with elected or appointed officials of the United States or the State of California, solely to discuss a legislative or regulatory issue affecting the City and over which the federal or state officials have jurisdiction. d. Meetings held to meet in or nearby a facility owned by the City, provided that the topic of the meeting is limited to items directly related to the facility. e. Meetings held in an emergency situation pursuant to California Government Code section 54956.5.

5. Procedures in the Event of a Service Disruption
If the Presiding Officer or City Clerk becomes aware of a service disruption:
a. The Presiding Officer or City Clerk shall immediately announce the service disruption to the public.
b. The Presiding Officer shall call for a recess of the open session and may convene the City Council in closed session, consistent with the Brown Act. c. The recess shall last for one hour or until service is restored, whichever is sooner. d. During the recess, City staff shall make a good faith effort to diagnose and restore the disrupted remote access services, which may include, but is not limited to:
i. Troubleshooting platform or teleconferencing software; ii. Resetting or replacing audiovisual equipment;
iii. Attempting alternative connection methods;
iv. Contacting necessary support staff or service providers; and/or v. Switching to back-up equipment or platforms, if available. e. The broadcast operator shall document the restoration efforts undertaken and provide such documentation to the City Clerk.

6. Reconvening the Open Session
After the expiration of one hour, if service has not been restored, the Presiding Officer or City Clerk shall report on the status of staff’s efforts to restore remote access services, and the City Council may reconvene to:

Policy Regarding Disruption of Telephonic or
Internet Service During City Council Meetings

a. Adjourn the meeting;
b. Extend the recess to allow staff more time to make a good faith effort to restore remote access services; or
c. Continue the open session portion of the meeting by adopting, by a roll call vote, the following or a substantially similar finding:
“The City of West Covina has made good faith efforts to restore telephonic or internet service in accordance with its adopted policy, and the public interest in continuing the meeting outweighs the public interest in remote public access.” Upon adoption of the finding, the City Council may continue the open session portion of the meeting despite the fact that remote access services have not been restored.

7. Recordkeeping
If a service disruption occurs at a City Council meeting, the City Clerk shall enter a brief statement into the meeting minutes, including the following:
a. The nature and time of the service disruption;
b. The time the meeting was reconvened (if applicable); and c. Any finding adopted pursuant to Section 6.

The City Clerk shall also make the documentation detailing the restoration efforts undertaken provided by the broadcast operator part of the record of the meeting.

8. Response to Members of the Public Disrupting a Meeting If the Presiding Officer or City Clerk becomes aware of a member of the public who is attending the meeting through remote access services and is disrupting the meeting or otherwise preventing other members of the public from attending or observing the meeting remotely or inperson:
a. The Presiding Officer or City Clerk shall warn the person who is participating through remote access services that he or she is disrupting the meeting and his or her failure to cease that behavior may result in his or her removal.
b. If the person to whom the Presiding Officer gave the above warning persists in disrupting the meeting, the Presiding Officer may order staff to:
i. Mute or otherwise limit the individual’s ability to disrupt the meeting, while allowing the individual to continue to observe and attend the meeting; or ii. Remove the individual from the meeting if paragraph (i) does not address the disrupting behavior or is not available using the remote access service.

Policy Regarding Disruption of Telephonic or
Internet Service During City Council Meetings

9. Preparation, Website, and Public Notice
a. Before each City Council meeting, City staff should check and verify remote/telephonic connection lines and internet connectivity.
b. The City’s webpage dedicated to public meetings as required by the Brown Act shall describe how to alert City staff of access issues during remote participation. c. Each meeting agenda shall include remote participation links and instructions, including how to alert City staff of access issues.

10.Review and Updates
This policy may be amended by the City Council at a noticed public meeting in open session in accordance with applicable Brown Act requirements.

AGENDA ITEM NO. 12

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 2, 2026
TO: Mayor and City Council
FROM:

SUBJECT: WEST COVINA GREEN STREET FEASIBILITY STUDY
RECOMMENDATION:

It is recommended that the City Council receive and file the West Covina Green Street Feasibility Study update and provide feedback.

BACKGROUND:

The National Pollutant Discharge Elimination System (NPDES) Permit issued by the California Regional Water Quality Control Board (RWQCB) requires municipalities to implement programs and projects intended to reduce pollutants in urban stormwater runoff and improve regional water quality.

These requirements are intended to address pollutants discharged into local waterways, groundwater basins, and the Pacific Ocean through municipal separate storm sewer systems (MS4s).

The City of West Covina is a participant in the Upper San Gabriel River (USGR) Watershed Management Program, a regional collaboration consisting of nine participating agencies working cooperatively to address watershed-based stormwater quality requirements and regulatory compliance.

The watershed-based approach allows participating agencies to coordinate regional projects, maximize funding opportunities, improve stormwater capture and treatment, and implement multi-benefit projects that provide both water quality and community enhancement benefits.

As part of the Los Angeles County Safe Clean Water Program (SCWP), the City of West Covina received $300,000 in funding through the Fiscal Year 2023–24 Stormwater Investment Plan under the West Covina Regional Projects and Green Streets Program. The funding was awarded for preparation of a feasibility study to evaluate opportunities for stormwater capture, treatment, infiltration, and green street improvements at various locations throughout the City.

The feasibility study is intended to identify projects that support regional water quality objectives while also improving sustainability, groundwater recharge potential, urban greening, and roadway aesthetics.

Green street improvements are designed to integrate stormwater management features into the public right-of-way through the use of landscaped treatment areas, bioretention systems, permeable surfaces, and other low-impact development (LID) features intended to capture and treat stormwater runoff before it enters the storm drain system.

DISCUSSION:

As part of the ongoing feasibility study process, the City, in partnership with the watershed’s awarded consultants, DRP Engineering, Inc. and Geosyntec Consultants, further evaluated and refined the originally submitted project concepts based on anticipated construction funding availability, stormwater capture potential, right-of-way constraints, and overall treatment feasibility.

Through this evaluation process, Azusa Avenue was identified as a preferred corridor for implementation of stormwater capture and green street improvements due to its existing roadway configuration, drainage characteristics, and opportunity to provide meaningful regional water quality benefits. The proposed improvements are intended to divert stormwater runoff from the existing storm drain system and incorporate engineered treatment and capture features designed to improve stormwater quality prior to discharge.

Potential improvements being evaluated along the corridor include modifications to existing landscaped medians, installation of bioretention and infiltration features, curb improvements, stormwater pretreatment systems, and associated streetscape enhancements intended to improve both functionality and corridor aesthetics. In addition to supporting compliance with regional water quality regulations, the proposed improvements may also provide secondary benefits such as urban greening, reduction of localized runoff, enhanced roadway appearance, and sustainability improvements consistent with regional stormwater management goals.

As the project is currently in the feasibility study phase, staff and the consultant team are seeking feedback from both the community and the City Council to assist in refining project priorities and identifying desired corridor improvements prior to initiation of the design phase. Community engagement is anticipated to play a key role in development of the final project scope to ensure the proposed improvements reflect both technical feasibility and community needs.

Following completion and approval of the feasibility study, the anticipated next phase of the project will include preparation of detailed design and engineering plans. During the design phase, feedback received through community outreach and City Council input will be incorporated into the proposed improvements. In addition, the ultimate project scope and implementation strategy will continue to be refined based on available funding opportunities through the Safe Clean Water Program, Upper San Gabriel River Watershed Management Program, and any additional local or regional funding sources identified by the City.

LEGAL REVIEW:

The City Attorney’s Office reviewed this staff report.

Fiscal Impact
FISCAL IMPACT:

The purpose of this report is to provide the City Council and community with an update regarding the status of the ongoing feasibility study for the proposed stormwater capture and green street improvements project.

At this time, there is no direct fiscal impact associated with receiving City Council or community feedback related to this item. The feasibility study is currently being funded through the Safe Clean Water Program (SCWP) Fiscal Year 2023–24 Stormwater Investment Plan allocation previously awarded to the City.

Future fiscal impacts associated with project design, environmental review, construction, and long-term maintenance will be evaluated and presented to the City Council for consideration as the project advances into subsequent phases of development.

Attachments
Attachment No.1 - West Covina Green Street Feasibility Study Update S C W P R E G I O N A L P R O J E C T S · S T O R M W A T E R C A P T U R E & G R E E N S T R E E T S West Covina Green Street
Feasibility Study
South Azusa Avenue Corridor · City of West Covina

P R E S E N T E D B Y
DRP Engineering, Inc.

Stormwater | Civil Engineering | Water Resources

C I T Y C O U N C I L P R E S E N T A T I O N
June 2, 2026
City of West Covina · 7:00 PM
ATTACHMENT NO.1
Project Location · South Azusa Avenue Corridor

W H Y T H I S P R O J E C T

1. Compliance with Stormwater Treatment Regulations (MS4)

2. Work within the Safe, Clean Water Program (SCWP) to assist with funding

3. Provide multi-benefit value to the community quality, water supply, and corridor enhancements.

P R O J E C T O V E R V I E W
Stormwater Capture & Green Streets Feasibility Study
Azusa Avenue Corridor · City of West Covina
1 / 5
Project
Location
Azusa Ave Stormwater Capture & Green Streets Feasibility Study | City of West Covina

P R O J E C T L O C A T I O N
South Azusa Avenue within the public right-of-way, extending from E. Stuart Avenue near the I-10 freeway on the North end to Vine Avenue and Merced Avenue on the South end. 1 Feasibility Study
J U L Y 2 0 2 6
2 Detailed Design

I F F U N D I N G A P P R O V E D
Coordinate & Engage with community and stakeholders
A d d i t i o n a l F u n d i n g

P A T H T O I M P L E M E N T A T I O N
Submit the Feasibility Study to SCWP
for design funding assistance.

Advance the design effort in 2027
with additional engineering detail.

Coordinate with SCWP and other
potential stakeholders to bring project
to construction.
3 Construction
C O N C E P T 1 O F 3 · B e l o w - G R O U N D E L E M E N T S Storm Drain Diversion — North End of Azusa Ave
North-end Concept – Storm Drain Diversion to Drywells
Azusa Ave Stormwater Capture & Green Streets Feasibility Study | City of West Covina 2 / 5

W H A T I T D O E S
Divert stormwater from the existing storm drain running along Azusa Ave. Stormwater runoff within the existing storm drain is captured by the existing catch basins near the I-10 freeway and adjacent commercial development. A new diversion structure will be installed to reroute stormwater through a pre-treatment device and a series of infiltration drywells.

K E Y B E N E F I T S
• Largest single capture volume of any concept on the corridor. • Improves water quality entering the LA County storm drain system.
• Recharges local groundwater through subsurface infiltration. • Mostly underground — minimal change to the corridor’s appearance.

C O N C E P T 2 O F 3 · B e l o w - G R O U N D E L E M E N T S Localized Capture & Infiltration – South End of Azusa Ave and Side Streets Multiple smaller capture sites distributed along Azusa Avenue and adjacent side streets Azusa Ave Stormwater Capture & Green Streets Feasibility Study | City of West Covina 3 / 5

W H A T I T D O E S
Install new catch basins with infiltration drywells at multiple sites within the Azusa Avenue median and lower-traffic side streets to capture and infiltrate local roadway and adjacent neighborhood runoff on a site-by-site basis.

K E Y B E N E F I T S
• Distributed approach —sites can be added based on budget. • Side streets typically have fewer utility conflicts and less traffic disruption during construction.
• Strategically placed upstream of existing catch basins to add capture area beyond Azusa Avenue, expanding the project’s overall benefit.
• Combines well with curb-extension and tree-well features described next.
• Does not require diverting or interfering with existing stormwater infrastructure
C O N C E P T 3 O F 3 · A B O V E - G R O U N D E L E M E N T S Curb Extensions & Green Street Features – Between Stuart & Merced Reference examples: corner curb extension, mid-block extension, and tree wells along Azusa Avenue Azusa Ave Stormwater Capture & Green Streets Feasibility Study | City of West Covina 4 / 5 Visible Streetscape Improvements
Landscaped curb extensions, street medians and
tree wells add greenery, shade, and visual interest
along the corridor — improvements residents see
every day.

Pedestrian Safety & Traffic Calming
Curb extensions narrow the roadway at strategic
points, improving sight-lines and encouraging
slower, more attentive driving along the corridor.

Stormwater Function Built In
Curb extensions route roadway runoff into the
landscaped areas, where it irrigates and supports
the corridor’s trees and plantings.

C O M M U N I T Y E N G A G E M E N T
Outreach Plan
South Azusa Ave Stormwater Capture & Green Streets Feasibility Study | City of West Covina 5 / 5

G O A L
Create opportunities for local community participation and feedback throughout the development of the Azusa Avenue Stormwater Capture & Green Streets Project.

C O M M U N I T Y I N T E R A C T I O N
1 I N I T I A L C O N C E P T
Introduction to the
Community
Reach out to residents and stakeholders
to introduce the project, discuss
regulatory drivers, share project
objectives, present design concepts, and
solicit feedback on proposed
improvements.
2 D E S I G N D E V E L O P M E N T
Community Follow-up
Summarize project progress, recap
feedback received from the prior
interaction, and present how community
input was incorporated into the design
approach. Request ongoing feedback
during design.
3 F I N A L D E S I G N
Community Presentation
Present the draft final version of the
proposed project. Additional comments
and feedback will be requested and
discussed with City representatives
before final design completion.
4 C O N S T R U C T I O N
Pre-Construction Meeting
Inform residents of upcoming
construction activities, including
schedule, haul routes, traffic controls,
and other potential community impacts.

On-site signage with City representatives
will be provided.

AGENDA ITEM NO. 13

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 2, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, Acting City Manager
SUBJECT: STATUS OF THE CITY OF WEST COVINA YOUTH BASKETBALL PROGRAM AT

THE CAMERON PARK COMMUNITY CENTER
RECOMMENDATION:

It is recommended that the City Council receive and file this report.

BACKGROUND:

At the City Council Meeting of May 19, 2026, Mayor Pro Tem Ollie Cantos requested that City staff provide an update on the City of West Covina Youth Basketball Program at the Cameron Park Community Center.

DISCUSSION:

City staff will provide a presentation regarding the status of the Youth Basketball Program at the Cameron Park Community Center.

LEGAL REVIEW:

The City Attorney's Office did not review this staff report.

OPTIONS:

It is recommended that the City Council receive and file this report.

Prepared by: Roxanne E. Lerma, Assistant City Manager
CITY COUNCIL GOALS & OBJECTIVES: A Creative and Active Community A Well-Planned Community
Enhance City Image and Effectiveness