Agenda packet — West Covina City Council, June 16, 2026 (part 2 of 3)

Not to Scale

EXISTING

DEL NORTE PARK

EXISTING

SINGLE FAMILY

N O R A A V E N U E

D E L N O R T E S T R E E T

S U N S E T A V E N U E

DRIVEWAY C DRIVEWAY J

DRIVEWAY O

DRIVEWAY D

DRIVEWAY E

DRIVEWAY B

DRIVEWAY FDRIVEWAY G

DRIVEWAY I DRIVEWAY H

DRIVEWAY M

DRIVEWAY T

DRIVEWAY R

DRIVEWAY P

DRIVEWAY A

DRIVEWAY K

DRIVEWAY A

DRIVEWAY C

DRIVEWAY A

DRIVEWAY L

DRIVEWAY S

DRIVEWAY Q

DRIVEWAY N

12.23.25 WEST COVINA, CA
L-1

DEL NORTE -
Collaborative

CONCEPTUAL LANDSCAPE SITE PLAN
Exhibit 1.2: Conceptual Site Plan
Del Norte Street Extension
• Extends the existing Del Norte Street
east to connect at Sunset Avenue
• Will be dedicated to the City after
construction.

Secondary Entry
• Secondary entry
provides efficient
circulation and access
• Monumentation
features announce entry
Central Park
• Central Recreation area with pool,
picnic area, barbecues, open turf
area, mailboxes, and more
• Provides a social space for
residents to gather
Detached Homes
• 34 two-story homes
provide a transition
between single family
and multi-family uses
• Complete the single
family streetscene of the
existing neighborhood
• Oriented to face front
doors toward N Nora
Ave and W Del Norte
Street.

Private Alley
For conceptual purposes only. Site Plan may vary at Final provided it is in substantial conformance with the Specific Plan. Please refer to Chapter 6.

Primary Entry Private Lane
Private Lane
Private Alley
Private Lane
Attached Townhomes
• 198 three-story homes
• Garages accessed from
a rear private alley
• Interior to the site, front
doors face paseos and
common areas
Private Alley
Private Lane
Private Alley
Secondary Entry
Private Alley
Private Alley
Private Alley
Private Alley
Private Alley
Private
Private
Alley
Alley
Private Alley
Private Alley
Private Alley
Private Alley
Private Alley
Private Alley
Not A Part (NAP)
Primary Entry
• Formal entry with restricted parking,
sidewalks on both sides, enhanced
paving and landscaping, and
monumentation
• Designed to align with N Hollow Ave
Not A Part (NAP)
February 2026 Circulation, Land Use & Standards | Page 2-1 2 - CIRCULATION, LAND USE & STANDARDS

2.1 LAND USE
The Del Norte Specific Plan allows for
an overall density of 20.0 dwelling units
per acre, consistent with the general plan
designation of Neighborhood Medium
Residential (9 - 20 units per acre). Separate
from the residential standards established
by this Specific Plan, the project’s
entitlements will create an open space lot
which will be consistent with the Parks
and Open Space designation of the general
plan.

In order to implement the General Plan
policy of providing diverse housing types,
the property has been rezoned to Specific
Plan. The Specific Plan zoning designation
allows for the adoption of Specific Plan
land uses that further define the location
and intensity of proposed development
and allow for the creation of unique
development standards and housing types
that would not otherwise be permitted by
the current zoning code.

One of the Specific Plan’s objectives is
to transition density across the site to
“locate lower density housing adjacent to
existing single-family homes and higher
density housing adjacent to existing park
and office uses” In keeping with this
objective, the Specific Plan establishes
two land uses:
• Residential Detached (RD) permits
the development of up to 34 twostory detached homes and ancillary uses. This type of home bridges
the gap between townhomes and
traditional single-family homes by
offering the equivalent of a detached
townhome with a full driveway and
small rear yard.
• Residential Attached (RA) permits
the development of up to 198 threestory attached townhomes and ancillary uses.

Permitted ancillary uses include the
keeping of household pets and home
occupations as permitted by the WCMC
in Multi-Family Zones, recreational
amenities, parking, landscaping and
similar uses that support urban living.

2.2 CIRCULATION
North Sunset Avenue is classified as a
Commercial/Mixed Use throughfare in
the West Covina General Plan. Residential
Connectors serve high volumes of regional
traffic, located adjacent to primarily
commercial or high-density residential
parcels, with 40 mph speed design, and
four to six continuous travel lanes.

The primary access to the specific plan
area shall be provided via West Del Norte
Street. A new sidewalk and parkway,
curb, and gutter as well as a new curb
cut at the entry will be provided. North
Nora Avenue and West Del Norte Street
are classified as Residential Streets.

Residential Streets primarily provide
direct access to abutting residential
properties with two continuous travel
lanes and 25 mph speed design.

Secondary access shall be provided
from North Nora Avenue. Frontage
improvements include a new sidewalk
and parkway. New curb and gutter and

Page 2 ends

EXISTING

DEL NORTE PARK

EXISTING

SINGLE FAMILY

N O R A A V E N U E

D E L N O R T E S T R E E T

S U N S E T A V E N U E

DRIVEWAY C DRIVEWAY J

DRIVEWAY O

DRIVEWAY D

DRIVEWAY E

DRIVEWAY B

DRIVEWAY FDRIVEWAY G

DRIVEWAY I DRIVEWAY H

DRIVEWAY M

DRIVEWAY T

DRIVEWAY R

DRIVEWAY P

DRIVEWAY A

DRIVEWAY K

DRIVEWAY A

DRIVEWAY C

DRIVEWAY A

DRIVEWAY L

DRIVEWAY S

DRIVEWAY Q

DRIVEWAY N

12.23.25 WEST COVINA, CA
L-1

DEL NORTE -
Collaborative

CONCEPTUAL LANDSCAPE SITE PLAN
Exhibit 2.1: Land Use & Circulation Map
Residential Detached (RD)
Residential Attached (RA)
Legend
N Sunset Ave
N Nora Ave
W Del Norte Street
Private Primary Entry Lane
Private Lanes
Private Alleys
Not A Part (NAP)
Not A Part (NAP)
February 2026 Circulation, Land Use & Standards | Page 2-3 a new curb cut at the entry will also be
provided. Existing street trees will be
removed and new trees will be planted
within the parkway.

Access and circulation through the
project is provided by a series of private
lanes and alleys as illustrated in Exhibit

2.1: Land Use & Circulation Map.

Onsite circulation is designed to follow a
hierarchy as described below:
(1) The Primary Entry Lanes are
specially designed to announce
arrival into the community.
(2) Lanes provide primary vehicular
access and sidewalks through the
community and a loop for fire and
waste collection vehicles.
(3) Alleys provide garage access to
attached townhomes.

Exhibit 2.2: Typical Private Circulation
Cross Sections illustrates the minimum
design standards for each type of drive.

Private lanes that provide emergency
vehicle access are required to provide
a minimum width of 26 feet and a
minimum outside turning radius of 45
Residential Attached Development
Standards and illustrated in Exhibit 2.3:

Dimensioned Site Plan.

2.3.3 Common Open Space
Common open space areas provide
a connection to the outdoors and
opportunities for residents to relax, play,
and socialize. These spaces contribute
greatly to the livability of high density
communities by providing a focal point
for neighborhood design and softening
the environment with rich textures,
vibrant colors, and pleasing aromas.

The Del Norte Specific Plan requires a
minimum of 150 square feet of common
area per home for a total of 34,800 square
feet. This shall consist of the following:
(1) A centralized space consisting of a
minimum area of 10,000 square feet,
a minimum dimension of 75 feet, and
at least one (1) major amenity such as
a play structure, sport court, picnic
pavilion, pool, or similar.
(2) Smaller secondary common open
space areas with a minimum
dimension of 10 feet may include
walkways, landscaping, benches, and
other passive or active amenities.
feet. Please refer to Chapter 5 for the Fire
Access Plan. All other alleys and shared
driveways shall maintain a minimum
width of 20 feet.

2.3 DEVELOPMENT

STANDARDS
Development standards for the project
are generally based on the City of West
Covina’s existing Multi-Family standards
for communities with a density of 20
unit per acre (MF-20); however, some
standards have been added or modified to
better address the unique site adjacencies,
the proposed housing types, and the
objectives of this Specific Plan.

Any situations not specifically addressed
by the Del Norte Specific Plan shall be
subject to the WCMC.

2.3.1 Residential Detached
Development standards for Residential
Detached uses are provided in Table 2.1:

Residential Detached Development
Standards and illustrated in Exhibit 2.3:

Dimensioned Site Plan.

2.3.2 Residential Attached
Development standards for Residential
Attached uses are provided in Table 2.2:

Page 2 ends

Exhibit 2.2: Typical Private Circulation Cross Sections Schematic Street Sections
Vincent Ave. / West Covina, CA
MLC Holdings, INC.

Project No.: MLC01
Date: Oct. 13, 2020
2nd City Submittal
8'
Scale: 1/4" = 1'-0"
0 2' 4'
February 2026 Circulation, Land Use & Standards | Page 2-5

2.3.4 Parking Regulations
The number of parking spaces provided
shall be in accordance with the WCMC
standards for condominiums, which
require a minimum of two (2) resident
spaces per unit and one (1) guest spaces
per every four (4) units.

For purposes of this specific plan, resident
spaces shall be provided within a garage.

Each garage space shall provide an
unobstructed minimum area of 10’x20’
with a vertical clearance for 7’6”. Spaces
may be provided side-by-side or in a
tandem configuration. Garage spaces
shall be used for parking of vehicles only
and shall be strictly enforced through the
community’s Covenants, Conditions, and
Restrictions (CC&Rs). Electric Vehicle
(EV) charging and bicycle parking shall
be provided in accordance with California
Green Building Standards Code. Garage
back up space shall be a minimum of
26 feet, which may include the driveway
apron. Vehicles may only be parked in
driveways with a minimum depth of 18
feet as measured to the back of sidewalk
or curb, whichever is closest. Parking in
driveways that do not meet this dimension
shall be restricted by the CC&Rs.

Standard Requirement
Maximum Height Two Stories and 27’
Max. Building Coverage 70%
Minimum Lot Area1 2000 SF
Minimum Building Setbacks
Front 16’
Side2 5’
Rear2 10’
Garage 18’
Specific Plan Boundary 10’
Minimum Building Separation
All other Separations 10’
Private Outdoor Space
Minimum Area Required 150 SF
Minimum Dimension in any
Direction 5’

1. Lot size requirements do not apply to commonly owned parcels.

2. Patio structions are permitted in rear or side yards. Patio structures with an area up to one hundred twenty (120) sqaure feet and a height up to ten (10) feet are permitted. The patio structure must be three (3) feet from rear property lines and five (5) feet from side property lines. All patio strutures must be approved by the HOA.

Table 2.1: Residential Detached
Development Standards

Page 2 ends

Standard Requirement
Maximum Height Three (3) Stories and 39’
Max. Building Coverage None
Minimum Lot Area None
Minimum Building Setbacks
To Specific Plan Boundary 10’
To Private Lane
Front2 of Building to Back-ofWalk1 5’
Side of Building to Face-ofCurb 5’
Minimum Building Separation
Face of Garage Door to Face of
Garage Door 30’
Front to Front/Front to Side2 20’
All Other Separations 10’
Private Outdoor Space
Minimum Area Required 60 SF
Minimum Dimension in any
Direction 5’6”
Table 2.2: Residential Attached Townhome
Development Standards

1. Patio walls may encroach into setbacks. Patio walls shall be setback a minimum of 3-feet from back of walk. Please refer to Section 2.3.7 for wall and fence development standards.

2. The front of building shall be defined as the longest edge of the building that provides front-door access to the majority of homes within the building.

Guest parking may be provided as
perpendicular or parallel spaces.

Perpendicular spaces shall provide a
minimum dimension of 9’x20’ while
parallel spaces shall be a minimum
dimension of 9’ x 22’.

Guest parking shall be permanently
maintained. Parking of commercial,
recreational, and nonoperational vehicles
in guest parking spaces shall be prohibited
by the CC&Rs.

All parking and circulation areas within
the specific plan area shall be surfaced
with or paved with asphalt concrete, or
other surface approved by the City Public
Works Department, and shall thereafter
be maintained in good condition by the
HOA.

2.3.5 Landscape Regulations
All landscape plans shall conform to the
landscaping criteria for multiple-family
zones as specified in the WCMC, except as
contained herein.

February 2026 Circulation, Land Use & Standards | Page 2-7 Not to Scale
For conceptual purposes only. Site Plan may vary at Final provided it is in Exhibit 2.3: Dimensioned Site Plan substantial conformance with the specific plan. Please refer to Chapter 6.

Page 2 ends

2.3.6 Mechanical Equipment
& Utilities
All utilities shall be placed underground
whenever feasible. Above-ground
equipment such as back flow preventers,
pad-mounted transformers, and other padmounted equipment shall be screened to the extent permitted by the utility provider.

No mechanical equipment (airconditioning, heating units, etc.) shall be mounted on, or attached to, any pitched
roof. Ground mounted equipment shall be
located in a fenced rear yard, behind patio
walls, or otherwise screened with fencing
or landscaping to minimize the visual
impact of equipment on streetscapes and
common open space areas. Mechanical
equipment screens are not considered
walls or fences and are permitted
to encroach into required setbacks.

Mechanical devices such as exhaust fans,
vents, and pipes shall be painted to match
adjacent roof and wall surfaces.

Electrical meters shall be mounted onto
the external wall of the building. Builder
shall contact the utility provider for
minimum clearances.

2.3.7 Walls & Fences
Walls and fences shall comply with the
WCMC except as described herein.
(1) The height of all walls shall be
measured from finished grade to
top of wall. Pilasters may exceed
maximum height up to eight (8) feet.

Should access be provided between
the project and Del Norte Park, portal
entries will not exceed twelve-foot,
four-inches (12’-4”).
(2) All walls shall be architecturally
compatible with adjacent buildings
and shall be of a consistent type,
texture, and color throughout the
specific plan area.
(3) Walls adjacent to public rights-of-way
shall consist of concrete, masonry,
stucco, or decorative block. Tubular
steel fencing shall also be permitted.

Gates may consist of tubular steel or
similar materials.
(4) Patio walls within the required
building setbacks along North Nora
Avenue and West Del Norte Street
and within paseos shall have a
maximum height of forty-two (42)
inches and shall consist of concrete,
masonry, stucco, or decorative block.

Patio gates may consist of tubular
steel or similar materials. Other
materials may be used if approved
by the planning director. Patio walls
shall be set back a minimum of three
(3) feet from any public right-of-way
or back of sidedwalk and this setback
area shall be landscaped.
(5) All other walls and fences 6-feet in
height or taller, adjacent North Nora
Avenue, West Del Norte Avenue,
and North Sunset Avenue, shall be
setback a minimum of three (3) feet
from right-of-way. Solid walls shall be
screened with landscaping to soften
their visual impact on the streetscape
and to assist in deterring graffiti.
(6) Except for patio walls, walls and
fencing within the specific plan area
shall have a maximum height of six
(6) feet, unless otherwise required
to attenuate sound pursuant to an
approved acoustical study.

February 2026 Circulation, Land Use & Standards | Page 2-9 (7) Walls and fencing adjacent to North
Nora Avenue, West Del Norte Street,
and North Sunset Avenue shall be
maintained by the HOA to ensure they
maintain a consistent appearance and
remain in good condition.
(8) Should additional protective fencing
be needed adjacent to the new
open space lot because of the active
baseball use, outfield netting may be
installed with a maximum height of
twenty (20) feet.
(9) Graffiti-resistant coatings shall be
used on all walls and fences to assist
in deterring graffiti.

2.3.8 Storage
Each unit shall provide a minimum of 160
cubic feet of exclusive and secure storage.

The storage area shall be located within
a garage or in closets within the unit.

Storage may be distributed in multiple
location; however, no inside dimension
of such storage area shall be less than
two (2) feet. The storage of furniture,
appliances, and other similar equipment
shall be within permanent buildings and
completely screened from public view.

Storage areas shall not obstruct any garage
parking space’s vertical or horizontal
minimum dimensions as specified in
Section 2.3.4.

All trash, garbage, recycling, and refuse
carts shall be stored in a garage or private
fenced yard such that they are screened
from public view.

2.3.9 Lighting
Lighting shall be evaluated as part of the
development review process and shall
comply with following requirements:
(1) Lighting devices shall be protected
by weather resistant and vandalism
resistant covers.
(2) All lighting of buildings, landscaping,
parking areas, or similar facilities
shall be hooded and directed to
reflect light away from adjoining
properties and to minimize skyglow.
(3) Lighting shall be designed to provide
the lowest level of illumination
required, to the extent feasible, to
minimize skyglow.
(4) Aisles, passageways, and recesses
within the specific plan area shall be
illuminated with an intensity of 0.25
footcandles at the ground level during
the hours of darkness.
(5) Open parking lots shall be provided
with a maintained minimum of 0.5
footcandle of light on the parking
surface during the hours of darkness,
in accordance with the Dark Sky
Society’s recommendations for
private parking lots.

2.3.10 Signage
All signage shall comply with the WCMC.

Graffiti-resistant coatings shall be used
on sign structures, glass panels or similar
structures to assist in deterring graffiti.

February 2026 Architectural Design Guidelines | Page 3-1

3.1 PURPOSE
The purpose of this section is to ensure
that all development within the Del
Norte Specific Plan fulfills the specific
plan objective of providing high quality
architecture that responds to the adjacent
neighborhood and corridor conditions.

3.2 DESIGN

GUIDELINES
The following design guidelines provide
general design guidance to all architecture
with the specific plan area. These design
guidelines are intended to be flexible such
that alternative designs are permitted
as long as they meet the level of quality
and character envisioned by this specific
plan. All floorplans, elevations, and color
schemes contained herein are conceptual
in nature and may vary at final design.

3.2.1 Elevations
All publicly visible elevations shall
incorporate building form, massing, roof
designs, authentic details, and accent
features at a comparable level of detail
as those expressed on the elevations
contained herein. The features of the
elevation should be consistent with the
intended architectural style of the home
and coordinate together to create a
balanced and harmonious composition.

3.2.2 Roof Forms
A variety in roof forms, ridge and eave
heights, and direction of hips or gables
shall be required to avoid a monotonous
roof lines as viewed from neighborhood
streets, open space, and other public and
common outdoor spaces
Roof materials should consider
authenticity of style while balancing
durability and building code
requirements. Fascia elements should be
consistent with the architectural style of
the building.

3.2.3 Windows
Window details, including header, sill and
trim elements shall be consistent with the
architectural style of the building.

Window shapes and mullion patterns
shall be consistent with the architectural
style of the building. The shape and size
of shutters shall be compatible with the
window opening.

3.2.4 Details & Lighting
Exposed gutters and downspouts shall be
colored to either match or complement the
surface to which they are attached.

Carriage lights are permitted and shall be
consistent with the architectural style of
the building.
3 - ARCHITECTURAL DESIGN GUIDELINES

Page 3 ends

3.2.5 Sustainability
New homes shall be designed in
accordance with the California Building
Code, the most sustainable building
code in the nation. The code requires
features that promote energy and water
efficiency, the use of alternative modes
of transportation, improved indoor air
quality, and more.

3.3 DETACHED

RESIDENTIAL
Detached homes are intended to create a
transition between existing single-family
neighborhoods to the west and south and
the proposed townhomes and flats within
the specific plan area. These homes are
plotted along the southerly and westerly
boundaries, adjacent to single-family
neighborhoods, as illustrated in Exhibit

3.2: Detached Residential Conceptual
Plotting Plan.

Detached residential homes shall
be designed to engage North Nora
Avenue and West Del Norte Street and
reflect the existing traditional singlefamily character of this neighborhood as illustrated Exhibit 3.1: Detached
Residential Streetscene. This shall be
achieved as follows:
• Orient homes to provide an inviting
front door presence along North Nora
Avenue and West Del Norte Street.
• Include porches, stoops, or similar
design features that engage the
sidewalk and provide pedestrian scale.
• Design homes in traditional styles
such as Seaside and Spanish as
illustrated in Exhibit 3.3b and
Exhibit 3.4b. Other complementary
traditional styles are permitted,
subject to review and approval of the
planning director.

There shall be a minimum of two (2)
detached floor plans, two (2) elevations
per floor plan, and two (2) color schemes
per elevation style. This will create 16
different variations of detached homes
that will be plotted in both standard and
mirrored, i.e. reversed, orientations to
ensure diversity along the streetscene.

Exhibit 3.1: Detached Residential Streetscene
Not to Scale
February 2026 Architectural Design Guidelines | Page 3-3 Not to Scale
Exhibit 3.2: Detached Residential Conceptual Plotting Plan Plan 3222 = 16 Homes
Plan 3522 = 18 Homes
Total = 34 Homes
For conceptual purposes only. Site Plan may vary at Final provided it is in substantial conformance with the specific plan. Please refer to Chapter 6. 26'-0" DRIVE AISLE 26'-0" DRIVE AISLE Centerline, Typ.
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15 16 17
18 19 20 21 22 23 24 25 26 27 28 29 30 31
32 33
34 41
42 43 44 45 46 47 48
49 50 51
52 53 54 55 56 57 58 59 60 61 62 63 64 65 66
67 21'-0"
31'-0"
10'-0"
25'-0"
10'-0"
TYP.
10'-0"
MIN.
5'-0"
5'-0"
10'-0"
S.B.

TYP.
10'-0"
S.B.

TYP.
±17'-0"
±16'-0"
15'-0"

SETBACK
±16'-0"
±17'-0"
26'-0"

DRIVE AISLE,
TYP.
143'-5"
9'-9"
120'-4"
107'-11"
26'-0"
107'-11"
112'-10"
26'-0"
26'-0"
R19'-0"
R10'-0"
136'-2"
26'-0"
±20'-7"
10'-0"
S.B.
10'-0"
S.B.
±28'-10"

TO CURB
±25'-1"
25'-1"
25'-1"
Accessible
Parking
Pool & Site
Amenties by
Others
Pool Building,
By Others
Sidewalk
by Others
9'-0"
Private Driveway at
Single Family Units
Boundary
Line
136'-0" 28'-0"
32'-0"
135'-11"
32'-0"
28'-0"
26'-0"
26'-0"
28'-0"
32'-0"
27'-0"
26'-0"
28'-0"79'-0"
26'-0"
R10'-0"
26'-0"
28'-0"
32'-0"
35 36
37 38
39 40
R19'-0"
23'-0"
5'-0" 5'-0"
93'-7"
13'-0"
19'-3"
25'-0"
25'-11"
12'-2"
15'-0"
20'-0" 21'-0"
136'-0" 26'-0"
26'-0"
23'-0"
28'-0"
26'-0"
25'-0"
23'-0"
26'-0"
28'-0"
68 69 70 71 72 73 74 75 76 77
21'-0"
25'-0"
15'-0"
21'-0"
136'-2" 26'-0"
135'-11"
26'-0"
25'-0"
R10'-0"
R10'-0"
R10'-0"
R19'-0"
R10'-0"
R19'-0"
R10'-0"
R19'-0"
23'-0"26'-0"
R19'-0"
R10'-0"
SCHEMATIC DESIGN WEST COVINA, CA # 20240567 February 17, 2026DEL NORTE MLC Holdings Inc. 230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
0 20 40 80 A1.10 ARCHITECTURAL SITE PLAN
LEGEND

Page 3 ends

Not to Scale
Exhibit 3.3a: Plan 3222 Floor Plan
AC
2-CAR GARAGE 20'-2" x 20'-2"
KITCHEN/DINING 18'-5" x 13'-10"
LIVING
13'-1" x 13'-10"
WH
PDR
ENTRY
COATS
36'-0"
35'-0"
32'-0"
PORCH
17R
UP
30"
RANGE
33"
SINK
24"

DISHWASHER
1'-0"
39"
REF.

PANTRY

STORAGE
160 CU. FT.
24" DEEP

HANGING

STORAGE
4'-0"
20'-2"
PRIMARY BED 12'-2" x 13'-4"
BED 3
10'-1" x 10'-4"
BED 2
10'-1" x 12'-8"

LOFT/WFH
6'-10" x 17'-4"
BATH 2

PRIMARY BATH
W.I.C.

LAUNDRY 17R
DN.
0 2 4 8 A2.10 PLAN 3222 FLOOR PLANS

FIRST FLOOR
SCHEMATIC DESIGN WEST COVINA, CA # 20240567 February 17, 2026DEL NORTE MLC Holdings Inc. 230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133

SECOND FLOOR -ENHANCED SECOND FLOOR
OCCURS AT UNITS 7 & 34
Second Floor First Floor
PLAN 3222
3 BEDROOM, 2.5 BATH, LOFT
Second Floor
Enhanced occurs at
Units 7, 12 and 34
February 2026 Architectural Design Guidelines | Page 3-5 Not to Scale
Exhibit 3.3b: Plan 3222 Elevations
Seaside - Elevation
Spanish - Elevation
9'-1" 8'-1"
24'-2"
WEST COVINA, CA # 20240567
DEL NORTE MLC Holdings Inc.
230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
9'-1" 8'-1"
24'-3"
LEGEND
Stucco
Low Profile Concrete "S" Roof Tile
Round Faux Clay Gable End Vent
Fascia
Stucco Sill Trim
Vinyl Window
Stucco o/ Foam Corbel
Trellis
Stucco Arched Soffit
Metal Railing
Fiberglass Entry Door
Decorative Exterior Lights & Address Sign
Metal Sectional Garage Door
Shutter
Sliding Door
Faux Finial
Line of Fence

Page 3 ends

Not to Scale
Exhibit 3.4a: Plan 3522 Floor Plan
PLAN 3522
4 BEDROOM, 3 BATH, LOFT
AC
17 UP
WH
2-CAR GARAGE 20'-1" x 20'-1"

KITCHEN
14'-6" x 13'-10 1/2"

LIVING/DINING
13'-10 1/2" x 16'-4 1/2"
BED 4
9'-11" x 10'-1"
BATH 2
PORCH
3'-8" x 6'-0"
30"
RANGE
39"
REF.
33"
SINK
24"

DISHWASHER
PANTRY
AC
1'-6"
WH
37'-0"
35'-6"
35'-0"

STORAGE
160 CU. FT.
24" DEEP

HANGING

STORAGE
4'-0"
20'-1"
17 DN
PRIMARY BED 14'-0" x 14'-6"
W.I.C.

LOFT/LIVING
10'-2" x 18'-11"
LINEN

PRIMARY BATH
BED 2 12'-5 1/2" x 11'-9 1/2"
BED 3
12'-0" x 12'-8"
BATH 2

LAUNDRY
0 2 4 8 A2.20 PLAN 3522 FLOOR PLANS

FIRST FLOOR
SCHEMATIC DESIGN WEST COVINA, CA # 20240567 February 17, 2026DEL NORTE MLC Holdings Inc. 230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133

SECOND FLOOR - ENHANCED SECOND FLOOR
OCCURS AT UNIT 27
Second Floor First Floor Second Floor
Enhanced occurs at
Units 1, 8, 27 and 28
February 2026 Architectural Design Guidelines | Page 3-7 Not to Scale
Exhibit 3.4b: Plan 3522 Elevations
Seaside - Elevation
Spanish - Elevation
9'-1" 8'-1"
24'-6"
9'-1" 8'-1"
24'-3"
WEST COVINA, CA # 2024
DEL NORTE MLC Holdings Inc.
230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Page 3 ends

Not to Scale
Exhibit 3.5: Attached Residential Streetscene

3.4 ATTACHED

RESIDENTIAL
The following provides design guidance
that is specific to the Attached Residential:

Townhome uses.

North Sunset Avenue is a busy street with
residential and commercial uses along
its corridor. This corridor provides a
connection between existing single-family
neighborhoods and a public park located
north and east of the specific plan area to
multi-family uses, retail, downtown, and
Interstate-10 located south of the specific
plan area. Attached residential homes
shall be designed to engage North Sunset
Avenue and Del Norte Park to create a
more urban streetscape. This shall be
achieved as follows:
• Orient buildings to create a semipublic wall that defines the edges of Del Norte park and still allows a
visual barrier of a private community
as illustrated in Exhibit 3.6:

Attached Residential Conceptual
Plotting Plan.
• Design homes to provide as a
transition from the single family
detached homes along West Del
Norte Street and North Nora Avenue
as illustrated Exhibit 3.5: Attached
Residential Streetscene.

The Spanish and Seaside architectural
style used for attached residential
buildings combines traditional design
features with contemporary design
features as illustrated in Exhibits 3.7a
through 3.9d. Other transitional styles
are also permitted, subject to review and
approval of the planning director.

Within the community, buildings should
be oriented toward internal streets and
common open space areas. Front patios
may be included, where appropriate, to
provide additional private open space
areas and create a transition between
private and common areas. Buildings
may be plotted in both standard and
mirrored, i.e. reversed, orientations to
provide diversity.

February 2026 Architectural Design Guidelines | Page 3-9 Not to Scale
26'-0"
DRIVE
AISLE
26'-0"
DRIVE
AISLE
Centerline, Typ.
1 2
3 4
5 6
7 8
9 10
11 12
13 14 15 16 17
18 19 20 21 22 23 24 25 26 27 28 29 30 31
32 33
34 41
42 43 44 45 46 47 48
49 50 51
52 53 54 55 56 57 58 59 60 61 62 63 64 65 66
67 21'-0"
31'-0"
10'-0"
25'-0"
10'-0"
TYP.
10'-0"
MIN.
5'-0"
5'-0"
10'-0"
S.B.

TYP.
10'-0"
S.B.

TYP.
±17'-0"
±16'-0"
15'-0"

SETBACK
±16'-0"
±17'-0"
26'-0"

DRIVE AISLE,
TYP.
143'-5"
9'-9"
120'-4"
107'-11"
26'-0"
107'-11"
112'-10"
26'-0"
26'-0"
R19'-0"
R10'-0"
136'-2"
26'-0"
±20'-7"
10'-0"
S.B.
10'-0"
S.B.
±28'-10"

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
0 20 40 80 A1.10 ARCHITECTURAL SITE PLAN
Exhibit 3.6: Attached Residential Conceptual Plotting Plan Plan 1 = 44 Homes
Plan 2 = 77 Homes
Plan 3 = 77 Homes
Total = 198 Homes
LEGEND
For conceptual purposes only. Site Plan may vary at Final provided it is in substantial conformance with the specific plan. Please refer to Chapter 6.

Page 3 ends

Not to Scale
Exhibit 3.7a: Composite A (4-Plex) Townhome Floor Plans 68'-10"
12'-0" 2" 21'-0"
2'-0"
19'-5"
1'-5"
21'-0" 2" 12'-0" 2"
51'-6"
53'-6"
2'-4"
0 4 8 16 A5.44 COMPOSITE 'A1' FLOOR PLANS

CRC TOWNS

FIRST FLOOR

SECOND FLOOR

CHEMATIC DESIGN
bruary 17, 2026
February 2026 Architectural Design Guidelines | Page 3-11 Not to Scale
Exhibit 3.7b: Composite A (4-Plex) Townhome Floor Plans 68'-10"
12'-0" 2" 21'-0"
2'-0"
21'-0" 2" 12'-0" 2"
2'-4"

SECOND FLOORN

Page 3 ends

Not to Scale
Exhibit 3.7c: Composite A (4-Plex) Townhome Floor Plans 44 4:12

THIRD FLOOR

SCHEMATIC DESIGN
WEST COVINA, CA # 20240567 February 17, 2026
DEL NORTE MLC Holdings Inc.
230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133

ROOF PLAN
February 2026 Architectural Design Guidelines | Page 3-13 Not to Scale
Exhibit 3.7d: Composite A (4-Plex) Townhome Elevations
Seaside - Elevation
Spanish - Elevation
9'-1" 9'-1" 9'-1"
37'-2"
9'-1" 9'-1" 9'-1"
37'-2"
WEST COVINA, CA # 2
DEL NORTE MLC Holdings Inc.
230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Page 3 ends

Not to Scale
Exhibit 3.8a: Composite B (6-Plex) Townhome Floor Plans 94'-4"
53'-6"
40'-9"
21'-0" 2" 12'-0" 2" 12'-0" 2" 21'-0" 2" 27'-8"
12'-9"
0 4 8 16 A5.54 COMPOSITE 'B1' FLOOR PLANS

CRC TOWNS

FIRST FLOOR

SECOND FLOOR

SCHEMATIC DESIGN
0567 February 17, 2026
February 2026 Architectural Design Guidelines | Page 3-15 Not to Scale
Exhibit 3.8b: Composite B (6-Plex) Townhome Floor Plans 94'-4"
21'-0" 2" 12'-0" 2" 12'-0" 2" 21'-0" 2" 27'-8"
12'-9"
P

SECOND FLOOR

Page 3 ends

Not to Scale
Exhibit 3.8c: Composite B (6-Plex) Townhome Floor Plans 4:12
4:124:12
4:12
4:12
HIP

THIRD FLOOR

SCHEMATIC DESIGN
WEST COVINA, CA # 20240567 February 17, 2026
DEL NORTE MLC Holdings Inc.
230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133

ROOF PLAN
February 2026 Architectural Design Guidelines | Page 3-17 Not to Scale
Exhibit 3.8d: Composite B (6-Plex) Townhome Elevations
Spanish - Elevation
9'-1" 9'-1" 9'-1"
37'-10"
LEGEND
Stucco
Low Profile Concrete "S" Roof Tile
Round Faux Clay Gable End Vent
Fascia
Stucco Sill Trim
Vinyl Window
Stucco o/ Foam Corbel
Trellis
Stucco Arched Soffit
Metal Railing
Fiberglass Entry Door
Decorative Exterior Lights & Address Sign
Metal Sectional Garage Door
Shutter
Sliding Door
Faux Finial
Line of Fence
LEGEND
Stucco
Low Profile Concrete "S" Roof Tile
Round Faux Clay Gable End Vent
Fascia
Stucco Sill Trim
Vinyl Window
Stucco o/ Foam Corbel
Trellis
Stucco Arched Soffit
Metal Railing
Fiberglass Entry Door
Decorative Exterior Lights & Address Sign
Metal Sectional Garage Door
Shutter
Sliding Door
Faux Finial
Line of Fence
Seaside - Elevation
9'-1" 9'-1" 9'-1"
37'-10"
WEST COVINA, CA # 20240567
DEL NORTE MLC Holdings Inc.
230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
LEGEND
Stucco
Low Profile Concrete "S" Roof Tile
Round Faux Clay Gable End Vent
Fascia
Stucco Sill Trim
Vinyl Window
Stucco o/ Foam Corbel
Trellis
Stucco Arched Soffit
Metal Railing
Fiberglass Entry Door
Decorative Exterior Lights & Address Sign
Metal Sectional Garage Door
Shutter
Sliding Door
Faux Finial
Line of Fence
LEGEND
Stucco
Low Profile Concrete "S" Roof Tile
Round Faux Clay Gable End Vent
Fascia
Stucco Sill Trim
Vinyl Window
Stucco o/ Foam Corbel
Trellis
Stucco Arched Soffit
Metal Railing
Fiberglass Entry Door
Decorative Exterior Lights & Address Sign
Metal Sectional Garage Door
Shutter
Sliding Door
Faux Finial
Line of Fence

Page 3 ends

Not to Scale
Exhibit 3.9a: Composite C (8-Plex) Townhome Floor Plans 127'-8"
53'-6"
40'-9" 12'-9"
21'-0" 2" 12'-0" 2" 12'-0" 2" 21'-0" 2" 12'-0" 2" 21'-0" 2'-3" 2" 27'-8"
0 4 8 16
COMPOSITE 'C1' F

FIRST FLOOR

SECOND FLOOR

SCHEMATIC DESIGN
WEST COVINA, CA # 20240567 February 17, 2026

DEL NORTE
gs Inc.
s
2618
February 2026 Architectural Design Guidelines | Page 3-19 Not to Scale
127'-8"Exhibit 3.9b: Composite C (8-Plex) Townhome Floor Plans 12'-9"
21'-0" 2" 12'-0" 2" 12'-0" 2" 21'-0" 2" 12'-0" 2" 21'-0" 2" 27'-8"

SECOND FLOOR

Page 3 ends

Not to Scale
Exhibit 3.9c: Composite C (8-Plex) Townhome Floor Plans 4:12
4:12
4:12
44 4:124:12
4:12
0 4 8 16
COMPOSITE 'C1' F

THIRD FLOOR

ROOF PLAN

SCHEMATIC DESIGN
WEST COVINA, CA # 20240567 February 17, 2026

DEL NORTE
gs Inc.
ss
2618
February 2026 Architectural Design Guidelines | Page 3-21 Not to Scale
Exhibit 3.9d: Composite C (8-Plex) Townhome Elevations
Spanish - Elevation
Seaside - Elevation
9'-1" 9'-1" 9'-1"
37'-10"
SCHEMATIC DESIGN WEST COVINA, CA # 20240567 February 17, 2026DEL NORTE MLC Holdings Inc. 230 Progress
Irvine, Ca 92618
17911 Von Karman Ave.

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133
15 13 2
3 11
7 6
4 8 12 10
6 1
9'-1" 9'-1" 9'-1"
37'-10"
LEGEND
Stucco
Low Profile Concrete "S" Roof Tile
Round Faux Clay Gable End Vent
Fascia
Stucco Sill Trim
Vinyl Window
Stucco o/ Foam Corbel
Trellis
Stucco Arched Soffit
Metal Railing
Fiberglass Entry Door
Decorative Exterior Lights & Address Sign
Metal Sectional Garage Door
Shutter
Sliding Door
Faux Finial
Line of Fence
Tile
ent
Stucco Arched Soffit
Metal Railing
Fiberglass Entry Door
Decorative Exterior Lights & Address Sign
Metal Sectional Garage Door
Shutter
Sliding Door
Faux Finial
Line of Fence
February 2026 Landscape Design Guidelines| Page 4-1
4 - LANDSCAPE DESIGN GUIDELINES

4.1 PURPOSE
The purpose of this section is to ensure
that all landscaping within the Del Norte
Specific Plan fulfills the specific plan
objective of enhancing community design
through landscape and recreational
amenities that promote a high-quality
living environment. These design
guidelines are intended to be flexible such
that alternative designs are permitted as
long as they meet the level of quality and
character envisioned by this specific plan.

4.2 LANDSCAPE

CHARACTER
Exhibit 4.1a: Conceptual Landscape
Plan illustrates the overall landscape
design concept for the community, which
is described in greater detail in this
chapter. In accordance with state and
local requirements, plants will consist of
drought tolerant, non-invasive species.

Please refer to Exhibit 4.2a Conceptual
Planting Palette for a list of species that
are permitted within the specific plan
area. Mulching, hydrozoning, and smart
irrigation controllers will be used to
maximize water efficiency, implementing
Objective 6 of this specific plan.

4.3 OPEN SPACE

DEDICATION
Though not included as part of this
specific plan, a portion of the project site
that includes an existing baseball field
in the northeast corner of the property
will be established as a separate lot and
dedicated to the City of West Covina.

Existing improvements in this area
will remain and be preserved as is. This
dedication will add an additional 1.45
acres to the existing Del Norte Park
owned and maintained by the City of
West Covina.

4.4 PUBLIC

STREETSCAPES
Streetscapes immediately adjacent to the
specific plan area should be designed to
support and enhance the architectural
design character of each corridor as
described herein.

Five-foot sidewalks will be separated
from the street by a five-foot landscaped
parkway. Behind the sidewalk, private
front yards will be layered with
groundcovers, low shrubs, flowering and
accent plants and grasses, with a mix of
larger trees (Tipu Tree or similar) and
smaller trees (Strawberry Tree or similar)
to create compositions that complement
the traditional character of the adjacent
architecture. Individual walks will
connect front porches and entries to
the sidewalk to create a welcoming and
charming entry. Walls that define private
yards will consist of concrete, masonry,
or decorative block that will maintain a
consistent design along the street.

Page 4 ends

Not to Scale
Exhibit 4.1a: Conceptual Landscape Plan

EXISTING

DEL NORTE PARK

EXISTING

BASEBALL FIELD
(DEDICATED AREA)

EXISTING

DEL NORTE PARK

EXISTING

MEDICAL CLINIC

EXISTING

SINGLE FAMILY

EXISTING

SINGLE FAMILY
LEGEND
Project Entry with Enha
(Refer to L-2)
Entry Signage Pilaster
Pocket Park (Refer to L
Concrete Sidewalk
Townhome Private Pati
Pool Area (Refer to L-3
Social Area (Refer to L-
Green Paseo (Refer to L
Mailbox Cluster
Transformer
Perimeter Wall and Fen
(Refer to Sheet L-5)
Entry Specimen Tree
Street Tree
Accent Tree
Shade Tree
Screen Hedge
Vine Planting to Screen
Gutter per Civil Engine
1 2 12
18 11
18 17
14 4
4 4
2 1 13
13 13
10 15 3
12 9
9 9
10 14
15 17
17 10
16 5
5 5
8 5
1 2
3 4
5 6
6 7
7 8
8 8
8 9
11 12
13 14
15 16
17 18
10 N O R A A V E N U E

D E L N O R T E S T R E E T

S U N S E T A V E N U E

DRIVEWAY C DRIVEWAY J

DRIVEWAY O

DRIVEWAY D

DRIVEWAY E

DRIVEWAY B

DRIVEWAY FDRIVEWAY G

DRIVEWAY I DRIVEWAY H

DRIVEWAY M

DRIVEWAY T

DRIVEWAY R

DRIVEWAY P

DRIVEWAY A

DRIVEWAY K

DRIVEWAY A

DRIVEWAY C

DRIVEWAY A

DRIVEWAY S

DRIVEWAY Q

DRIVEWAY L

DRIVEWAY N

02.16.25 WEST COVINA, CA
L-1

DEL NORTE -
0 20’ 40’ 80’
CONCEPTUAL LANDSCAPE SITE PLAN For conceptual purposes only. Site Plan may vary at Final provided it is in Scale: 1”= 40’-0” substantial conformance with the specific plan. Please refer to Chapter 6.

February 2026 Landscape Design Guidelines| Page 4-3
Not to Scale
Exhibit 4.1b: Conceptual Landscape Plan Key
TING

TE PARK
LEGEND
Project Entry with Enhanced Paving
(Refer to L-2)
Entry Signage Pilaster
Pocket Park (Refer to L-4)
Concrete Sidewalk
Townhome Private Patio
Pool Area (Refer to L-3)
Social Area (Refer to L-3)
Green Paseo (Refer to L-4)
Mailbox Cluster
Transformer
Perimeter Wall and Fence
(Refer to Sheet L-5)
Entry Specimen Tree
Street Tree
Accent Tree
Shade Tree
Screen Hedge
Vine Planting to Screen Wall
Gutter per Civil Engineer
1 2
3 4
5 6
7 8
9 11
12 13
14 15
16 17
18 10

Page 4 ends

Not to Scale
Exhibit 4.2a: Conceptual Planting Palette
SIZE
SIZE
SIZE
rde
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
24” box min
24” box min
24” box min
15 gal min
15 gal min
15 gal min
15 gal min
ve
Plum
e
orn
1 gal
1 gal
15 gal
5 gal
5 gal
5 gal
5 gal
5 gal
1 gal
5 gal
5 gal
5 gal
15 gal
5 gal
5 gal
5 gal
ficient Landscape requirements and ordinances.
arpet
1 gal
1 gal
1 gal
1 gal

02.16.25L-10
Collaborative

CONCEPTUAL PLANTING PALETTE
February 2026 Landscape Design Guidelines| Page 4-5
Not to Scale
Exhibit 4.2b: Conceptual Planting Palette Legend

BOTANICAL NAME COMMON NAME SIZE

BOTANICAL NAME COMMON NAME SIZE
TREE SCHEDULE:

SHRUB SCHEDULE:

Arbutus unedo
Archontophoenix cunninghamiana
Cercidium ‘Desert Museum’
Cercis occidentalis
Chilopsis linearis
Cupressus sempervirens
Dracaena draco
Magnolia g. ‘St. Mary’s’
Olea europaea ‘Swan Hill’
Podocarpus gracilior
Platanus racemosa
Pyrus calleryana ‘Chanticleer’
Quercus agrifolia
Quercus ilex
Quercus virginiana
Rhus lancea
Tipuana tipu
Tristania conferta
Ulmus parvifolia
Strawberry Tree
King Palm
Desert Museum Palo Verde
Western Redbud
Desert Willow
Italian Cypress
Dragon Tree
Magnolia
Swan Hill Olive
Fern Podocarpus
California Sycamore
Chanticleer Callery Pear
Coast Live Oak
Holly Oak
Southern Live Oak
African Sumac
Tipu Tree
Brisbane Box
Chinese Elm
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
15 gal min
24” box min
24” box min
24” box min
15 gal min
15 gal min
15 gal min
15 gal min
Agapanthus ‘Peter Pan’
Agapanthus ‘Queen Anne’
Agave desmettiana ‘Variegata’
Aloe vera
Bougainvillea ‘Oo La La’
Calliandra haematocephala
Carissa m. ‘Boxwood Beauty’
Dietes bicolor
Hesperaloe parviflora
Lavandula dentata
Leucophyllum f. ‘Green Cloud’
Lomandra longifolia
Prunus caroliniana ‘Bright n Tight’
Rhaphiolepis i. ‘Clara’
Rhaphiolepis i. ‘Majestic Beauty’
Rosa x ‘Radrazz’
Dwarf Lily of the Nile
Lily of the Nile
Variegated Smooth Agave
Aloe Vera
Bougainvillea
Pink Powder Puff
Boxwood Beauty Natal Plum
Fortnight Lily
Red Yucca
French Lavender
Green Cloud Texas Sage
Spiny-headed Mat Rush
Cherry Laurel
Clara Indian Hawthorn
Majestic Beauty Hawthorn
Knock Out Shrub Rose
1 gal
1 gal
15 gal
5 gal
5 gal
5 gal
5 gal
5 gal
1 gal
5 gal
5 gal
5 gal
15 gal
5 gal
5 gal
5 gal
GROUNDCOVER SCHEDULE:

Lantana montevidensis ‘Alba’
Lonicera japonica ‘Halliana’
Rosmarinus 0. ‘Huntington Carpet’
Senecio mandraliscae
White Trailing Lantana
Hall’s Honeysuckle
Rosemary Huntington Carpet
Blue Chalk Sticks
1 gal
1 gal
1 gal
1 gal

BOTANICAL NAME COMMON NAME SIZE
Lomandra longifolia
Prunus caroliniana ‘Bright n Tight’
Rhaphiolepis i. ‘Clara’
Rhaphiolepis i. ‘Majestic Beauty’
Rosa x ‘Radrazz’
Spinyheaded Mat Rush
Cherry Laurel
Clara Indian Hawthorn
Majestic Beauty Hawthorn
Knock Out Shrub Rose
5 gal
15 gal
5 gal
5 gal
5 gal
GROUNDCOVER SCHEDULE:

Lantana montevidensis ‘Alba’
Lonicera japonica ‘Halliana’
Rosmarinus 0. ‘Huntington Carpet’
Senecio mandraliscae
Note: 1. Plant selection and landscape/irrigation design should comply with the Water Efficient Landscape requirements and ordinances.

White Trailing Lantana
Hall’s Honeysuckle
Rosemary Huntington Carpet
Blue Chalk Sticks
1 gal
1 gal
1 gal
1 gal

WEST COVINA, CA

DEL NORTE -CONCEPTUAL PLANTING PALE

Page 4 ends

4.4.1 Corner Landscape
The eastern edge along North Sunset
Avenue and West Del Norte Streeet is
a highly visible corner and provides
an opportunity to provide enhanced
landscaping or community signage. If
signage is not provided as part of the wall
design, landscaping should be used to
soften the walls appearance and define
the corner.

4.4.2 West Del Norte Street
The West Del Norte Street streetscape will
consist of public sidewalk and parkway
with layering of trees, shrubs, plants, and
ground cover.

4.4.3 North Nora Avenue
The North Nora Avenue streetscape will
consist of public sidewalk and parkway
with layering of trees, shrubs, plants, and
ground cover.

4.5 ENTRIES
The proposed community is required to
provide two entires: a Primary Entry on
West Del Norte Street and a Secondary
Entry on North Nora Avenue, as described
in the following sections.

4.5.1 Primary Entry
Primary access to the site is provided
from West Del Notre Street. As
illustrated in Exhibit 4.3: Conceptual
Primary Entry, the primary entry
will be defined enhanced landscaping,
paving, and potential community
monumentation. The entry will have
parkways and sidewalks on both sides.

Parking will not be permitted. Behind
the sidewalk, landscaping will soften the
appearance of community walls on either
side of the entry.

4.5.2 Secondary Entry
The N Nora Avenue entry functions as
the secondary entry to the community.

This entrance will be less formal and will
include pilasters, enhanced paving, and
landscaping that complements the main
entry design.

4.6 PRIVATE

CIRCULATION
Within the community, landscaping of
private lanes and alleys will enhance the
livability of the community by creating a
pleasant walking and driving experience
for residents and visitors.

4.6.1 Lanes
Lanes provide the primary vehicular and
pedestrian circulation through the specific
plan area. Lanes include sidewalks that
will be enhanced with trees to provide
shade and pedestrian comfort along
sidewalks and to shade parked cars.

The planting pattern is modified based
upon the design condition of the lane,
which varies throughout the site. Where
sidewalks are separated from the curb
by parkway, trees are planted generally
30 feet on center. Where sidewalks are
immediately adjacent to the curb, tree
are planted where appropriate behind
the sidewalk. When adjacent to parking
stalls, trees are planted to shade park cars
and complement the design of adjacent
common recreation areas. Pedestrian
portal of arbors are provided at the city
park connection point to further enhance
the design of the community.

4.6.2 Alleys
Alleys provide access to townhome
garages. For residents, alleys are the
primary vehicular entry to their home
and should therefore be designed to
enhance their daily experience. Where
feasible alleys should be enhanced with
small shrubs and vines between garages to
soften the feel of the alley.

February 2026 Landscape Design Guidelines| Page 4-7
Not to Scale
Exhibit 4.3: Conceptual Primary Entry
KEYMAP
LEGEND
Project Entry with Enhanced Paving
Entry Signage Pilaster
Entry Specimen Tree
Concrete Sidewalk
Single Family Side Yard Wall
Single Family Front Yard
Townhome Private Patio
Screening Vine
1 2
3 4
5 6
7 8
A

DRIVEWAY A

DRIVEWAY C

D E L N O R T E S T R E E T

ENTRY ELEVATION A
SCALE: 1/4”=1’-0” Varies 5’-0” 5’-0” 26’-0” 5’-0” 5’-0” Varies

PA SW PKW
Lot Line Lot Line
Single Family Front Yard Entry Driveway PKW SW PA Single Family Front Yard 6’-0” 8’-0” 5 8
4 3
5 8 7
1 2
6 6
2 4’ typ.
5’
5’
4’

02.16.25 WEST COVINA, CA
L-2

DEL NORTE -
Collaborative
0 5’ 10’ 20’
DEL NORTE STREET ENTRY ENLARGEMENT Scale: 1”= 10’-0”
For conceptual purposes only. Site Plan may vary at Final provided it is in substantial conformance with the specific plan. Please refer to Chapter 6.

Page 4 ends

4.7 COMMON
AREAS
Common areas provide an outdoor living
space where people can relax, recreate, or
gather as a community. Landscaping of
these areas should reflect the anticipated
activities for each space.

4.7.1 Central Recreation
The central recreation area consists of
open space and amenities at the center of
the community.

Exhibit 4.4: Conceptual Central
Community Space illustrates the
proposed concept for this space.

Alternative designs are permitted as long
as the proposed amenities are equivalent
or better than those illustrated in this
specific plan.

Landscaping in the common recreation
area should enhance the proposed
amenities. Turf should be limited to areas
intended for passive and active play. Shade
should be provided for table and benches.

4.7.2 Secondary Spaces
Secondary spaces, as illustrated in Exhibit

4.5: Conceptual Secondary Spaces,
provide smaller and more intimate
areas that can be enhanced to provide
additional community amenities or
smaller gathering space.

4.7.3 Paseos
Pasoes are areas between buildings that
provide front door access to units. These
linear spaces are not intended for active
recreation but can include benches, patios,
and landscaping that create an attractive
and high quality living space.

4.8 WALLS & FENCES
Walls and fences within the specific plan
area will be used to define private and
semi-private space in accordance with
the wall and fence regulations provided
in Chapter 2. Community walls will
also serve as a unifying design element.

Exhibit 4.6a: Conceptual Wall and Fence
Plan illustrates the anticipated location
and design of walls and fences within the
specific plan area.

4.9 LIGHTING &

OUTDOOR

FURNITURE
Lighting along public rights-of-way will
consist of City of West Covina Street
lighting. Within the community, lighting
should be designed at a pedestrian scale.

Lighting should be provided at the lowest
level to accommodate pedestrian safety
and should be designed to minimize
disturbances to residential homes and
shield lighting from adjacent properties.

Lighting, benches, tables, waste receptacles,
mailboxes and similar street furniture
should all be coordinated to provide a
consistent and complementary palette of
elements. These details work together to
convey a high quality design character.

Graffiti-resistant coatings should be
used on all street furniture to assist in
deterring graffiti.

February 2026 Landscape Design Guidelines| Page 4-9
Not to Scale
Exhibit 4.4: Conceptual Central Community Space
For conceptual purposes only. Site Plan may vary at Final provided it is in substantial conformance with the specific plan. Please refer to Chapter 6.

KEYMAP
LEGEND
Pool Entry
Pool Building
Pool (34’x 58’)
Shade Structure at Pool Area
Pool Enclosure Wall
Pool Enclosure Fence
Semi-Private Casual Seating
Cabana
Lounge Chair with Umbrella
Group Seating
Daybed
Planter Pot
Palm Tree
Accent Tree at Pool Area
Shade Structure at Social Area
BBQ Grill with Picnic Table and Chairs
Event Lawn
Mailbox Cluster
Transformer
1 2
2 3
3 4
5 6
7 8
11 9
12 13
14 15
16 17
17 18
19 10

DRIVEWAY C
5 7 6 11 13 15
15 1 6
19 18 13 8
9 1
16 5
4 10
12 14
4’
4’
7’-6” 4’ 5’
5’
5’ 3’
5’-6”
5’-6”
6’-6”
6’-6”
16 16

02.16.25 WEST COVINA, CA
L-3

DEL NORTE -
Collaborative

CENTRAL OPEN SPACE ENLARGEMENT
0 5’ 10’ 20’
Scale: 1”= 10’-0”

Page 4 ends

Not to Scale
Exhibit 4.5: Conceptual Secondary Spaces
KEYMAP
B
A
1 1
6 2
3 4 6
5 7
2 3
LEGEND
Sidewalk
Private Patio Fence
Paseo Tree
Low Seat Wall
DG Paving
Accent Tree
Mailbox Cluster
1 2
3 4
5 6
7 A TYPICAL GREEN PASEO B POCKET PARK
4’ 7’
8’-6” 4’

EXISTING

DEL NORTE PARK

02.16.25 WEST COVINA, CA
L-4

DEL NORTE -
Collaborative
0 8’ 16’ 32’
TYPICAL PASEO ENLARGEMENT Scale: 1/16”= 1’-0”

DRIVEWAY A

DRIVEWAY R

DRIVEWAY T

DRIVEWAY N
KEYMAP
B
A
1 1
6 2
3 4 6
5 7
2 3
LEGEND
Sidewalk
Private Patio Fence
Paseo Tree
Low Seat Wall
DG Paving
Accent Tree
Mailbox Cluster
1 2
3 4
5 6
7 YPICAL GREEN PASEO B POCKET PARK
4’ 7’
8’-6” 4’

EXISTING

DEL NORTE PARK

02.16.25 WEST COVINA, CA
L-4

DEL NORTE -
Collaborative
0 8’ 16’ 32’
TYPICAL PASEO ENLARGEMENT Scale: 1/16”= 1’-0”

DRIVEWAY A

DRIVEWAY R

DRIVEWAY N
KEYMAP
B
A
1 1
6 2
3 4 6
5 7
2 3
LEGEND
Sidewalk
Private Patio Fence
Paseo Tree
Low Seat Wall
DG Paving
Accent Tree
Mailbox Cluster
1 2
3 4
5 6
7 A TYPICAL GREEN PASEO B POCKET PARK
4’ 7’
8’-6” 4’

EXISTING

DEL NORTE PARK

02.16.25 WEST COVINA, CA
L-4

DEL NORTE -
Collaborative
0 8’ 16’ 32’
TYPICAL PASEO ENLARGEMENT Scale: 1/16”= 1’-0”

DRIVEWAY A

DRIVEWAY R

DRIVEWAY T

DRIVEWAY N
February 2026 Landscape Design Guidelines| Page 4-11
Not to Scale
For conceptual purposes only. Site Plan may vary at Final provided it is in Exhibit 4.6a: Conceptual Wall & Fence Plan substantial conformance with the specific plan. Please refer to Chapter 6.

LEGEND
Entry Signage Pilaster - 8’-0”ht.

Perimeter Wall - 6’-0” ht.

Perimeter Low Wall (3’ht.) with Tubular
Steel Fence (3’ht.) - Total 6’-0”ht.

Single Family / Townhome Side Yard
Fence - 6’-0”ht.

Townhome Private Patio Fence - 3’-6” ht.

Pool Enclosure Wall - 6’-0”ht.

Pool Enclosure Fence - 6’-0”ht.

Existing Wall to Remain (+/- 6’-0”ht.)
(Paint color to match proposed wall.)
Single Family / Townhome Side Yard Gate
Townhome Private Patio Gate
Pool Enclosure Gate
Maintenance Gate

EXISTING

DEL NORTE PARK

EXISTING

DEL NORTE PARK

EXISTING

MEDICAL CLINIC

EXISTING

SINGLE FAMILY

EXISTING

SINGLE FAMILY

N O R A A V E N U E

D E L N O R T E S T R E E T

S U N S E T A V E N U E
Note:

Graffiti-resistant coatings shall be used on all walls, fences, sign structures, glass panels or similar structures to assist in deterring graffiti.

EXISTING

BASEBALL FIELD
(DEDICATED AREA)

DRIVEWAY C DRIVEWAY J

DRIVEWAY O

DRIVEWAY D

DRIVEWAY E

DRIVEWAY B

DRIVEWAY FDRIVEWAY G

DRIVEWAY I DRIVEWAY H

DRIVEWAY M

DRIVEWAY T

DRIVEWAY R

DRIVEWAY P

DRIVEWAY A

DRIVEWAY K

DRIVEWAY A

DRIVEWAY C

DRIVEWAY A

DRIVEWAY L

DRIVEWAY S

DRIVEWAY Q

DRIVEWAY N

02.16.25 WEST COVINA, CA
L-5

DEL NORTE -
Collaborative

CONCEPTUAL WALL AND FENCE PLAN
0 20’ 40’ 80’
Scale: 1”= 40’-0”

Page 4 ends

Not to Scale
Exhibit 4.6b: Conceptual Wall & Fence Imagery
Shot Blast CMU (or Equal) Slump Block - Gray (or Equal) Slump Block - Gray (or Equal) Perimeter Wall
Perimeter Low Wall
with Tubular Steel Fence
Single Family/ Townhome
Side Yard Fence
Single Family/ Townhome
Side Yard Gate
Entry Signage Pilaster
Vinyl Fence with Paint Color: SW7048 Urban Bronze (or Equal) Vinyl Fence with Paint Color: SW7048 Urban Bronze (or Equal) Pool Enclosure Wall Pool Enclosure Fence Pool Enclosure Gate Maintenance Gate Townhome Private Patio Fence
Townhome Private Patio Gate
Wood Fence
Color to Match Architecture 6’-0”
3’-0” 3’-0”
8’-0”
6’-0”
6’-0”
CMU Wall with Stucco finish.

Color to match pool building.

Tubular Steel Tubular Steel Tubular Steel
6’-0”6’-0”6’-0”6’-0”

02.16.25 WEST COVINA, CA
L-6

DEL NORTE -
Collaborative

CONCEPTUAL WALL AND FENCE DETAILS
February 2026 Utilities & Services | Page 5-1
5 - UTILITIES & SERVICES

5.1 INTRODUCTION
This chapter provides an overview of the
grading plan, utility plans, and services
necessary to support development
proposed by the Del Norte Specific
Plan. The intent is to provide the basic
utilities and services needed to ensure the
community functions properly. It also
seeks to conserve resources and protect
natural ecosystems by implementing
best management practices, low impact
development practices, water and energy
conservation measures, and adequate
public services such as schools, fire
protection, and public safety.

5.2 GRADING &

DRAINAGE
Both the City of West Covina and the
County of Los Angeles manage and
maintain storm drain systems within
the City to collect storm runoff and help
prevent flooding of developed areas. The
stormwater systems consist of channels,
gutters, drains, catch basins, and pipes
which convey the runoff to receiving
water bodies. Receiving water bodies
include Walnut Creek Wash and San
Jose Creek, which flow to the San Gabriel
River. The San Gabriel River flows to the
San Pedro Bay on the Pacific Ocean coast.

5.2.1 Grading
Exhibit 5.1: Conceptual Drainage &
Grading Plan illustrates the proposed
grading and drainage concept for the
specific plan area.

To prevent flooding in the northeast
corner, the conceptual grading
plan proposes to slope towards the
southwestern corner of the site. Onsite surface drainage is directed to the underground stormdrain system. Because
the existing Del Norte Park slopes towards
the project site, a concrete channel will be
provided along the shared property lines
to collect runoff from the park. The runoff
will be collected in inlets and directed
into an existing County of Los Angeles
Storm drain line in West Del Norte Street
and North Nora Ave.

Grading adheres to the City of West
Covina’s grading standards unless
otherwise shown and as recommended by
the geotechnical engineer.

5.2.2 Stormwater Drainage &
Treatment
Stormwater runoff collected from the
specific plan area may contain high
sediment loads and many types of
pollutants, including oil and grease,
chemicals, pesticides, heavy metals,
bacteria, viruses, and oxygen-demanding
compounds. The City’s strategy and policy
direction is to reduce discharges of these
pollutants into the stormwater conveyance
system through implementation of low
impact development (LID) structural and
non-structural best management practices
(BMPs), source control BMPs; and
structural and non-structural BMPs for
all new development. LID requires that all
stormwater be collected and treated on-site
prior to entering the storm drain system.

Page 5 ends

Exhibit 5.1: Conceptual Drainage & Grading Plan

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

PROPOSED DRIVEWAY "C" & FIRE LANE
PROPOSED DRIVEWAY "A" & FIRE LANE

PROPOSED
DRIVEWAY "J"
PROPOSED DRIVEWAY "F"
PROPOSED DRIVEWAY "D"
PROPOSED DRIVEWAY "E"
PROPOSED DRIVEWAY "B" & FIRE LANE
PROPOSED DRIVEWAY "G"

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

BUILDING
PROPOSED DRIVEWAY "A" & FIRE LANE
PROPOSED DRIVEWAY "I"
PROPOSED DRIVEWAY "A"
& FIRE LANE
PROPOSED DRIVEWAY "L"
PROPOSED DRIVEWAY "M"
PROPOSED DRIVEWAY "N"
PROPOSED DRIVEWAY "O"
PROPOSED DRIVEWAY "P"
PROPOSED DRIVEWAY "Q"
PROPOSED DRIVEWAY "R"
PROPOSED DRIVEWAY "S"
PROPOSED DRIVEWAY "T"
& FIRE LANE
PROPOSED DRIVEWAY "C"
PROPOSED DRIVEWAY "C"
LOT 1
PAD=396.58
3186 SF
LOT 3
PAD=396.20
2835 SF
LOT 4
PAD=395.99
2646 SF
LOT 5
PAD=395.80
2835 SF
LOT 6
PAD=395.62
2646 SF
LOT 7
PAD=395.51
2646 SF
LOT 8
PAD=395.37
3149 SF
LOT 9
PAD=394.98
2834 SF
LOT 10
PAD=394.73
2879 SF
LOT 11
PAD=394.60
3264 SF
LOT 12
PAD=394.37
3110 SF
LOT 13
PAD=394.58
2836 SF
LOT 14
PAD=394.80
2646 SF
LOT 15
PAD=395.03
2835 SF
LOT 16
PAD=395.25
2646 SF
LOT 17
PAD=395.40
2836 SF
LOT 18
PAD=395.48
2647 SF
LOT 19
PAD=395.76
2836 SF
LOT 20
PAD=395.97
2652 SF
LOT 21
PAD=396.06
2835 SF
LOT 22
PAD=396.03
2646 SF
LOT 23
PAD=396.09
2835 SF
LOT 24
PAD=396.21
2646 SF
LOT 25
PAD=396.34
2646 SF
LOT 26
PAD=396.41
2646 SF
LOT 27
PAD=396.52
2835 SF
LOT 28
PAD=396.96
2646 SF
LOT 29
PAD=397.32
2834 SF
LOT 30
PAD=397.65
2646 SF
LOT 31
PAD=398.03
2865 SF
LOT 32
PAD=398.36
2680 SF
LOT 33
PAD=398.75
2873 SF
LOT 34
PAD=399.07
3379 SF
BUILDING 1
PAD=396.06
BUILDING 2
PAD=396.06
BUILDING 3
PAD=394.92
BUILDING 4
PAD=394.92
BUILDING 5
PAD=395.09
BUILDING 6
PAD=395.36
BUILDING 8
PAD=395.43
BUILDING 9
PAD=395.84
BUILDING 10
PAD=396.33 BUILDING 11
PAD=396.74
BUILDING 12
PAD=396.71
BUILDING 13
PAD=396.10
BUILDING 14
PAD=395.78
BUILDING 25
PAD=395.66
BUILDING 26
PAD=395.78
BUILDING 15
PAD=395.82
BUILDING 16
PAD=395.82 BUILDING 18
PAD=397.02
BUILDING 17
PAD=397.02
BUILDING 23
PAD=395.87
BUILDING 24
PAD=395.87 BUILDING 22
PAD=396.51
BUILDING 19
PAD=397.30
BUILDING 28
PAD=396.83
BUILDING 27
PAD=396.83
BUILDING 30
PAD=396.49
BUILDING 29
PAD=395.78
LOT 2
PAD=396.34
2646 SF
BUILDING 1
PAD=395.73
BUILDING 2
PAD=395.73
BUILDING 17
PAD=396.69
BUILDING 18
PAD=396.69
BUILDING 6
PAD=395.69
BUILDING 7
PAD=395.36
BUILDING 7
PAD=395.69
BUILDING 21
PAD=396.51
BUILDING 21
PAD=397.16
*ADA
*ADA *ADA
*ADA
*ADA
*ADA
*ADA
*ADA *ADA
*ADA
*ADA
*ADA
*ADA
*ADA
*ADA *ADA *ADA
*ADA
*ADA
*ADA *ADA *ADA *ADA
FF =399.03 FF =399.42 FF =399.74 FF =397.99 FF =398.32 FF =398.70 FF =397.63 FF =397.01 FF =397.08 FF =397.19 FF =396.76 FF =396.88 FF =396.64 FF =396.73 FF =396.70 FF =396.07 FF =396.15 FF =396.43 FF =395.47 FF =395.70 FF =395.92 FF =395.04 FF =395.25 FF =395.27
FF =395.40
FF =395.65
FF =396.04
FF =396.18
FF =396.29
FF =396.47
FF =396.66
FF =396.87
FF =397.01
FF =397.25
LOT 1
PAD=396.58
3186 SF
LOT 3
PAD=396.20
2835 SF
LOT 4
PAD=395.99
2646 SF
LOT 5
PAD=395.80
2835 SF
LOT 6
PAD=395.62
2646 SF
LOT 7
PAD=395.51
2646 SF
LOT 8
PAD=395.37
3149 SF
LOT 9
PAD=394.98
2834 SF
LOT 10
PAD=394.73
2879 SF
LOT 11
PAD=394.60
3264 SF
LOT 12
PAD=394.37
3110 SF
LOT 13
PAD=394.58
2836 SF
LOT 14
PAD=394.80
2646 SF
LOT 15
PAD=395.03
2835 SF
LOT 16
PAD=395.25
2646 SF
LOT 17
PAD=395.40
2836 SF
LOT 18
PAD=395.48
2647 SF
LOT 19
PAD=395.76
2836 SF
LOT 20
PAD=395.97
2652 SF
LOT 21
PAD=396.06
2835 SF
LOT 22
PAD=396.03
2646 SF
LOT 23
PAD=396.09
2835 SF
LOT 24
PAD=396.21
2646 SF
LOT 25
PAD=396.34
2646 SF
LOT 26
PAD=396.41
2646 SF
LOT 27
PAD=396.52
2835 SF
LOT 28
PAD=396.96
2646 SF
LOT 29
PAD=397.32
2834 SF
LOT 30
PAD=397.65
2646 SF
LOT 31
PAD=398.03
2865 SF
LOT 32
PAD=398.36
2680 SF
LOT 33
PAD=398.75
2873 SF
LOT 34
PAD=399.07
3379 SF
BUILDING 1
PAD=396.06
BUILDING 2
PAD=396.06
BUILDING 3
PAD=394.92
BUILDING 4
PAD=394.92
BUILDING 5
PAD=395.09
BUILDING 6
PAD=395.36
BUILDING 8
PAD=395.43
BUILDING 9
PAD=395.84
BUILDING 10
PAD=396.33 BUILDING 11
PAD=396.74
BUILDING 12
PAD=396.71
BUILDING 13
PAD=396.10
BUILDING 14
PAD=395.78
BUILDING 25
PAD=395.66
BUILDING 26
PAD=395.78
BUILDING 15
PAD=395.82
BUILDING 16
PAD=395.82 BUILDING 18
PAD=397.02
BUILDING 17
PAD=397.02
BUILDING 23
PAD=395.87
BUILDING 24
PAD=395.87 BUILDING 22
PAD=396.51
BUILDING 19
PAD=397.30
BUILDING 28
PAD=396.83
BUILDING 27
PAD=396.83
BUILDING 30
PAD=396.49
BUILDING 29
PAD=395.78
FF=396.51 FF=397.00 FF = 397.41 FF=397.38 FF=396.77
FF=396.45
FF=396.10
FF=396.02
FF=396.33
FF=395.76
FF=395.69
FF=395.69
FF=396.72
FF=396.72 FF = 396.49 FF = 396.49 FF = 397.68 FF = 397.68 FF = 396.54 FF = 396.54 FF = 397.18
FF = 397.97
FF = 397.16
FF = 396.45
FF = 397.50 FF = 397.50 FF=396.45
LOT 2
PAD=396.34
2646 SF
BUILDING 1
PAD=395.73
FF=396.39
BUILDING 2
PAD=395.73
FF=396.39
BUILDING 17
PAD=396.69
FF = 397.35 BUILDING 18
PAD=396.69
FF = 397.35
BUILDING 6
PAD=395.69
FF=396.35
BUILDING 7
PAD=395.36
FF=396.02
BUILDING 7
PAD=395.69
FF=396.35
BUILDING 21
PAD=396.51
FF = 397.18 BUILDING 21
PAD=397.16
FF = 397.83
*ADA
*ADA *ADA
*ADA
*ADA
*ADA
*ADA
*ADA *ADA
*ADA
*ADA
*ADA
*ADA
*ADA
*ADA *ADA *ADA
*ADA
*ADA
*ADA *ADA *ADA *ADA
LOT 7
PAD=431.25
2000 SF
LOT NU

PAD ELE

LOT SQUA
BUILDING 21
PAD=431.25

BUILDING

PAD ELE
TRACT NO. 20448
BOOK 526 PAGE 10-11
R.O.S.

BOOK 82 PAGE 61
TRACT NO. 12002
BOOK 381 PAGE 8-9
TRACT NO. 12002
BOOK 381 PAGE 8-9
TRACT NO. 20448
BOOK 526 PAGE 10-11
044618 MORAN CONSULTING CORPORATION
● CIVIL ENGINEERING ● SURVEYING ● LAND PLANNING
4510 E. Pacific Coast Highway, Suite 280
Long Beach, California 90804
Main (562) 340-4670 Fax (562) 340-4680
E-Mail Address: [email protected]

SEE SUNSET LEFT TURN
POCKET DETAIL 1 SHEET C-2.1
LOT 7
PAD=431.25
2000 SF

LOT NUMBER

PAD ELEVATION

LOT SQUARE FOOT
BUILDING 21
PAD=431
25 BUILDING NUMBER

PAD ELEVATION
February 2026 Utilities & Services | Page 5-3
The grading plan is designed to drain all
stormwater into an infiltration system
onsite as illustrated in Exhibit 5.2:

Conceptual Storm Drain Plan. The
typical path of travel for the onsite runoff
are as follows: flows overland and gets
intercepted by either catch basin, trench
drain, or area drains. Flows through
a storm drainpipe to a hydrodynamic
separator for pretreatment, then to the
infiltration chambers located underneath
the guest parking spaces. Storm drain
manholes will provide access to the
infiltration chambers for maintenance.

The infiltration chambers have been
designed to capture flows from the 85th
percentile storm event, high flows will
bypass the catch basins, trench drain,
area drains and will flow out to the North
Nora Avenue and West Del Norte Street.

No direct connections to the public storm
drains are proposed. The Q25 on-site and
off-site flows will surface flow via street
and ultimately discharge to Pacific Ocean.

5.3 DOMESTIC
WATER
The specific plan area is situated within
the service boundaries of Azusa Light &
Water (ALW). ALW is the incumbent
water purveyor for this area. The water
produced by Azusa Light & Water
currently meets all State and Federal
Standards relating to domestic water
quality. The proposed water system shall
comply with all current and future rules
and regulations of ALW applicable water
conservation requirements contained in
the City of West Covina Municipal Code.

The water system proposed for the specific
plan area consists of a series of public
6-inch pipes, as illustrated in Exhibit

5.3: Conceptual Domestic Water Plan,
to create a looped system that serves all
homes within the site. The proposed water
system connects to an existing 8-inch
pipe in West Del Norte Street and North
Nora Avenue. The project will connect
all proposed services and laterals to the
new public water main. All new services
shall be connected to the new public water
main. The proposed 8-inch water main in
West Del Norte will connect to the 8-inch
line in North Nora Avenue and both will
connect into the existing 12-inch line in
North Sunset Avenue.

A proposed fire water line will be added
adajacent to the water line within the
project site. It will connect to the existing
water lines in West Del Norte Street
and North Nora Avenue before looping
in Private Driveways “A”, “B”, and “C”
throughout the project.

Water conservation measures required
within the specific plan area include the
following:
• Low flow toilets and fixtures per
CalGreen standards
• Drought tolerant landscaping
• Smart irrigation controllers
• Mulching
• Hydrozoning
• All other water conservation
requirements per CalGreen, the City’s
Landscape Efficiency Ordinance, and
other applicable State, regional, and
local regulations.

5.4 SEWER
Domestic sewage includes wastewater
from household and commercial
plumbing, such as toilets, showers, and
sinks. The City of West Covina operates
and maintains the City’s sanitary sewer
system, which collects and conveys
sewage to Los Angeles County Sanitations
District (LACSD) trunk line located
on Willow Avenue and Gravey Avenue
before connecting to the San Jose Creek
East Water Reclamation Plant (WRP) .

There, contaminants are removed from
the sewage through a multi-stage process,
which includes settling, filtering, and

Page 5 ends

Not to Scale

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

PROPOSED DRIVEWAY "C" & FIRE LANE
PROPOSED DRIVEWAY "A" & FIRE LANE

PROPOSED
DRIVEWAY "J"
PROPOSED DRIVEWAY "F"
PROPOSED DRIVEWAY "D"
PROPOSED DRIVEWAY "E"
PROPOSED DRIVEWAY "B" & FIRE LANE
PROPOSED DRIVEWAY "G"

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

LOT NUMBER

PAD ELEVATION

LOT SQUARE FOOT
BUILDING 21
PAD=431.25

BUILDING NUMBER

PAD ELEVATION
TRACT NO. 20448
BOOK 526 PAGE 10-11
R.O.S.

SEE SUNSET LEFT TURN
POCKET DETAIL 1 SHEET C-2.1 N Sunset Ave
Exhibit 5.2: Conceptual Storm Drain Plan
Legend
N Nora Avenue
Proposed
Private Storm
Drain
Proposed
Private
Underground
Retention
Chamber
Note: Design,
sizes and
alignments may
change at final
design
February 2026 Utilities & Services | Page 5-5

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

PROPOSED DRIVEWAY "C" & FIRE LANE
PROPOSED DRIVEWAY "A" & FIRE LANE

PROPOSED
DRIVEWAY "J"
PROPOSED DRIVEWAY "F"
PROPOSED DRIVEWAY "D"
PROPOSED DRIVEWAY "E"
PROPOSED DRIVEWAY "B" & FIRE LANE
PROPOSED DRIVEWAY "G"

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

LOT NUMB

PAD ELEVA

LOT SQUARE
BUILDING 21
PAD=431.25

BUILDING NU

PAD ELEVA
TRACT NO. 20448
BOOK 526 PAGE 10-11
R.O.S.

SEE SUNSET LEFT TURN
POCKET DETAIL 1 SHEET C-2.1
Exhibit 5.4: Conceptual Domestic Water Plan
Proposed 6-inch line
Proposed 6-inch Fire
Water line
Proposed 8-inch line
Existing 8-inch line
Existing 12-inch line
Legend
W Del Norte Street
N Sunset Ave
N Nora Avenue

Page 5 ends

biological and chemical treatment. The
treated water is then discharged into local
waterways or used as reclaimed water.

The proposed public sewer system for
the specific plan area is illustrated in
Exhibit 5.4: Conceptual Sewer Plan. The
proposed gravity sewer system consist of
a series of 8-inch polyvinyl chloride pipe
(P.V.C) that convey flows to an existing
8-inch pipe in North Nora Avenue or a
new 8-inch pipe in West Del Norte Street
that will connect to an existing 8-inch
pipe in North Sunset Ave. Pursuant to
a sewer capacity study prepared for this
project, no additional off-site mitigation
is required.

5.5 SOLID WASTE
The City contracts with a private hauler,
Athens Services, for residential and
commercial solid waste and recycling
pickup and disposal. Each home will be
provided with three individual carts: a
black cart for trash, recycling, and a green
can for organic waste. Carts will be stored
in garages or in private fenced yards on
non-collection days. On collection day,
residents will be required to place their
carts along the designed collection route
for collection by Athens Services. Waste
collected from the specific plan area is
taken to a materials recovery facility.

Non-hazardous construction and
demolition waste shall be recycled or
salvaged pursuant to CalGreen. Prior
to issuance of building permits, a
Waste Management Plan (WMP) for
Construction and Demolition shall be
provided. Additionally, documentation
and approval from the WMP Compliance
Official shall be required prior to final
inspection and approvals to demonstrate
that the waste diversion requirement have
been met.

5.6 ELECTRICITY &

NATURAL GAS
Electrical power is provided by
Southern California Edison. No major
improvements to the local distribution
networks will be needed to support the
growth facilitated by this specific plan.

All new lines are required to be installed
underground. No natural gas connection
is proposed for the project.

New development within the specific
plan area will be required to meet the
requirements of the California Energy
Code (Title 24) and CalGreen. Title 24
and CalGreen include the most stringent
requirements for energy conservation in
the country. To meet these requirements,
all new development within the specific
plan area will include rooftop photovoltaic
(PV) solar panels, energy efficient lighting
and appliances, cool roofs, energy efficient
windows, and other design features that
significantly conserve energy.

5.7 BROADBAND &
TELECOM.

Broadband and telecommunications
services are provided by Spectrum,
Frontier, Direct TV and AllConnect
(Direct TV). All new dry utilities are
required to placed underground to the
extent feasible.

5.8 SCHOOLS
The specific plan area falls within the
boundaries of the West Covina Unified
School District. The assigned elementary
school (Grades K-5) for the specific plan
area is Monte Vista Elementary School.

The assigned Middle School (Grades 6-8)
for the specific plan area is Edgewood
Middle School. The assigned High School
(Grades 9-12) for the specific plan area is
Edgewood High School.

February 2026 Utilities & Services | Page 5-7

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

PROPOSED DRIVEWAY "C" & FIRE LANE
PROPOSED DRIVEWAY "A" & FIRE LANE

PROPOSED
DRIVEWAY "J"
PROPOSED DRIVEWAY "F"
PROPOSED DRIVEWAY "D"
PROPOSED DRIVEWAY "E"
PROPOSED DRIVEWAY "B" & FIRE LANE
PROPOSED DRIVEWAY "G"

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

LOT NUMB

PAD ELEVA

LOT SQUARE
BUILDING 21
PAD=431.25

BUILDING NU

PAD ELEVA
TRACT NO. 20448
BOOK 526 PAGE 10-11
R.O.S.

SEE SUNSET LEFT TURN
POCKET DETAIL 1 SHEET C-2.1
Exhibit 5.4: Conceptual Sewer Plan
Legend
W Del Norte Street
N Sunset Ave
N Nora Avenue
Proposed 8-inch line
Existing 8-inch line

Page 5 ends

5.9 PUBLIC SAFETY
& EMERGENCY

SERVICES
Public Safety services are provided
by the City of West Covina Police
Department. The community has
been designed with Crime Prevention
Through Environmental Design (CPTED)
principles in mind. Buildings are
oriented with front doors and windows
facing public sidewalks and common
areas to allow for natural surveillance.

The landscape plan utilizes the use of
walkways, fences, lighting, signage and
landscape to clearly guide people and
vehicles to and from the proper entrances.

These way-finding features include
entry monumentation at both vehicular
entrances and pedestrian portals in key
locations. Walls, fences, bollards, and
shrubs are also used to reinforce public
areas from private spaces. Finally, the
requirement for an HOA will ensure
that properties are properly maintained
to prevent the specific plan area from
becoming an attractive nuisance.

The West Covina Fire Department
provides fire emergency services
throughout the City. The specific plan
area is located within the Fire Station 3
District. Fire Station No. 3 is located at
1433 West Puente Avenue, approximately

1.2 miles from the site to the east.

Response time to the specific plan area is
less than three (3) minutes.

The proposed community is designed to
accommodate emergency access to the site
as illustrated in Exhibit 5.5: Conceptual
Fire Access Plan. Fire access routes have
been designed to meet the minimum
width and turning dimensions as required
by the fire department. Furthermore, all
buildings will be constructed to meet the
current building code requirements for
fire safety.

February 2026 Utilities & Services | Page 5-9

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

PROPOSED DRIVEWAY "C" & FIRE LANE
PROPOSED DRIVEWAY "A" & FIRE LANE

PROPOSED
DRIVEWAY "J"
PROPOSED DRIVEWAY "F"
PROPOSED DRIVEWAY "D"
PROPOSED DRIVEWAY "E"
PROPOSED DRIVEWAY "B" & FIRE LANE
PROPOSED DRIVEWAY "G"

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

LOT NUMB

PAD ELEVA

LOT SQUARE
BUILDING 21
PAD=431.25

BUILDING NU

PAD ELEVA
TRACT NO. 20448
BOOK 526 PAGE 10-11
R.O.S.

SEE SUNSET LEFT TURN
POCKET DETAIL 1 SHEET C-2.1
Exhibit 5.5: Conceptual Fire Access Plan **
26-foot wide
fire lane with
45-foot outside
radius
Proposed Fire
Hydrant
Existing Fire
Hydrant
*
Legend
*
W Del Norte Street
N Sunset Ave
N Nora Avenue
*
*
*
February 2026 Administration & Implementation| Page 6-1 6 - ADMINISTRATION & IMPLEMENTATION

6.1 Administration
The Del Norte Specific Plan shall be
adopted by ordinance. At the time of
adoption of the Del Norte Specific Plan,
concurrent applications shall be approved
for overall site development through
General Plan Amendment, Zone Change,
Precise Plan, and Tentative Tract Map.

The Administration section is intended
to provide the regulatory framework for
any subsequent entitlements that shall be
required and is consistent with the WCMC.

All other ordinances and sections of
the WCMC shall also apply, unless such
standards are inconsistent with the
provisions and objectives of the Del Norte
Specific Plan in which case, the Specific
Plan shall apply.

6.1.1 Interpretations
The Planning Director of the City of West
Covina, or their designee, shall have the
responsibility to interpret the provisions
of the Del Norte Specific Plan.

6.1.2 Substantial Conformance
“Substantial conformance” means that
any proposed activity, construction,
and development complies with the Del
Norte Specific Plan, adopted mitigation
measures, and project conditions of
approval; where no additional units,
property, or parcels beyond that provided
by the specific plan or approved map
are involved; approved minimum lot
sizes and setbacks are maintained;
proposed construction is consistent
with the architectural guidelines
provided in the specific plan; no grading
beyond substantial conformance
limits is proposed; and no significant
environmental impact is created. The
Planning Director or their designees
shall make a determination of substantial
conformance prior to the issuance of any
permits or approval of plans. No written
determination is required provided that
plans submitted to the city for approval
exhibit substantial conformance with the
Del Norte Specific Plan.

6.1.3 Modifications &
Minor Adjustments
In order to provide flexibility to the
review process, the Planning Director,
without a public hearing, may approve
through a Minor Site Plan Review any
minor adjustments to the project of a
development standard for yards, setbacks,
and architecture.

Page 6 ends

6.2 Implementation
The following section describes how the
Del Norte Specific Plan will be built and
financed.

6.2.1 Phasing
The community shall be developed in two
(2) phases:
• Phase 1 shall include demolition of
all structures and clearing of the
site, grading, and installation of all
utilities and roadways. Phase one is
anticipated to last approximately six
(6) months.
• Phase 2 shall include the construction
of all buildings. Phase 2 may be
further divided into sub-phases and
is expected to last approximately
twenty-four (24) months depending
upon market conditions.

All new development shall provide the
appropriate level of public improvements,
services, and utilities to adequately serve
the proposed uses for each phase of
development. Confirmation by the Public
Works Department of adequate facilities
shall be provided prior to the issuance of
building permits.

If needed, temporary on-site private
streets and drive aisles shall be provided
subject to the approval of the Public
Works and Fire Departments.

Each undeveloped phase shall be
maintained in a weed free condition.

6.2.2 Financing
All private infrastructure improvements
shall be funded entirely by the developer
of the community. Public improvements
shall be conditioned to be completed by
the developer as determined appropriate
by the City of West Covina. The developer
shall pay any applicable fees to the City of
West Covina or other applicable agencies
if required for connection and/or capacity
expansion fees (or other similar fees). The
City of West Covina shall ensure and
developer shall install adequate facilities
available to serve the project prior to
issuance of an occupancy permit for any
portion of the project consistent with the
phasing policies describes in section 6.2.1.

Consistent with the City of West Covina’s
requirements or mitigation measures
identified in the Mitigated Negative
Declaration, the project developer shall be
required to pay fees or contribute to public
service facilities on a prorated share based
on the project impacts to public services.

Confirmation that the project has met it’s
fair share contribution to public services
shall be required prior to the issuance of a
building permit or occupancy permit, as
determined by the Public Works Director.

6.2.3 Maintenance
The Del Norte Community shall have
a private Homeowners Association
(HOA). The association shall provide
maintenance of all private common area
improvements, including landscape,
fence, and wall repairs. The HOA shall
also be responsible for all private streets,
alleys, and motor courts. Lastly, the HOA
shall be responsible for all front yard
landscape improvements.

All improvements within the specific
plan area shall comply with maintenance
of standards, buildings, and structures
for Multi-Family Zones as specified in
the WCMC.

6.2.4 Conveyance of Land
The conveyance of the 1.45 acres of open
space land and extension of West Del
Norte Street to the City of West Covina
will occur during or after the final map is
recorded. Land area involved shall comply
with the standards specified the WCMC.

APPENDIX A -

GENERAL PLAN CONSISTENCY ANALYSIS

June 2025 Appendix A - General Plan Consistency | Page A-1

GENERAL PLAN CONSISTENCY ANALYSIS
The General Plan Consistency Analysis
provides a summary of applicable goals,
policies, and actions to demonstrate
the specific plan’s compliance with the
General Plan as required by State law.

Related policies and actions have been
grouped together, where appropriate,
to provide a more concise discussion.

Policies and actions, indicated with
a “P” and “A” prefix respectively, are
highlighted in orange and are followed
by a brief analysis of the how the specific
plan implements them.

General Plan Part 2 – 1. Natural
Community
“Our goal is to live in balance
with our natural environment by
preserving the existing open spaces;
improving the quality of natural
resources; and greater access to open
space.”
P1.1 Promote alternative
transportation modes like
walking, biking, and transit
that reduce emissions related to
vehicular travel.

The Del Norte Specific Plan promotes
alternative modes in a variety of ways.

Biking is supported by providing bicycle
parking in compliance with CalGreen.

Transit is located at the intersection of W
Rowland Avenue and N Sunset Ave and
at the intersection of N Sunset and W
Workman Ave, less than a quarter mile
south of the site.

P1.2 Promote the use of energyefficient vehicles.

The project supports the use of energy
efficient vehicles by providing EV
charging in compliance with CalGreen.

P1.3 Minimize the adverse impacts
of growth and development on
air quality and climate.

The project minimizes the adverse
impacts of growth and development
on air quality and climate by providing
high density housing within walking
distance of transit stops and local parks.

Proximity to these uses may reduce the
number of vehicle miles traveled and
promotes the use of alternative modes
of travel. Furthermore, the project with
comply with CalGreen and the current
energy code, which requires the provision
of EV charging, bicycle parking, energy
efficient appliances, increased insulation,
high performance windows, solar roof
panels, water efficient landscaping, and
more. These design features all contribute
to a reduction in energy use and vehicle
emissions, which help minimize impacts
on air quality and climate.

Page A-2 | Appendix A - General Plan Consistency Draft Del Norte Specific Plan P1.5 Where appropriate, new
development shall minimize
impervious area, minimize
runoff and pollution, and
incorporate best management
practices.

In accordance with regional and local
regulations, Best Management Practices
have been implemented as part of the
stormwater treatment plan for the site
to prevent pollutants from entering the
storm drain system. The typical path of
travel for the onsite runoff are as follows:
flows overland and gets intercepted
by either catch basin, trench drain, or
area drains. Flows through a storm
drainpipe to a hydrodynamic separator
for pretreatment, then to a storm drain
manhole and then to the infiltration
chambers located underneath the guest
parking spaces.

P1.6 Preserve, conserve, and add to
public open space.

A1.6b Continue to add public open
spaces through developer
dedication, in-lieu fees, or
conservation easements.

The developer will be dedicating a 1.45
acre area to the City of West Covina.

The existing baseball field improvements
will remain, providing more public open
space to West Covina residents.

The developer is required to pay in-lieu
fees for parkland obligations not met by
land dedication. In addition, the project
provides on-site recreational amenities,
which will reduce the demand on public
parks and open space areas.

P1.9 During the review of public and
private development projects,
analyze potential impacts to
views of natural areas from
public streets, parks, trails, and
community facilities.

There are no views from or through the
site and the proposed project will not
impact any views.

P1.10 To preserve nighttime views
within and immediately
adjacent to single family
residential zones, require
property owners within and
directly adjacent to these
zones to utilize shielding and
directional lighting methods
to direct lighting away from
adjoining properties.

A1.10 Adopt development standards
that prevent glare and light
trespass and assess the impact
of outdoor lighting during the
development review process
Section 2.3.9 of the specific plan requires
that site lighting be evaluated as part of
the design review process and includes
lighting standards designed to minimize
skyglow and reduce light trespass onto
adjacent properties.

P1.11 Plant to maximize the social,
economic, and environmental
benefits of trees.

A1.11a Develop a street tree master
plan for the downtown area as
part of the Downtown Plan and
Code. Develop urban design
strategies with unique palettes
of trees that add character to the
street space. Consistency and
variation in tree form, color, and
seasonal display can be used to
create dynamic and harmonious
streetscapes.

A1.11c Pursue an expanded and
equitable distribution of trees
February 2026 Appendix A - General Plan Consistency | Page A-3 targeted retail recruitment in a
manner that complements new
developments, public realm
investments, and existing and
on-coming retail in established
retail centers.
• Improve connections to the
Mall from Surrounding Areas.

In order for the mall visitors to
support other complementary
retail and dining in the
downtown area and vice versa,
creating strong connections
to both the Glendora Avenue
Corridor and the Civic Center
from the Mall location can
help create a more integrated
downtown district.
• Explore Opportunities to
Reposition Underperforming
Strip Centers along Corridors.

While as of 2015, some of the
neighborhood and community
serving retail centers are doing
well, the City has a significant
inventory of undifferentiated
retail centers and stand-alone
retail, many of which compete
with each other, driving down
sales performance. The City
should explore opportunities to
encourage the repositioning of
and greening throughout the
City. Fill in the gaps in canopy
cover, address aging tree
population, and identify vacant
and new planting spots. Target
planting where pedestrian and
public realm improvements are
prioritized such as safe streets
to schools and parks. Set a
citywide tree canopy coverage
goal.

The projects landscape concept has been
designed to plant and replace street trees
along both the North Nora Avenue and
West Del Norte Street frontages. This
new landscape plan will greatly increase
the number of street trees. Within the
site, a tree survey was conducted.

General Plan Part 2 - 2. Our
Prosperous Community
“Our goal is to maintain and monitor
West Covina’s fiscal health, reinforce
the West Covina’s image as a great
place to Live, Work and Play in the
San Gabriel Valley, and nurture local
businesses and attract non-retail
jobs.”
P2.1 Maintain and enhance the
City’s current tax base
A2.1 While the City of West Covina
has a significant inventory and
variety of retail space, there
should be continuing efforts
to improve the performance of
retail establishments in terms
their generation of taxable
sales for the City. The City is
fortunate enough to capitalize
on its location along the I-10
corridor with a regional mall,
several big box stores, and a
cluster of auto-dealers, and
numerous neighborhood and
community serving retail
centers. Strategies and actions to
enhance retail performance may
include:
• Attract unique eating and
drinking, and ethnic dining
establishments to the downtown
area that can capture a greater
share of local food and
beverage dollars. Local and
regional eating and drinking
establishments (as well as some
national fast-casual chains)
drive visitation and can add to
the ‘authenticity’ of a vibrant
downtown district around Plaza
West Covina. Carefully curate
the retail and dining offer of
downtown West Covina with
Page A-4 | Appendix A - General Plan Consistency Draft Del Norte Specific Plan some of these underperforming
retail real estate, which either
achieve rents below that in
comparable retail markets,
or have not been renovated
within the past 15 to 20 years.

In addition to renovation and
reinvestment in the capital
facilities some of the existing
under-performing retail real
estate can be repositioned with
a mix of other employment of
residential uses and possibly
smaller but higher performing
retail footprints.

The proposed project supports
nearby retail uses by diverse housing
opportunities within a area that is
predominately single-family residential.

A2.1c Ensure that new development
is not a fiscal burden to the
City. The City should adopt a
clear set of policies to ensure
that new development does
not impose any fiscal burdens
to the City and does not take
away resources from providing
the current level of services.

This is typically achieved by
requiring proponents of new
developments to provide a fiscal
impact analysis of proposed
projects, and have it peer
reviewed by an independent
consultant (compensated by
the project proponents), prior
to approving final entitlements.

While it is not suggested that
all projects be fiscally positive
as a requirement for approval,
as there may be projects
considered by the City for their
strategic importance or catalytic
potential, it is important that
the fiscal impacts of new
projects are publicly circulated
and reviewed as part of the
City’s decision making process.

The proposed project will have a positive
fiscal impact for the City. Impact fees
will be paid by the applicant. These fees
help will help to ensure that the new
infrastructure and services are available
through the City. In addition, residents of
the project will be paying property taxes
that will generate a net fiscal benefit for
the City.

P2.3 Focus new growth in the
Downtown Area to create
vibrancy and invest in key
public improvements. West
Covina should capitalize on
developer interest in Downtown,
with targeted improvements
that will encourage further
investment.

A2.3a Invest in infrastructure and
improve the public realm.

A cohesive “sense of place”
and aesthetic appeal is
increasingly important to a
broad range of demographics
and implementing public
realm improvements will be
essential to capturing new
development. West Covina
should prioritize realizing the
improvements identified in the
General Plan update during
regular streetscape upgrades,
as well as investing in targeted
improvements. In addition
to streetscape, signage, and
lighting improvements, the
City should consider aesthetic
improvements to the Walnut
Creek Wash in partnership
with County and other regional
partners. The improved Wash
can become a recreational
and leisure hub for residents
and visitors. The City should
create a targeted downtown
infrastructure implementation
plan as part of the City’s capital
development and public works
plan, and prioritize investments
based available resources.

February 2026 Appendix A - General Plan Consistency | Page A-5 P2.5a Encourage transformative
development in the triangle
bounded by Glendora Avenue,
Vincent Avenue, and Interstate 10.

Although the project is not located in the
downtown, the specific plan area serves
as a gateway to the residential area off of
Interstate 10. As such, improvements to
the North Sunset Avenue corridor will
benefit the downtown and will encourage
additional future investment in the
downtown area.

P2.6 Create a diversity of housing
options. Younger demographics
are increasingly drawn toward
urban-style, walkable living,
as are baby boomers who
value their independence, but
anticipating limited mobility, are
moving to multifamily homes
in close proximity to transit,
retail, food and dining, and
entertainment choices.

A2.6a Support higher-intensity and
high-quality multifamily
development in the downtown.

Encourage multifamily projects
that are urban in design and
facilitate a pedestrian oriented
environment by utilizing
ground-floor retail, and active
and vibrant streetscapes.

West Covina should promote
opportunities, engage
developers, and support higherintensity, mixed-use multifamily residential development. The
City can work to familiarize
the development community
with the City’s General Plan
and Vision for Downtown,
and emphasize the City’s
commitment with a priority list
of infrastructure investments,
and expectations in terms of
development/design quality.

P2.7 Target employment based uses
to downtown. West Covina’s
employment base as of 2015 is
dominated by retail trade, which
as an industry, is projected
by the Southern California
Association of Governments
(SCAG) to have relatively slow
growth over through 2025.

Education, healthcare and
professional services, however
are expected to have aboveaverage growth, and capturing one or more major employers
in these sectors could not only
improve the City’s economic
strength and provide highquality jobs for residents, but could also anchor one of many
key currently underutilized sites
in West Covina’s downtown,
and support the City’s fiscal
health.

The Del Norte Specific Plan provides
new medium-density housing options
in walking distance of retail, food and
dining, and entertainment choices, which
are appealing to a young professional
demographic. Offering new, attractive,
and economical housing options for
these buyers within walking distance of
downtown can create an employment
base for the type of businesses the City
seeks to attract.

General Plan Part 2-3. Our Well
Planned Community
“Our goal is to direct new growth
to the downtown area where
development pressures are the
greatest and change is desired, while
protecting the stable residential
areas; target housing and job growth
in strategic areas along the corridor;
and encourage pedestrian-oriented
mixed-use development, while
providing vibrant public gathering
places.”
Page A-6 | Appendix A - General Plan Consistency Draft Del Norte Specific Plan P3.1 Preserve existing housing stock.

A3.1 Incorporate standards in the
development code to preserve
the existing form and character
of stable residential areas
and prevent encroachment of
incompatible land uses and
intensity.

P3.2 Support vibrant, economically
strong neighborhoods through
education and enforcement
of property maintenance
regulations.

A3.2 Establish incentives to upgrade
the appearance of poorly
maintained or otherwise
unattractive sites, and enforce
existing land maintenance
regulations.

P3.3. New growth will complete,
enhance, and reinforce the form
and character of the unique
West Covina neighborhoods,
districts, and corridors.

A3.3. Adjust regulations for the
neighborhoods, districts and
corridors to reflect the nature of
intended change.

The Del Norte Specific Plan is designed
to redevelop an aging school site with
new, high quality residential uses that
are designed to complement the adjacent
established residential neighborhood.

By adopting a specific plan, the
accompanying development regulations
are designed specifically to complete,
enhance, and reinforce the character of
the neighborhood The specific plan also
requires the implementation of a HOA
who will be responsible for enforcing
CC&Rs and maintaining commonly
owned parcels, including the front yards
along North Nora Avenue and West
Del Norte Street. This maintenance
entity will ensure that the proposed
improvements to this property will
remain attractive and in good repair for
the long-term, thereby supporting the
stability of the neighborhood.

P3.4 Direct new growth to
downtown area and the
corridors. Adapt economically
underused and blighted
buildings, consistent with
the character of surrounding
districts and neighborhoods,
to support new uses that can
be more successful. Provide
opportunities for healthy
living, commerce, employment,
recreation, education, culture,
entertainment, and civic.

The specific plan area is currently owned
and operated by the West Covina Unified
School District. The District’s decision
to sell the property indicates that this
location is no longer needed to serve the
educational needs of the community;
therefore, a new use must be assigned
to allow the property to be developed to
its highest and best use. As an infill site,
residential uses offer the most compatible
use. New homes will replace aging
school buildings and new landscaping
and street trees will revitalize both
corridors, improving walkability and
the character of the area. The proximity
to transit, shopping, entertainment, and
services as well as convenient freeway
access make this an ideal opportunity
for higher density housing; however,
adjacencies to existing single family
neighborhoods require a more moderate
density to preserve the character of these
established neighborhoods. The Specific
Plan proposes a blend of residential
densities that appropriately address the
single-family adjacencies with limited
height and density while allowing for the
increased densities that are appropriate
for the northeast portions of the site. This
proposal offers the City an opportunity
to implement general plan goals for more
efficient and sustainable development
that capitalizes on transit and walkability
while also supporting the goal of
preserving established neighborhoods.

February 2026 Appendix A - General Plan Consistency | Page A-7 A3.2 Adopt form-based codes for the
Downtown area and Corridors
that:
• Utilize clear development
requirements tailored to the
community’s vision;
• Increase land use choices
and encourage community
vitality;
• Foster a rich public realm,
with engaging private
frontages, complete streets,
and access to a range of open
spaces;
• Insist on the highest
standards of quality in
architecture, landscaping,
and urban design; and
• Offer predictable streamlined
development review process
and produce predictable
outcomes.

Although the Specific Plan is not formbased, it fulfills the intent by providing a clear vision for the property with
accompanying development standards
designed to foster improved corridors
along North Nora Avenue and West
Del Norte Street with private frontages
that engage the sidewalk and street.

Design Guidelines provide high
standards of quality for architecture and
landscaping with clear direction and a
defined development review process for
implementing the Specific plan.

P3.6 Reduce West Covina’s
production of green-house gas
emissions and contribution to
climate change and adapt to the
effects of climate change.

A3.6 Key land use adaptation
strategies to reduce greenhouse
gas emissions are:
• Promoting transit-oriented
infill development, and
• Providing incentives for
high-performance buildings
and infrastructure.

The Specific Plan proposes infill
residential development within walking
distance to transit, retail, entrainment,
and services. These adjacencies promote
a reduction in vehicle trips, thereby
reducing emissions that contribute to
climate change. Buildings will also be
constructed to current building code
standards that require high-performance
net-zero buildings, water efficient
landscaping, parking for bicycles,
charging for electric vehicles, and more
that significantly reduce greenhouse gas
emissions when compared to existing
housing and the uses that currently exist
on site.

Part 2 – 4. Our Accessible
Community
Our goal is to provides safe
access for all users—pedestrians,
cyclists, public transit users, and
motorists—of all ages and abilities.

Design streets that consider both
the existing and future context of
transportation and land use and seek
to be in harmony with the adjacent
area’s history, environ-mental
resources, and overall aesthetic.

P4.1 Coordinate and integrate
land use, economic and
transportation planning
policies.

A 4.1 Adopt a new land-use oriented
system of street classifications
as described in the City¬wide
Thoroughfare Plan.

Page A-8 | Appendix A - General Plan Consistency Draft Del Norte Specific Plan The proposed land uses support
the vision of integrated landscape
and transportation by providing
higher densities of housing within
walking distance of transit, shopping,
entertainment, and services.

P4.8 Implement “green” streetscape
elements for purposes of
beautification, carbon reduction
and stormwater runoff
management.

A4.8 As part of the green
infrastructure plan, develop
a strategy to increase the tree
canopy along existing arterial
streets by 25 percent.

The West Del Norte Street and North
Nora Avenue frontages currently have
minimal street trees. Both frontages will
be planted with new street trees spaced
approximately 30 feet on center, thereby
increasing the tree canopy by more than
90%, beautifying these two corridors,
increasing carbon sequestration, and
shading sidewalks to reduce heat island
effect and provide pedestrian comfort.

P5.4 Buildings, lots, and blocks
primarily scaled around
the pedestrian and transit,
creating a human-scaled spatial
enclosure. Buildings should
be informed by surrounding
physical context, the adjacent
landscapes, structures, local
conditions, building traditions,
and the microclimate.

A5.4 Adjust development regulations
and review processes to require
assessment and appropriate
response to local context.

The project was designed with the
local context in mind and development
standards including density, height,
setbacks, and more were specifically
designed to reflect these adjacencies.

Homes are required to provide front
doors along West Del Norte Street and
North Nora Avenue and will be enhanced
with porches, patios, and other design
features that provide pedestrian scale and
engage the sidewalk. Street trees are also
required to shade sidewalks and provide
pedestrian comfort.

P5.6 Continue existing beneficial
energy conservation programs,
including adhering to the
California Energy Code in
new construction & major
renovations.

Homes will be designed to current
Building Code standards, which require
the highest level of energy consideration
including the installation of photovoltaic
panels (solar roofs), increased insulation
and low-E windows, energy efficient
appliances, and more that result in high
performance net-zero energy homes.

P5.7 Manage & develop safe, reliable,
economical water supply
for existing & planned new
customers.

A5.7 Reduce demand through water
conservation techniques.

Homes and landscaping will be designed
to current Building Code standards,
which require energy conservation
through the use of smart irrigation
controller, low flow toilets, water efficient
appliances, and more.

P5.8 Ensure provision of adequate
sewer system capacities to
serve existing & planned
development.

A5.8c Pursue construction of new
or replacement sewer lines
consistent with the City’s Sewer
System Management Plan.

February 2026 Appendix A - General Plan Consistency | Page A-9 As part of the preparation of the
Specific Plan a sewer capacity study was
completed. No off site improvements are
required.

P5.9 Provide adequate facilities
& services for the collection,
transfer, recycling, & disposal of
refuse.

As part of the preparation of the Specific
Plan, Athens Services was consulted and
a waste collection plan was developed to
ensure that adequate waste management
services are available and accommodated
to serve the waste collection needs of the
proposed residential uses.

General Plan Part 2 – 6. Our Healthy
and Safe Community
“ Our goal is to create environments
that encourage safe and healthy
lifestyles and maximize the
opportunities for physical activity.

Well-designed public and semi-public
realm foster social interaction, and
good programming can draw people
out of their homes and into their
community.”
P6.1 Promote and support
transportation decisions that
reduce driving and increase
rates of transit use, walking, and
biking.

A6.1b The development review bodies
should con¬sider active living
as a development criteria and
encourage: Where practical,
locating the building near
transit and a diverse mix
of uses; Siting the building
to encourage walking; and
Securing bicycle parking, and
where feasible, other cycling
friendly facilities such as
showers and lockers.

The Del Norte Specific Plan promotes
alternative modes in a variety if ways.

Biking is supported by providing bicycle
parking in compliance with CalGreen.

P6.2 New and renovated buildings
should be designed and constructed
to improve the health of the residents,
workers, and visitors.

Homes and landscaping will be designed
to current Building Code standards,
which include measures for healthy
and comfortable buildings including
standards for thermal comfort,
ventilation, and more.

P6.7 Preserve and strengthen social
capital by supporting formal
and informal social networks in
the community.

A6.7 Increase access to safe,
comfortable, and interesting
public spaces.

The specific plan requires a minimum
amount of common open space areas
that must be improved with amenities
and landscaping. These areas provide
opportunities for people to gather
and form formal and informal social
networks with their neighbors in safe and
comfortable spaces.

Additionally, the project will be increase
the size of the existing Del Norte Park
with the 1.45 acre dedication that will
benefit all West Covina residents.

P6.12 Address safety during
development review process.

A6.12a Incorporate Crime Prevention
Through Environmental Design
(CPTED) principles and best
practices into zoning ordinances
and development review
processes for new development
and major rehabilitation.

Page A-10 | Appendix A - General Plan Consistency Draft Del Norte Specific Plan Public Safety services are provided
by the City of West Covina Police
Department. The project has been
designed with Crime Prevention Through
Environmental Design (CPTED)
principles in mind. Buildings are
oriented with front doors and windows
facing public sidewalks and common
areas to allow for natural surveillance.

The landscape plan utilizes the use of
walkways, fences, lighting, signage,
and landscape to clearly guide people
and vehicles to and from the proper
entrances. These way-finding features
include entry monumentation at both
vehicular entrances and pedestrian
portals in key locations. Walls, fences,
bollards, and shrubs are also used to
reinforce and define public areas from
private spaces. Finally, the requirement
for an HOA will ensure that properties
are properly maintained to prevent the
specific plan area from becoming an
attractive nuisance.

P6.14 Address fire-prevention during
development review process.

Section 5.9 of the Specific Plan addresses
fire prevention.

P6.15 Limit the exposure to potential
natural hazards through
adoption and enforcement of
appropriate building standards,
land use controls, and
environmental review.

A6.15a Require all development to
comply with the provisions
of the latest California
Building Code, including
provisions related to design
and engineering to mitigate
potential impacts from seismic
events, fires, and other hazards.

All buildings are required to be
constructed to current Building Code
requirements.

A6.15c Require CEQA environmental
reviews to analyze and as
necessary mitigate potential
natural hazards on a sitespecific basis.

The CEQA review analyzed potential
hazards and determined that the
potential impact of natural hazards is less
than significant. Please refer to the Initial
Study - Mitigated Negative Declaration
for details.

A6.15d Require Specific Plans to
recognize the findings of this
Safety Element as critical land
use guidelines are developed for
specific areas.

The CEQA review analyzed potential
hazards and determined that the
potential impact of natural hazards is less
than significant; therefore, no additional
safety guidelines related to natural
hazards are required.

P6.23 Ensure that new development is
not exposed to excessive noise.

A6.23aRequire new developments to
reduce exterior noise levels for
any usable outdoor area to the
“normally acceptable” range
in the City’s land use/noise
compatibility matrix, shown in
Table 6.4 of this Noise Element.

A6.23c Require any residential
component of all new
buildings to comply with the
requirements of the residential
noise insulations standards
of the most recent edition of
California’s building code.

February 2026 Appendix A - General Plan Consistency | Page A-11 P6.24 Ensure that new development
does not expose surrounding
land uses to excessive noise.

A6.24 Through the environmental
review process, require
applicants for new development
proposals to analyze potential
noise impacts on nearby noisesensitive receivers before project approval. As feasible, require
appropriate noise mitigation
to address any identified
significant noise impacts.

P6.27 Minimize the noise impacts
of transportation facilities and
improvements.

A6.27c Consider, where appropriate,
tools for mitigating noise
impacts of transportation
facilities on new and existing
development. Such tools may
include noise insulation for
interior spaces, site design
solutions, and noise barriers
such as sound walls and
berms. Site design solutions
such as setbacks are frequently
preferable to barriers, and
berms are frequently preferable
to sound walls, for reasons of
aesthetics and potential noise
reflection effects.

The CEQA review analyzed potential
noise impacts. The CEQA document
includes mitigation measures that
reduce all potential noise impacts to less
than significant levels. Please refer to
the Initial Study - Mitigated Negative
Declaration for details.

General Plan Part 2 – 7. Our Creative
Community
“Our goal is to become a vibrant
cultural center by weaving the arts
and local heritage into everyday life.”
P7.3 Increase public art and cultural
expression throughout the
community.

The project is required to pay an in-lieu
fee for public art.

P7.7 Assess, avoid, and mitigate
potential impacts to
archaeological, paleontological,
and tribal resources through
the CEQA review process for
development projects carried
out within the City. Comply
with existing regulations
relating to Native American
resources, including California
Environmental Quality Act
Section 15064.5(d) and (e) and
Public Resources Code §5097.98
concerning burial grounds, and
Assembly Bill 52 and Senate
Bill 18 for consultation with
Native American tribes for
development projects carried
out within the City.

A7.7 Require development to
avoid archaeological and
paleontological resources,
whenever possible. If complete
avoidance is not possible,
require development to
minimize and fully mitigate the
impacts to the resources. Notify
California Native American
tribes and organizations of
proposed projects that have the
potential to adversely impact
cultural resources.

The CEQA review analyzed potential
impacts to historic, archaeological, and
paleontological resources and includes
mitigation measures to reduce all
Page A-12 | Appendix A - General Plan Consistency Draft Del Norte Specific Plan potential impacts to less than significant
levels. Please refer to the Initial Study
- Mitigated Negative Declaration for
details.

General Plan Part 2 - 8. Our Active
Community
“Our goal is to enhance the value of
fitness and celebrate healthy living;
improve the existing condition of
public open spaces and facilities to
encourage use; and acquire, develop,
and maintain quality of public open
spaces and trails.”
P8.1 Encourage the distribution of a
variety of park types and sizes
throughout the City.

A8.1 Develop variety of new
park types of different sizes
and require them in new
development.

P8.2 Encourage the development
of non-traditional park types,
including green belts, linear
parks, urban trails, and pocket
parks.

P8.4 Small and frequent open spaces
should be dispersed throughout
the neighborhood.

A8.4 Develop new neighborhood
parks, pocket parks, and
community gardens as feasible
and appropriate to meet citizen
needs and require them in new
development.

The proposed project dedicating 1.45
acres of open space that will expand the
existing Del Norte Park. The area for
dedication includes existing baseball
field improvements that will remain. The
additional land area and amenities for the
public park will benefit all West Covina
Residents.

Additionally, it should be noted that
the proposed project will pay its fair
share of park fees for the remaining
parkland obligation and will also provide
recreational amenities that serve as
neighborhood and pocket parks for the
specific plan community. These spaces
and amenities support healthy living and
reduce the need for residents to travel
to public parks to enjoy recreational
activities, thereby reducing the demand
for similar public park facilities.

ATTACHMENT NO. 4
Resolution No. 2026-41

Page 1 ends

RESOLUTION NO. 2026-41

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, APPROVING PRECISE
PLAN NO. 25-01 AND TREE REMOVAL PERMIT NO. 25-10
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the applicant, Louisa Feletto of Meritage Land Company, filed with the City verified applications on the forms prescribed in Chapter 26 of the West Covina Municipal Code requesting approval of (a) a General Plan Amendment to change the designation from “Civic: Schools” to “Neighborhood Medium Residential” (up to 20 units per acre) and “Parks and Open Space; (b) a Zone Change to change the zoning from “Single Family Residential (R-1)” to “Specific Plan No. 33, the Del Norte Specific Plan and Open Space (O-S)”; (c) a Precise Plan; (d) a Tentative Tract Map (No. 004618) to subdivide the site and create singlefamily lots and a condominium map to enable sale of the new homes; and (e) a tree removal permit to remove one Coast Live Oak Tree to construct a 282-unit housing development including single family and multiple family residential units (the “Project”) on that certain property described as:

Assessor’s Parcel No. 8458-020-901, in the records of the Los Angeles County Assessor (the “site”); and
WHEREAS, the applicant subsequently reduced the Project from 282 residential units to 260 residential units and then to 232 residential units; and WHEREAS, on December 9, 2025, January 27, 2026 and April 28, 2026, the Planning Commission conducted a duly noticed public hearing to consider in part Precise Plan No. 25-01 and Tree Removal Permit No. 25-10 and gave all persons interested therein an opportunity to be heard. At the conclusion of the public hearing, the Planning Commission recommended that the City Council approve Precise Plan No. 25-01 and Tree Removal Permit No. 25-10; and
WHEREAS, on June 16, 2026, the City Council conducted a duly noticed public hearing to consider in part Precise Plan No. 25-01 and Tree Removal Permit No. 25-10; and
WHEREAS, studies and investigations made by this City Council and on its behalf reveal the following facts:

1. The applicant is requesting approval of a Precise Plan to approve the design and allow the construction of 232-unit single and multi-family residential dwelling units, internal drive aisles, common open space, guest parking spaces, a park dedication, and other associated incidental improvements on the 13.62-acres.

Resolution No. 2026-41

Page 2 ends

2. Appropriate findings for approval of a Precise Plan of design are as follows:
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provision of the Municipal Code.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.
d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints. e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.

WHEREAS, the Project is considered a “project” pursuant to the terms of the California Environmental Quality Act (CEQA); and
WHEREAS, the City, through its environmental consultant, prepared an Initial Study and Mitigated Negative Declaration for the Project; and WHEREAS, prior to adopting this Resolution, the City Council adopted Resolution No. 2026-39, adopting a Mitigated Negative Declaration for the Project and approving a Mitigation Monitoring and Reporting Program.

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

SECTION 1. Recitals. The above recitals are true and correct and are incorporated herein as findings.

SECTION 2. Findings. On the basis of the evidence presented, both oral and documentary, the City Council makes the following findings:
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.

Resolution No. 2026-41

Page 3 ends

The project is a request for a Precise Plan to allow for the construction of a 232-unit residential development with a Specific Plan. There will be 464 garage parking spaces and 66 guest parking spaces onsite as well as 2 parking spaces in each of the driveways of the 34 single-family houses and parallel parking spaces along Del Norte Street and Nora Avenue frontages.

The applicant is also requesting approval of a General Plan Amendment from Civic: Schools to Neighborhood Medium Residential (up to 20 units per acre) and Open Space (for the park dedication). The project also requests the approval of a Tentative Tract Map to create individual lots for sale. The proposed project is consistent with the following General Plan policies and actions:

Policy 3.3 New growth will complete, enhance, and reinforce the form and character of unique West Covina neighborhoods, districts and corridors.

The project is surrounded by single family residences, Del Norte Park, and a small office. The applicant is proposing to develop two-story single-family houses along the frontages of Del Norte Street and Nora Avenue. The higher density 3-Story Townhomes would be constructed “behind” the single-family houses. The design of the proposal allows for a transition between the existing single-family homes and the 3-Story Townhomes. A park dedication of an existing ballfield is proposed on the northeastern corner of the property. The project has been designed to be compatible and sensitive to the surrounding single-family residential neighborhood.

The project site is close to Sunset Avenue which is designated as a "Commercial Mixed-Use Thoroughfare" in the General Plan. It is appropriate to locate higher density development near streets such as this to reduce impacts to lower intensity neighborhoods. The project will be urban infill on a site suitable for residential development.

Policy 3.6 Reduce West Covina’s production of greenhouse gas emissions and contribution to climate change, and adapt to the effects of climate change.

By promoting infill development, the project creates needed housing without sprawl. This helps reduce impacts to climate change. The site is served by transit, giving residents the option to reduce the use of automobiles.

The proposed project is consistent with the following Housing Element Goals:

Goal 2 Provide a variety of housing types to accommodate all economic segments of the City.

Resolution No. 2026-41

Page 4 ends

The project will provide detached and attached, for-sale housing. The detached units will be 3 or 4 bedroom units. The attached housing will range from 2 bedroom to 4 bedroom units. The variety of layouts and size will provide a range of price to the buyers and assist the City in meeting housing production requirements of the Housing Element.

The project creates infill residential development and utilizes a variety of architectural styles. It will provide for-sale housing at a density that should support a more affordable product. It will be compatible with the singlefamily neighborhood that surrounds the subject property. b. The proposed development is consistent with adopted development standards for the zone and complies with all other applicable provisions of the Municipal Code.

The project will conform to the proposed General Plan designation of Neighborhood Medium Residential, the General Plan designation of Open Space, as well as the standards of the Del Norte Specific Plan, and all other applicable development standards in the Zoning Code.
c. Granting the permit would not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property.

The proposed project is on a rectangular shaped lot that is improved with public school buildings that were previously used for classrooms. The site will be developed according to development standards provided in the Del Norte Specific Plan and standards in the Open Space land use designation.

The project is designed to be compatible with adjacent residential development.

The project will include required parking. The site will be landscaped.

Mitigation measures and conditions of approval will ensure that the site is developed such that it will not be detrimental to the public interest, health, safety, and welfare and would not unreasonably interfere with the use or enjoyment of property in the vicinity of the subject property. d. The site is physically suitable for the type, density and intensity of the development being proposed, including vehicle access and circulation, utilities, and the absence of physical constraints.

The proposed project site is 13.62 acres, flat and is physically suitable for the proposed project and adequate to accommodate the size and shape of the buildings, parking, a park dedication, and all required development standards set forth in the West Covina Municipal Code and the Del Norte Resolution No. 2026-41

Page 5 ends

Specific Plan. The site is served by all necessary utilities. Appropriate mitigation measures and conditions of approval will ensure that the site is improved in a manner consistent with City standards.
e. The architecture, site layout, location, shape, bulk and physical characteristics of the proposed development are compatible with the existing and future land uses, and do not interfere with orderly development in the vicinity.

The buildings utilize Traditional (Seaside) and Spanish architectural styles with a variety of finishes, materials, and colors. The two-story buildings are designed to be compatible with and complement the existing neighboring single-family residential homes. New open block walls/fencing will be constructed along the Del Norte Park perimeter. The proposed residences will have front doors facing the street, enhancing the sense of connectedness to the existing residential community. The design characteristics create an attractive project with architectural interest and substantial landscaping.

SECTION 3. Approval. Pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the City Council approves Precise Plan No. 25-01 and Tree Removal Permit No. 25-10 subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described property shall conform to said plan and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Deputy Community Development Director, before the use or occupancy of the property is commenced and before the Certificate of Occupancy is issued.

SECTION 4. Affidavit. The Precise Plan and Tree Removal Permit shall not be effective for any purpose until the applicant (or a duly authorized representative) has filed at the office of the Deputy Community Development Director, his/her/its affidavit stating he/she/it is aware of, and accepts, all conditions of this Precise Plan as set forth below.

Additionally, no permits shall be issued until the applicant (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690.

SECTION 5. Costs of Enforcement. The costs and expenses of any enforcement activities, including, but not limited to, attorneys’ fees, caused by the applicant’s violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant.

SECTION 6. Conditions of Approval. The City Council approves the Precise Plan subject to the following conditions:

Resolution No. 2026-41

Page 6 ends

PLANNING DIVISION
a. Comply with plans reviewed by the City Council on June 16, 2026. b. Approval of this Precise Plan is contingent upon and shall not become effective unless and until approval of General Plan Amendment No. 25-01, Zone Change No. 25-01, and Tentative Tract Map No. 004618.
c. These conditions of approval shall be printed on or attached to the working drawings submitted to the Building Division for approval.
d. The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code.
e. The approved use shall be in compliance with the Noise Ordinance (Chapter 15). f. This approval shall become null and void if the building permit is not obtained within two (2) years of the date of this approval, unless as otherwise allowed to be extended per condition g. below.
g. The Zoning Code gives provisions for up to two one-year extensions to keep entitlements active. Therefore, prior to permit expiration, (if building permits have not been obtained) you are urged to file a letter with the department requesting a oneyear extension of time. The required submittal is a letter stating the reasons why an extension is needed, as well as an applicable processing fee. Please be advised that the applicant will not be notified by the Planning Department about the pending expiration of the subject entitlement.
h. The applicant shall sign an affidavit accepting all conditions of this approval. i. The applicant shall defend, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, legal action, or proceeding (collectively referred to as “proceeding”) brought against the City, its elected and appointed officials, agents, officers or employees arising out of, or which are in any way related to, the applicant’s project, or any approval granted by City related to the applicant’s project. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney’s fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant’s obligation to indemnify the City for all the City’s costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section.

City shall have the right to choose its own legal counsel to represent the City’s interests, and applicant shall indemnify City for all such costs incurred by City.

Resolution No. 2026-41

Page 7 ends

j. In the event the City determines that it is necessary to take legal action to enforce any of the provisions of these conditions, and such legal action is taken, the applicant agrees to pay any and all costs of such legal action, including reasonable attorney's fees, incurred by the City, even if the matter is not prosecuted to a final judgment or is amicably resolved, unless the City should otherwise agree with the applicant to waive said fees or any part thereof. The foregoing shall not apply if the permittee prevails in the enforcement proceeding.
k. That any proposed change to the approved site plan, floor plan or elevations be reviewed by the Planning, Building, Fire and Police Departments and that the written authorization of the Planning Director shall be obtained prior to implementation. l. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti.
m. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day.
n. All outstanding fees and Development Impact Fees will be due at the time of building permit issuance.
o. This approval does not include approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code.
p. All approved materials and colors shall be clearly indicated on the plans. q. The location of new electrical transformers, vaults, antennas, mechanical and all other equipment not indicated on the approved plans must be approved by the Planning Director prior to the issuance of building permit. Provide construction details prior to issuance of a building permit.
r. All new pole mounted lighting shall be accurately indicated on the grading plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. s. All parking facilities shall comply with the “Parking Lot Design and Lighting Standards.”
t. A lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the Planning Division and the City Engineer.

Resolution No. 2026-41

Page 8 ends

u. Building and parking lot lighting is required to be architecturally integrated with the building design. Standard security wall packs are not acceptable unless they are provided with hooding that is architecturally compatible with the building. v. All garages shall comply with West Covina Municipal Code standards with minimum dimensions of 20 feet by 20 feet or 10 feet by 40 feet for tandem garages. w. The development shall provide enhanced side elevations for each building on the perimeter of the subject property adjacent to the park and on those indicated on Sheet A1.10 of the approved plans. A total of 23 enhanced side elevations shall be provided.
x. The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure-washed as needed to maintain the site in a clean and orderly manner.
y. That prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 and executive order 13-29-15 shall be submitted for all planted areas to be affected by project. Plans shall include type, size and quantity of landscape materials and irrigation equipment. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times. z. The landscape plan shall include the planting of at least one (1) - 36” box-sized replacement trees pursuant to Tree Removal Permit No. 25-10. The replacement trees shall be identified as such on the landscape plan and shall be installed prior to building permit final.
aa. The applicant shall work with the Engineering Division for the removal of street trees and to identify the proper locations for new street trees. The new street trees shall be identified as such on the landscape plan and shall be installed prior to building permit final. The new street trees shall be a minimum of 36” box-sized trees, unless the City Engineer otherwise requires smaller sized trees. bb. The additional 11 parking spaces to be added on the new portion of Del Norte shall be striped as shown on the approved plans.
cc. Clinging vines shall be installed on all street facing perimeter retaining or freestanding walls to assist in deterring graffiti. The vines shall be installed prior to building permit final.
dd. Prior to the issuance of building permits, the applicant shall submit a detailed wall and fencing plan to the Planning Director for review and approval. Fences and/or walls shall be constructed around all properties, as determined by the Planning Resolution No. 2026-41

Page 9 ends

Director. Said plan shall indicate the locations for all fences and walls, and shall further indicate the height, materials, and colors for all fences and walls. Perimeter block walls/retaining walls shall be constructed of a decorative material, such as slumpstone or split-face block. The wall and fencing plan shall include the location, design, and materials.
ee. Any sidewalk, hardscape, or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. ff. Prior to requesting a final inspection from the Building Division, the Planning Division shall inspect the development.
gg. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy per WCMC 23-273.
hh. The applicant shall meet any and all monitoring or reporting requirements necessary to ensure compliance with the mitigation measures contained in the Mitigated Negative Declaration of Environmental Impact as those may be determined by the City, including, but not limited to, entering into an agreement to perform and/or for monitoring and reporting during project construction and implementation. The applicant further agrees it will cease construction of the project immediately upon written notice of a violation of such requirement and that such a provision may be part of any agreement of City and applicant.
ii. During construction, the delivery of materials and equipment, outdoor operations of equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m.
jj. The project shall comply with the provisions of the Art in Public Places ordinance (WCMC Section 17-41) prior to issuance of building permits. New residential developments are required to deposit 0.5% of total project costs, excluding land or provide art in the amount of the deposit.
kk. The applicant shall establish a homeownership assistance program for no less than ten percent of the total proposed homes. The homeownership assistance program shall be made available for first-time home buyers with preference provided to existing West Covina residents/and or low- or moderate-income individuals/families.

Resolution No. 2026-41

Page 10 ends

mm. Label trash can storage areas in the side yard for detached single family residential units and clarify proposed screening.
nn. All mechanical equipment must be located outside the front setbacks along N Nora Ave and W Del Norte St and must be fully screened.
oo. Monument signs require separate sign permits.
pp. The parking of recreational vehicles including, but not limited to campers, motor homes, trailers, boats, etc., will be prohibited unless a designated storage area is provided, which is fully enclosed and screened from public view. Any such space cannot occupy any other required parking, driveway or required usable open space or area.
qq. CC & R’s shall be submitted for review and approval by the City. The CC&R’s shall include the following.

1. Garages must be used to park vehicles to the full extent occupying household has vehicles to place in the garage.

2. The Homeowner’s Association shall be responsible for installation of any netting or fencing adjacent to the baseball fields in Del Norte Park. rr. The development will have a Homeowner’s Association; the applicant shall draft a Prospective Homebuyer’s Awareness Package (PHAP) and submit it to the Planning Department for review and approval prior to the issuance of building permits. Copies of signed copies of PHAP for all lots shall be submitted to the Planning Department. ss. If a Phasing Plan is proposed to phase the beginning or completion of the construction of the units, such Phasing Plan shall cover the phases of construction and improvements at each phase and shall be reviewed and approved by the Planning Division, Building Division and Engineering Division for completeness. tt. The Planning Division received the SB 330 application to “freeze” applicable fees.

The current Park Dedication in lieu fee is $961,350. The Development Impact fees are $2,059 per unit for the detached single-family units and $1,468 per unit for the attached multi-family units. The impact fees will be due at the time of building permit issuance.
uu. Ballfield to be dedicated in an improved condition with improvements in a safe condition.
vv. The amount of guest parking shall be increased.
ww. Address traffic issues from Workman Avenue on Sunset Avenue.

Resolution No. 2026-41

Page 11 ends

xx. A sidewalk shall be installed on the south side of Del Norte Street from Nora to Sunset.
yy. Provide undergrounding of additional utilities outside of subject property on Sunset Avenue.

BUILDING DIVISION
a. The second sheet of building plans is to list all conditions of approval and to include a copy of the Planning Commission Decision letter. This information shall be incorporated into the plans prior to the first submittal for plan check. b. Plans prepared in compliance with the current Building Code shall be submitted to Building Division for review prior to permit issuance.
a. Please be advised that a new code cycle will take effect on January 1, 2026, which may impact design requirements if plans are submitted on or after that date.
c. School Developmental Fees shall be paid to School District prior to the issuance of the building permit.
d. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit.
e. The project address is assigned to be 1501 W. Del Norte Street, and an application along with a map to assign unit addresses shall be filed with the City prior to plan check submittal.
f. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect. g. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided.
h. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.
i. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Resolution No. 2026-41

Page 12 ends

Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by other soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the City, a new Preliminary Soils and/or Geotechnical Investigation.
j. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.
k. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineer of Record shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. When applicable per the LID plan checklist, LID plan shall be approved through the Engineering Division prior submitting grading plans for review. The form can be found at the following link https://www.westcovina.org/home/showdocument?id=18427
l. The provisions per Section R302.2 of the Residential Code for Double Walls or Common Walls to separate dwelling units shall be satisfied, where they shall be extended continuously from the foundation to the underside of the roof deck, to be considered a townhouse building classified as Group R-3 Occupancy. m. All State of California disability access regulations for accessibility and adaptability shall be complied with.
n. At least 10 percent but not less than one of the multistory dwellings in condominiums with 4 or more dwelling units in buildings without elevator shall comply with Section 1102A.3.1 of the Building Code. The minimum number of multifamily dwelling units which must comply with this section shall be calculated using the total number of all multistory dwelling units in buildings on a site which are subject to this section. Any fraction thereof shall be rounded to the next highest whole number.
o. Approval is required from the Los Angeles County Health Department for public spas, wading pools, and swimming pools.
p. The property shall be surveyed, and the boundaries marked by a land surveyor licensed by the State of California.
q. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION.

Resolution No. 2026-41

Page 13 ends

r. Separate application and plan review is required for Electrical plans. s. Separate application and plan review is required for Mechanical plans. t. Separate application and plan review is required for Plumbing plans. u. Plumbing fixtures shall be provided as required by the Chapter 4 of the California Plumbing Code. Additional fixtures may be required if not in compliance. v. Project shall comply with the CalGreen Residential mandatory requirements. w. No form work or other construction materials will be permitted to encroach into adjacent property without written approval of the affected property owner. x. Demolition permit is required for any existing buildings which are to be demolished. y. Prior to the issuance of building permit, a written consent shall be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s).
z. All fire sprinkler hangers must be designed, and their location approved by an engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250-pound point load. A plan indication this information must be stamped by the engineer or the architect and submitted for approval prior to issuance of the building permit. aa. Separate permit is required for Fire Sprinklers.
bb. Building permits shall not be issued until the final map has been prepared to the satisfaction of the Building Official.

Resolution No. 2026-41

Page 14 ends

c. Install two new curb ramps at the northwest and southwest corner of West Del Norte Street and North Sunset Avenue in accordance with SPPWC Standard Plan 111-5 and as directed by the City Engineer or his/her designee. d. Replace existing curb ramp at the corner of North Nora Avenue and West Del Norte Street with new curb ramp in accordance with SPPWC Standard Plan 111-5 and as directed by the City Engineer or his/her designee.
e. Install new driveway approach in accordance with SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee. No portion of the driveway and/or parkway drain shall encroach to the frontage of the adjacent property. f. Close existing driveway aprons along North Nora Avenue, and install necessary improvements (parkway, landscape, sidewalk, curb and gutter, any others as applicable) to the satisfaction of the City Engineer or his/her designee. g. Close existing driveway aprons along West Del Norte Street, and install necessary improvements (parkway, landscape, sidewalk, curb and gutter, any others as applicable) to the satisfaction of the City Engineer or his/her designee. h. Remove and replace broken and off grade sidewalk in accordance with SPPWC standard plan 113-2, and as directed by the City Engineer or his/her designee. i. Remove and replace broken and off grade curb and gutter in accordance with SPPWC Standard Plan 120-2, and as directed by the City Engineer or his/her designee.
j. The approved building address(es) for the single family homes shall be painted on the public curb to the City’s standards as required by the Public Works Inspector prior to final inspection.
k. Rehabilitate existing AC street pavement along the length of the property frontage to the centerline of the street as indicated below, and as directed by the City Engineer or his/her designee:

1. Rehabilitate existing AC street pavement along the length of the property frontage to the centerline of the street as directed by the City Engineer or his/her designee, Or.

Resolution No. 2026-41

Page 15 ends

a) street paving shall be along the length of the property frontage to the centerline of the street as directed by the City Engineer or his/her designee. b) sidewalk reconstruction shall be in accordance with SPPWC Standard Plan 113-2, and as directed by the City Engineer and/or his/her designee. c) driveway apron reconstruction shall be in accordance with SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee. d) curb and gutter reconstruction shall be in accordance with SPPWC Standard Plan 111-5 and as directed by the City Engineer or his/her designee. m. Underground all utility services to the property and adjacent to the property. Existing overhead lines along N Sunset Avenue and the W Del Norte Street extension shall remain in place.
n. Sewer Study shall be reviewed and approved by the City Engineer or his/her designee, prior to the issuance of permits. If sewer is found to be inadequate, sewer improvement plans shall be submitted to the City for approval and required improvements shall be made at the sole cost to the property owner/developer. o. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.
p. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation. q. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.
r. Stormwater Planning Program LID Plan Checklist ( Form PC) completed by Engineer of Record shall be copied on the first sheet of Grading Plans. The form can be found at the following link
https://www.westcovina.org/home/showdocument?id=18427
Resolution No. 2026-41

Page 16 ends

s. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article II of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control.
t. LID review shall be completed prior submitting grading plans for plan review.

Grading plans shall be submitted including the proof of approval of LID or exemption of LID.
u. Project shall be reviewed and approved by the City Traffic Engineer, prior to the issuance of permits. Any improvement measures needed as a result of findings from the traffic engineering review shall be made at the sole cost to the property owner/developer.
v. W Del Norte Street right of way, between N. Hollow Avenue and N. Sunset Avenue, shall be dedicated to the City for public street purposes, including associated easements for utility, street lighting, and traffic signing, in the same width as W Del Norte Street to the west, as required by the City Engineer. The legal description and plat for the dedication of the easement shall be prepared by a registered civil engineer licensed prior to January 1, 1982 with a license number below C 33966 or a licensed land surveyor.

General Requirements
w. The required street improvements shall include those portions of roadways contiguous to the subject property and include:
a. Repair all damaged and off-grade curbs, gutters and sidewalks along property frontage.
b. Required street dedications shall include those portions of roadways contiguous to subject property be recorded in the Office of the Los Angeles County Recorder prior to the issuance of any Building Permits and/or Engineering Permits to the satisfaction of the City Engineer.
c. The access rights to interior lots and private streets from public roadways for City maintained improvements shall be dedicated to the City to the satisfaction of the City Engineer.
d. Sidewalks (with trees in tree wells or in parkways) shall be constructed along roadways contiguous to subject property adjacent to curb or R/W line to the satisfaction of the City Engineer.
e. Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas.

Resolution No. 2026-41

Page 17 ends

f. Parking lot and driveway improvements on private property for this use shall comply with Planning Commission Resolution No. 2513 and be constructed to the City of West Covina Standards.
g. Water service facilities shall be constructed to at least meet the requirements for fire flow established by the City’s Fire Department and the requirements of the subsequent water purveyor/owner of the facilities.
h. Private street improvements shall comply with Municipal Code Chapter 19, Article 8, and Planning Commission Resolution No. 2519. i. Prior final of the building permit(s), inspection required by Public Works inspector.

Tract Map Requirements
a. The proposed subdivision shall conform to West Covina Municipal Code Chapter 20 - Subdivisions.
b. A final tract map prepared by or under the direction of a registered civil engineer or licensed land surveyor shall be submitted to and approved by the City prior to being filed with the Los Angeles County Recorder.
c. A park dedication in-lieu fee shall be paid to the City of West Covina prior to approval of the final map or prior to issuance of a Building Permit pursuant to Section 20-40 of the Municipal Code. The estimated park fee is approximately $961,350.00 based on the below calculations.
a) Land required per unit = 438 sq ft
b) Number of units = 232
c) Park land value = $25 per sq ft
d) Park land donated = 1.45 acres
e) Total required park land; 438 sq ft × 232 units = 101,616 sq ft f) Total in-lieu park fee (gross) 101,616 sq ft × $25/sq ft = $2,540,400 g) Credit for park land dedication 1.45 acres × 43,560 sq ft/acre = 63,162 sq ft h) 63,162 sq ft × $25/sq ft = $1,579,050
i) In-lieu park fee due = $2,540,400 − $1,579,050 = $961,350.00 Traffic Conditions
a. Signing and Striping plans will need to be prepared and submitted to Engineering for Review for the connection of Del Norte Street to Sunset Avenue that reflects a cut in the median with a left turn pocket to allow for right turns in, right turns out and left turns into the new intersection.
b. Applicant to install stop signs at each project driveway. c. Applicant to determine the amount of Red Curb needed on either side of each proposed project driveway for line of sight.

Resolution No. 2026-41

Page 18 ends

d. Applicant is to prepare conceptual exhibits for potential traffic calming improvements to be constructed along streets surrounding the proposed project. These Traffic Calming Measures will serve to improve pedestrian safety on all streets surrounding the proposed project. Along with the conceptual diagrams an itemized proposed cost for the listed Traffic Calming Measures is to be prepared. The exhibits along with proposed cost are to be presented to the WC Traffic Commission for approval and review. Once reviewed all approved measures are then to be taken to City Council for final approval (following WC Traffic Calming Policy). All approved measures will be funded by the applicant. This is to include the cost for installation all signage, and striping.

Nora: Workman Ave to Rowland (fronting the project)
• New 25 mph signs with pavement legends both directions • Double Yellow Center Line – Detail 21 CAMUTCD
• New 25 mph signs with pavement legends
• RePaint existing crosswalk at Nora Ave and Del Norte NL as Continental Crosswalk White with appropriate Ped Crossing Signs/Downward Arrow and Advance Ped Xing signs and pavement legends both directions – This project removes the school, crosswalk will still be existing, but signage and striping would be for standard pedestrians.

Rowland N: Sunset to Nora
• New 25 mph signs with pavement legends – both directions • Double Yellow Center Line - Detail 21 CAMUTCD
Del Norte Street: Sunset to Nora
• New 25 mph signs with pavement legends - both directions • Double Yellow Center Line - Detail 21 CAMUTCD
Workman Avenue: Sunset to Nora
• New 25 mph signs with pavement legends – both directions • Double Yellow Center Line - Detail 21 CAMUTCD
• Refresh existing white crosswalks at Workman Ave at Sunset and at Workman Ave at Nora (WL) with continental striping for added visibility.

Page 19 ends

improvements are necessary to accommodate site access:
• Project to install a stop control on the southbound approach and construct a shared left-through right turn lane (Project driveway).
• Project to construct an eastbound shared through-left turn lane. • Project to construct a westbound shared through-right turn lane. g. Sunset Avenue & Del Norte Street (#6) – The Project will be extending Del Norte Street from the existing terminus at Hollow Avenue out to Sunset Avenue to the east creating a new intersection. The project will modify the median to provide a NB left turn pocket into Del Norte Street.

The following improvements are necessary to accommodate site access:
• Project to install a stop control on the eastbound approach and construct a right turn lane.
• Project to construct a southbound through-right turn lane. • Project to modify the median to provide a NB left turn pocket. h. As part of the final traffic calming plan the applicants traffic engineer is to prepare a comparison table showing the trip generation of the project units that was assumed in the traffic impact report versus the number of trips that will be generated by the revised project (232 units). Showing that reduced project trips will be entering and exiting the project site which in turn will reduce any project impacts on the adjacent neighborhood from what was initially studied (282 units October 2025 Traffic Analysis).

FIRE DEPARTMENT
Based on the preliminary information received, the Fire Department Requirements for the above-noted event are as follows:

1. Fire Apparatus Roads:
a) Approved fire apparatus access roads shall be provided to within 150 feet of all exterior walls of the first story of each building, measured along an approved route.
b) The turning radius along the fire apparatus road shall meet the requirements as set forth in 2022 CFC Section DI 03.3.
c) All fire apparats roads shall have a minimum unobstructed width of 26 feet (exclusive of shoulders), a vertical clearance of 13 feet 6 inches, and be designed to support a 65,000pound vehicle load with all-weather surfaces.

Maximum grade shall not exceed 16%, with transitions limited to 5% slope for the first and last 15 feet.
d) Overhead utility and power lines shall not be located over any fire apparatus access road or between the aerial fire apparatus access road and the building. (2022 CFC Appendix D 104.4)
Resolution No. 2026-41

Page 20 ends

e) Dead-end roads exceeding 150 feet shall include an approved turnaround (e.g., cul-de-sac with a minimum 96-foot diameter or hammerhead). Turning radii shall accommodate West Covina Fire Department apparatus. f) "NO PARKING—FIRE LANE" signs and red curbs shall be installed per WCMC and CFC standards to prevent obstruction.
g) Gates, if installed, shall include Knox Box emergency access and comply with UL 325 for electric gates. Gates entering, exiting or installed across the fire apparatus road shall be less than 20 feet wide where a single gate is provided. Where a fire apparatus access road consists of a divided roadway, the minimum shall be 12 feet.
h) All security gates, both vehicle and pedestrian, shall be equipped with a Knox Box emergency entry system to allow first responders immediate emergency access to the property.
i) Access paths to buildings shall be non-pervious, with no barriers exceeding 18 inches without stairs, and slopes not exceeding without steps. j) Plans for access roads and fire lanes shall be submitted for Fire Department review prior to construction.
k) Include fire lane striping and signage in architectural plan submittal. Fire lane identification, painted red curbs, striping and signage must all be completed prior to final.
l) Three Story Residences-Fire Department Laddering Pad and Setback at Rescue Openings for the four story stacked flats shall be provided in accordance with the 2022 California Fire Code, Chapter 5, Appendix D, Sections D104 and DI 06. A clear, flat space for laddering rescue openings shall be provided beneath each rescue opening. The distance between the nearest edge of this laddering pad and the structure is based on standardized operational procedures and safe practice to achieve a proper laddering angle.
i Architect to identify laddering pad locations each emergency egress window.

Resolution No. 2026-41

Page 21 ends

b) Additional fire hydrants shall be added to the development. Hydrants shall be installed at 225-foot minimum spacing.
i. At the corner of N. Nora and W. Del Norte ii
ii. Northeast corner of Driveway "A" and W. Del
Norte Ave.
iii. Southwest corner of Driveway A and Driveway C
iv. Southwest Corner of Driveway A and Driveway D
v. Southeast Corner of Driveway D and
Driveway E
vi. Southside of Driveway D at Driveway S.
vii. Southeast Corner of Driveway E and Driveway C.
viii. Southwest corner of Driveway C and Driveway K.
ix. Southeast corner of Driveway B and Nora Ave. X
x. Northwest corner of W. Del Norte and N. Sunset
Ave.
c) Required Fire Flow of 2500 GPM @ 20 psi for 2 hours. d) New Fire Flow Test Required. Contact local water purveyor to conduct required fire flows.
e) Additional hydrants and water mains will be required and installed prior to any vertical building construction supplies delivered onsite. f) Annual inspections and flow tests of private hydrants shall be required, with records maintained on-site.
g) Hydrants shall have a minimum 6 x 4 x 2.5 with a minimum of 6-inch main, National Hose outlets, with a reflectorized blue marker (3-inch minimum) located on the pavement or sign marker. Location of marker shall be approved by the WCFD.
h) Recreation Center: Community Space — Fire Access: Knox box access shall be provided for fire department emergency access.

3. Fire Protection and Life Safety Systems
a) Automatic sprinkler systems shall be installed throughout all buildings per CFC Section 903 and California Residential Code (CRC) Section R313. For single-family detached homes and townhomes (Group R-3), sprinklers are required in all new constructions.

Resolution No. 2026-41

Page 22 ends

b) Sprinkler plans shall be submitted for Fire Department permit and review prior to installation.
i. Each residential Unit shall have its own submittal, plan review, permit, and inspection process. A single permit and plan for all units will not be accepted.
c) Door between house and garage must be self-closing & self-latching. d) Hard-wired smoke and carbon monoxide detectors with battery back-up required.
e) Emergency escape and rescue openings shall be provided as forth in 2022 California Building Code Section 1031.
f) Interior located PV ESS- Consult NFPA 855 for specific requirements regarding interconnection of interior smoke alarms.
g) Architectural plans to provide specific location, dimensions, cabinet specifications for housing of all NFPA 13D fire sprinkler systems riser equipment. These shall be approved by fire department prior to construction permit is granted. Each residential unit shall have its own riser and riser cabinet.
h) Architectural plans shall include conditions for subcontractors to protect the NFPA 13D inspectors test outlet and other related fire sprinkler devices. i) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 4 inches high, for residential homes, with a minimum stroke width of 0.5 inch. j) Portable fire extinguishers shall be provided in accordance with CFC and NFPA 10.
i. An approved fire extinguisher shall be maintained near the community BBQ in the pool area.

4. Defensible Space and General Fire Prevention
a) Construction-site fire safety plans shall be submitted, including temporary access and water during building phases.

Resolution No. 2026-41

Page 23 ends

b) Construction Debris and general site cleanliness: in accordance with 2022 CFC Chapter 33 will be required and enforced for the duration of the project. i. All combustible site debris will be removed or relocated to a dumpster prior to end of workday.
ii. Site shall be kept in good order without any accumulation of trash/waste or combustible debris.
iii. Site shall be protected from unauthorized access that could cause a fire during construction process.
iv. Site security shall be provided to ensure no unauthorized access is allowed. Unauthorized access could increase the chances of structure fires.
v. Site fire safety during demolition and construction shall be in accordance with 2022 California Fire Code Chapter 33.

5. Plan Review, Inspections, and Compliance
a) All plans shall be submitted to the West Covina Fire Prevention Bureau for review per WCMC.
b) Final inspections and certificates of occupancy shall require Fire Department sign-off, including testing of all systems per NFPA standards. c) Ongoing maintenance of fire systems shall be the responsibility of the property owner or HOA, with annual inspections required.
d) Fire impact fees may be assessed at the discretion of the Fire Chief and/or the City Manager, due to the large number of units being constructed and the number of occupants potentially utilizing fire, medical emergencies, or inspection services in the future.
e) Permitting: Each addressed unit shall have an individual permit, plan review, fees, and inspection process.
i. Architectural
ii. Fire Sprinkler System
SECTION 7. Certification; Effective Date. The City Clerk shall certify to the adoption of this Resolution and shall enter it into the book of original resolutions and it shall become effective immediately.

Resolution No. 2026-41

Page 0 ends

APPROVED AND ADOPTED on this 16th 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. 2026-41 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 16th day of June, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
ATTACHMENT NO. 5
RESOLUTION NO. 2026-42

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, APPROVING TENTATIVE
TRACT MAP NO. 004618
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the applicant, Louisa Feletto of Meritage Land Company, filed with the City verified applications on the forms prescribed in Chapter 26 of the West Covina Municipal Code requesting approval of (a) a General Plan Amendment to change the designation from “Civic: Schools” to “Neighborhood Medium Residential” (up to 20 units per acre) and “Parks and Open Space; (b) a Zone Change to change the zoning from “Single Family Residential (R-1)” to “Specific Plan No. 33, the Del Norte Specific Plan and Open Space (O-S)”; (c) a Precise Plan; (d) a Tentative Tract Map (No. 004618) to subdivide the site and create singlefamily lots and a condominium map to enable sale of the new homes; and (e) a tree removal permit to remove one significant tree to construct a 282-unit housing development including single family and multiple family residential units (the “Project”) on that certain property described as:

Assessor’s Parcel No. 8458-020-901, in the records of the Los Angeles County Assessor (the “site”); and
WHEREAS, the applicant subsequently reduced the Project from 282 residential units to 260 residential units and then to 232 residential units; and WHEREAS, on December 9, 2025, January 27, 2026 and April 28, 2026, the Planning Commission conducted a duly noticed public hearing to consider in part Tentative Tract Map No. 004618 and gave all persons interested therein an opportunity to be heard. At the conclusion of the public hearing, the Planning Commission recommended that the City Council approve Tentative Tract Map No. 004618; and WHEREAS, on June 16, 2026, the City Council conducted a duly noticed public hearing to consider in part Tentative Tract Map No. 004618; and WHEREAS, studies and investigations made by this City Council and on its behalf reveal the following facts:

1. The applicant is requesting approval of a tentative tract map to allow the subdivision of the 11.74-acre Specific Plan site into 34 single-family lots and 198 townhome air space lots, 1.45-acre park space dedication and a 0.43- acre street dedication.

2. Appropriate findings for approval of a tentative tract map are as follows:

Resolution No. 2026-42

Page 2 ends

a. That the proposed map is consistent with applicable general and specific plans.
b. That the design or improvement of the proposed subdivision is consistent with applicable general and specific plans.
c. That the site is physically suitable for the type of development. d. That the site is physically suitable for the proposed density of development.
e. That the design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat.
f. Neither the design of the subdivision nor the type of improvements are likely to cause serious public health problems.
g. That the design of the subdivision or the type of improvements will either (i) not conflict with recorded or adjudged easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; or (ii) alternate easements, for access or for use, will be provided, and these will be substantially equivalent to ones previously acquired by the public.

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

SECTION 1. Recitals. The above recitals are true and correct and are incorporated herein as findings.

SECTION 2. On the basis of the evidence presented, both oral and documentary, for Tentative Tract Map No. 004618, the City Council makes the following findings:
a. The proposed map is consistent with the general plan and any applicable adopted specific plans.

Resolution No. 2026-42

Page 3 ends

Prior to adopting this Resolution, the City Council adopted Resolution No. 2026-40, adopting General Plan Amendment No. 25-01, redesignating the subject site from “Civic: Schools” to “Neighborhood Medium Residential” (up to 20 units per acre) for 11.74 acres and to “Parks and Open Space” for

1.45 acres, and Resolution No. 2026-41, approving Precise Plan No. 25-01 and Tree Removal Permit No. 25-10. As noted in Finding (a) for the Precise Plan, the project is consistent with a number of Goals, Policies and Actions of both the General Plan and the proposed Del Norte Specific Plan. b. The design or improvement of the proposed subdivision is consistent with the general plan and applicable adopted specific plans.

The Tentative Tract Map conforms to the proposed General Plan designation of “Neighborhood Medium Residential” and “Open Space,” as well as the standards of the Del Norte Specific Plan, and all other applicable development standards in the Zoning Code.
c. The site is physically suitable for the type of development.

The proposed project site is flat and is physically suitable for the proposed project and adequate to accommodate the size and shape of the buildings, parking and all required development standards set forth in the West Covina Municipal Code and the Del Norte Specific Plan. The Del Norte School site is 13.62 acres. The proposal includes a street dedication of .43 acres to extend Del Norte Street through to Sunset Avenue. This reduces the developable portion of the site to 13.19 acres. The proposal now includes a

1.45-acre dedication to the City to expand Del Norte park and retain the little league baseball field on the northeast portion of the site. This reduces the developable portion of the site to 11.74 acres. The site is served by all necessary utilities. Appropriate mitigation measures and conditions of approval will ensure that the site is improved in a manner consistent with City standards.
d. The site is physically suitable for the proposed density of development.

The subject site is a former school site that is surrounded by single-family houses, Del Norte Park, and a medical office. The proposed development includes single-family houses on the Del Norte and Nora street frontages, across the street from existing single-family neighborhoods. The proposed development will be accessible from driveways along Del Norte Street and Nora Avenue. The site is 13.62 acres and, as conditioned, is physically suitable for the proposed project and adequate to accommodate the size and shape of the buildings, parking, park dedication, and all required standards of the proposed Specific Plan subject to the approval of the Zone Change and General Plan amendment. The proposed General Plan Resolution No. 2026-42

Page 4 ends

designation is Neighborhood Medium Residential which allows up to 20 units per acre and Open Space for the park dedication. The proposed project density of the developable 13.19 acres is 19.71 units per acre.

Additionally, there is a condition that requires that CC&Rs be recorded as a part of this project to ensure orderly operation. The site will be developed in accordance with the grading and construction requirements of the West Covina Municipal Code and the City Engineer.
e. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish, wildlife or their habitat.

The site consists of a 13.62-acre improved with school facilities that are currently vacant. No known endangered, threatened, rare species or habitats, or designated natural communities, wetlands habitat, or wildlife dispersal, or migration corridors are present on site. A mitigated negative declaration was prepared for the project, which included required mitigation measures for Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Noise, and Tribal Cultural Resources, to ensure that the project will not cause substantial environmental damage or injure fish, wildlife, or their habitat.
f. Neither the design of the subdivision nor the type of improvements are likely to cause serious public health problems.

The proposed map and improvements will include access to a public sanitary sewer system for the removal and disposal of wastewater and to other necessary utility services. The site will be developed in accordance with the standards of the Engineering Division, the Municipal Code, the Uniform Building Code, and other applicable requirements. g. The design of the subdivision or the type of improvements will either (i) not conflict with recorded or adjudged easements, acquired by the public at large, for access through or use of, property within the proposed subdivision; or (ii) alternate easements, for access or for use, will be provided, and these will be substantially equivalent to ones previously acquired by the public.

There is one easement located on the site in favor of Southern California Edison. The easement for power lines that run along the south side of the site where Del Norte Street will be extended. These power lines serve the houses to the south of the subject site. The easement will be retained as the power poles will not be modified as part of this project. The project will not conflict with the existing easement.

Resolution No. 2026-42

Page 5 ends

SECTION 3. Approval of Tentative Tract Map. Pursuant to all of the evidence presented, both oral and documentary, and further based on the findings above, the City Council approves Tentative Tract Map No. 004618 subject to the provisions of the West Covina Municipal Code, provided that the physical development of the herein described site shall conform to said map and the conditions set forth herein which, except as otherwise expressly indicated, shall be fully performed and completed or shall be secured by bank or cash deposit satisfactory to the Community Development Director, before the use or occupancy of the site is commenced and before the Certificate of Occupancy is issued, and the violation of any of which shall be grounds for revocation of said Tentative Tract Map by the Planning Commission or City Council.

SECTION 4. Affidavit. The Tentative Tract Map shall not be effective for any purpose until the applicant (or a duly authorized representative) has filed at the office of the Community Development Director, his/her/its affidavit stating he is aware of, and accepts, all conditions of this Tentative Tract Map, as set forth below. Additionally, no permits shall be issued until the owner of the site involved (or a duly authorized representative) pays all costs associated with the processing of this application pursuant to City Council Resolution No. 8690.

SECTION 5. Costs of Enforcement. The costs and expenses of any enforcement activities, including, but not limited to attorneys’ fees, caused by the applicant’s violation of any condition imposed by this approval or any provision of the West Covina Municipal Code shall be paid by the applicant.

SECTION 6. Conditions of Approval. The City Council approves Tentative Tract Map No. 004618 subject to the following conditions:

PLANNING DIVISION
a. Comply with plans reviewed by the City Council on June 16, 2026. b. Approval of this precise plan is contingent upon and shall not become effective unless and until approval of General Plan Amendment No. 25-01, Zone Change No. 25-01, and Tentative Tract Map No. 004618.
c. These conditions of approval shall be printed on or attached to the working drawings submitted to the Building Division for approval.
d. The approved use shall not create a public nuisance as defined under Section 15- 200 of the West Covina Municipal Code.
e. The approved use shall be in compliance with the Noise Ordinance (Chapter 15). f. This approval shall become null and void if the building permit is not obtained within two (2) years of the date of this approval, unless as otherwise allowed to be extended per condition g. below.

Resolution No. 2026-42

Page 6 ends

g. The Zoning Code gives provisions for up to two one-year extensions to keep entitlements active. Therefore, prior to permit expiration, (if building permits have not been obtained) you are urged to file a letter with the department requesting a oneyear extension of time. The required submittal is a letter stating the reasons why an extension is needed, as well as an applicable processing fee. Please be advised that the applicant will not be notified by the Planning Department about the pending expiration of the subject entitlement.
h. The applicant shall sign an affidavit accepting all conditions of this approval. i. The applicant shall defend, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, legal action, or proceeding (collectively referred to as “proceeding”) brought against the City, its elected and appointed officials, agents, officers or employees arising out of, or which are in any way related to, the applicant’s project, or any approval granted by City related to the applicant’s project. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney’s fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant’s obligation to indemnify the City for all the City’s costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section.

City shall have the right to choose its own legal counsel to represent the City’s interests, and applicant shall indemnify City for all such costs incurred by City. j. In the event the City determines that it is necessary to take legal action to enforce any of the provisions of these conditions, and such legal action is taken, the applicant agrees to pay any and all costs of such legal action, including reasonable attorney's fees, incurred by the City, even if the matter is not prosecuted to a final judgment or is amicably resolved, unless the City should otherwise agree with the applicant to waive said fees or any part thereof. The foregoing shall not apply if the permittee prevails in the enforcement proceeding.
k. That any proposed change to the approved site plan, floor plan or elevations be reviewed by the Planning, Building, Fire and Police Departments and that the written authorization of the Planning Director shall be obtained prior to implementation. l. Graffiti-resistant coatings shall be used on all walls, fences, sign structures, or similar structures to assist in deterring graffiti.
m. Any graffiti that appears on the property during construction shall be cleaned or removed on the same business day.
n. All outstanding fees and Development Impact Fees will be due at the time of building permit issuance.

Resolution No. 2026-42

Page 7 ends

o. This approval does not include approval of signs; a separate sign permit shall be obtained. All signs shall be required to comply with the City of West Covina Sign Code.
p. All approved materials and colors shall be clearly indicated on the plans. q. The location of new electrical transformers, vaults, antennas, mechanical and all other equipment not indicated on the approved plans must be approved by the Planning Director prior to the issuance of building permit. Provide construction details prior to issuance of a building permit.
r. All new pole mounted lighting shall be accurately indicated on the grading plan and shall be located within landscaped or hardscaped area. Pole locations shall be accurately staked prior to installation by the Engineer. s. All parking facilities shall comply with the “Parking Lot Design and Lighting Standards.”
t. A lighting plan showing electrolier types and locations, average illumination levels, points of minimum illumination and photometric data in conformance with Planning Commission Resolution No. 2513 and as requested shall be submitted to and approved by the Planning Division and the City Engineer. u. Building and parking lot lighting is required to be architecturally integrated with the building design. Standard security wall packs are not acceptable unless they are provided with hooding that is architecturally compatible with the building. v. All garages shall comply with West Covina Municipal Code standards with minimum dimensions of 20 feet by 20 feet or 10 feet by 40 feet for tandem garages. w. The development shall provide enhanced side elevations for each building on the perimeter of the subject property and on those indicated on Sheet A1.10 of the approved plans, including a minimum of 23 enhanced side elevations. x. The paved areas at the site shall be maintained clean and free of oil stains. All paved areas shall be pressure-washed as needed to maintain the site in a clean and orderly manner.
y. That prior to final building permit approval, a detailed landscape and irrigation plan in compliance with AB 1881 and executive order 13-29-15 shall be submitted for all planted areas to be affected by project. Plans shall include type, size and quantity of landscape materials and irrigation equipment. All vegetation areas shall be automatically irrigated and a detailed watering program and water budget shall be provided. All damaged vegetation shall be replaced and the site shall be kept free of diseased or dead plant materials and litter at all times.

Resolution No. 2026-42

Page 8 ends

z. The landscape plan shall include the planting of at least one (1) - 36” box-sized replacement trees pursuant to Tree Removal Permit No. 25-10. The replacement trees shall be identified as such on the landscape plan and shall be installed prior to building permit final.
aa. The applicant shall work with the Engineering Division for the removal of street trees and to identify the proper locations for new street trees. The new street trees shall be identified as such on the landscape plan and shall be installed prior to building permit final. The new street trees shall be a minimum of 36” box-sized trees, unless the City Engineer otherwise requires smaller sized trees. bb. The additional 11 parking spaces to be added on the new portion of Del Norte shall be striped as shown on the approved plans.
cc. Clinging vines shall be installed on all street facing perimeter retaining or freestanding walls to assist in deterring graffiti. The vines shall be installed prior to building permit final.
dd. Prior to the issuance of building permits, the applicant shall submit a detailed wall and fencing plan to the Planning Director for review and approval. Fences and/or walls shall be constructed around all properties, as determined by the Planning Director. Said plan shall indicate the locations for all fences and walls, and shall further indicate the height, materials, and colors for all fences and walls. Perimeter block walls/retaining walls shall be constructed of a decorative material, such as slumpstone or split-face block. The wall and fencing plan shall include the location, design, and materials.
ee. Any sidewalk, hardscape, or parking facility, with potholes, broken, raised or depressed sections, large cracks, mud and/or dust, accumulation of loose material, faded or illegible pavement striping or other deterioration shall be repaired. ff. Prior to requesting a final inspection from the Building Division, the Planning Division shall inspect the development.
gg. All new utilities shall be placed underground prior to issuance of Certificate of Occupancy per WCMC 23-273.
hh. The applicant shall meet any and all monitoring or reporting requirements necessary to ensure compliance with the mitigation measures contained in the Mitigated Negative Declaration of Environmental Impact as those may be determined by the City, including, but not limited to, entering into an agreement to perform and/or for monitoring and reporting during project construction and implementation. The applicant further agrees it will cease construction of the project immediately upon written notice of a violation of such requirement and that such a provision may be part of any agreement of City and applicant.

Resolution No. 2026-42

Page 9 ends

ii. During construction, the delivery of materials and equipment, outdoor operations of equipment, and construction activity shall be limited to the hours between 7:00 a.m. and 8:00 p.m.
jj. The project shall comply with the provisions of the Art in Public Places ordinance (WCMC Section 17-41) prior to issuance of building permits. New residential developments are required to deposit 0.5% of total project costs, excluding land or provide art in the amount of the deposit.
kk. The applicant shall establish a homeownership assistance program for no less than ten percent of the total proposed homes. The homeownership assistance program shall be made available for first-time home buyers with preference provided to existing West Covina residents/and or low- or moderate-income individuals/families.

A minimum of $15,000 per home shall be dedicated to homes in the program. The homeownership assistance program shall be established prior to the approval of the model home marketing complex and shall be reviewed and approved by the Economic Development and Housing Division Manager, Community Development Director and City Attorney’s Office.
ll. Label trash can storage area within the garage on the plans for multi-unit buildings. mm. Label trash can storage areas in the side yard for detached single family residential units and clarify proposed screening.
nn. All mechanical equipment must be located outside the front setbacks along N Nora Ave and W Del Norte St and must be fully screened.
oo. Monument signs require separate sign permits.
pp. The parking of recreational vehicles including, but not limited to campers, motor homes, trailers, boats, etc., will be prohibited unless a designated storage area is provided, which is fully enclosed and screened from public view. Any such space cannot occupy any other required parking, driveway or required usable open space or area.
qq. CC & R’s shall be submitted for review and approval by the City. The CC&R’s shall include the following.

1. Garages must be used to park vehicles to the full extent occupying household has vehicles to place in the garage.

Page 10 ends

of signed copies of PHAP for all lots shall be submitted to the Planning Department. ss. If a Phasing Plan is proposed to phase the beginning or completion of the construction of the units, such Phasing Plan shall cover the phases of construction and improvements at each phase and shall be reviewed and approved by the Planning Division, Building Division and Engineering Division for completeness. tt. The Planning Division received the SB 330 application to “freeze” applicable fees.

Please be advised that a new code cycle took effect on January 1, 2026, which may impact design requirements.
c. School Developmental Fees shall be paid to School District prior to the issuance of the building permit.
d. Fees shall be paid to the County of Los Angeles Sanitation District prior to issuance of the building permit.
e. The project address is assigned to be 1501 W. Del Norte Street, and an application along with a map to assign unit addresses shall be filed with the City prior to plan check submittal.

Resolution No. 2026-42

Page 11 ends

f. In accordance with paragraph 5538(b) of the California Business and Professions Code, plans are to be prepared and stamped by a licensed architect. g. Structural calculations prepared under the direction of an architect, civil engineer or structural engineer shall be provided.
h. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.
i. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site preparation, and compaction testing. Observation and testing shall not be performed by other soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the City, a new Preliminary Soils and/or Geotechnical Investigation.
j. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.
k. Stormwater Planning Program LID Plan Checklist (MS4-1 FORM) completed by Engineer of Record shall be copied on the first sheet of Building Plans and on the first sheet of Grading Plans. When applicable per the LID plan checklist, LID plan shall be approved through the Engineering Division prior submitting grading plans for review. The form can be found at the following link https://www.westcovina.org/home/showdocument?id=18427
l. The provisions per Section R302.2 of the Residential Code for Double Walls or Common Walls to separate dwelling units shall be satisfied, where they shall be extended continuously from the foundation to the underside of the roof deck, to be considered a townhouse building classified as Group R-3 Occupancy. m. All State of California disability access regulations for accessibility and adaptability shall be complied with.
n. At least 10 percent but not less than one of the multistory dwellings in condominiums with 4 or more dwelling units in buildings without elevator shall Resolution No. 2026-42

Page 12 ends

comply with Section 1102A.3.1 of the Building Code. The minimum number of multifamily dwelling units which must comply with this section shall be calculated using the total number of all multistory dwelling units in buildings on a site which are subject to this section. Any fraction thereof shall be rounded to the next highest whole number.
o. Approval is required from the Los Angeles County Health Department for public spas, wading pools, and swimming pools.
p. The property shall be surveyed, and the boundaries marked by a land surveyor licensed by the State of California.
q. Foundation inspection will not be made until the excavation has been surveyed and the setbacks determined to be in accordance with the approved plans by a land surveyor licensed by the State of California. THIS NOTE IS TO BE PLACED ON THE FOUNDATION PLAN IN A PROMINENT LOCATION.
r. Separate application and plan review is required for Electrical plans. s. Separate application and plan review is required for Mechanical plans. t. Separate application and plan review is required for Plumbing plans. u. Plumbing fixtures shall be provided as required by the Chapter 4 of the California Plumbing Code. Additional fixtures may be required if not in compliance. v. Project shall comply with the CalGreen Residential mandatory requirements. w. No form work or other construction materials will be permitted to encroach into adjacent property without written approval of the affected property owner. x. Demolition permit is required for any existing buildings which are to be demolished. y. Prior to the issuance of building permit, a written consent shall be obtained from the current easement holder(s) for any proposed development encroaching into existing easement(s).
z. All fire sprinkler hangers must be designed, and their location approved by an engineer or an architect. Calculations must be provided indicating that the hangers are designed to carry the tributary weight of the water filled pipe plus a 250-pound point load. A plan indication this information must be stamped by the engineer or the architect and submitted for approval prior to issuance of the building permit. aa. Separate permit is required for Fire Sprinklers.
bb. Building permits shall not be issued until the final map has been prepared to the Resolution No. 2026-42

Page 13 ends

satisfaction of the Building Official.

ENGINEERING DIVISION
The following are Public Works conditions and shall be incorporated into submittal plans, show the conditions on site plans and on grading plans (No handwritten notes, stickers etc. shall be accepted):
a. The second sheet of building plans, grading plans and/or offsite improvement plans is to list all conditions of approval and to include a copy of the City Council Resolution. This information shall be incorporated into the plans prior to the first submittal for plan check.
b. Preliminary addressing for the proposed development shall be submitted to the Engineering Division for addressing prior to plan check submittal. c. Install two new curb ramps at the northwest and southwest corner of West Del Norte Street and North Sunset Avenue in accordance with SPPWC Standard Plan 111-5 and as directed by the City Engineer or his/her designee. d. Replace existing curb ramp at the corner of North Nora Avenue and West Del Norte Street with new curb ramp in accordance with SPPWC Standard Plan 111- 5 and as directed by the City Engineer or his/her designee. e. Install new driveway approach in accordance with SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee. No portion of the driveway and/or parkway drain shall encroach to the frontage of the adjacent property.
f. Close existing driveway aprons along North Nora Avenue, and install necessary improvements (parkway, landscape, sidewalk, curb and gutter, any others as applicable) to the satisfaction of the City Engineer or his/her designee. g. Close existing driveway aprons along West Del Norte Street, and install necessary improvements (parkway, landscape, sidewalk, curb and gutter, any others as applicable) to the satisfaction of the City Engineer or his/her designee. h. Remove and replace broken and off grade sidewalk in accordance with SPPWC standard plan 113-2, and as directed by the City Engineer or his/her designee. i. Remove and replace broken and off grade curb and gutter in accordance with SPPWC Standard Plan 120-2, and as directed by the City Engineer or his/her designee.

Resolution No. 2026-42

Page 14 ends

j. The approved building address(es) for the single family homes shall be painted on the public curb to the City’s standards as required by the Public Works Inspector prior to final inspection.
k. Rehabilitate existing AC street pavement along the length of the property frontage to the centerline of the street as indicated below, and as directed by the City Engineer or his/her designee:

1. Rehabilitate existing AC street pavement along the length of the property frontage to the centerline of the street as directed by the City Engineer or his/her designee, Or.

2. Pay in-lieu fee in the amount based on the most recent version of the LA County LDD Bond Calculation Sheet for the required rehab to the City. City will use the in-lieu fees in the future for street rehabilitations as necessary. l. Should the proposed work generate a cut into any public right of way infrastructure (street, sidewalk, driveway, curb & gutter, etc.):
a) street paving shall be along the length of the property frontage to the centerline of the street as directed by the City Engineer or his/her designee. b) sidewalk reconstruction shall be in accordance with SPPWC Standard Plan 113-2, and as directed by the City Engineer and/or his/her designee. c) driveway apron reconstruction shall be in accordance with SPPWC Standard Plan 110-2, and as directed by the City Engineer or his/her designee. d) curb and gutter reconstruction shall be in accordance with SPPWC Standard Plan 111-5 and as directed by the City Engineer or his/her designee. m. Underground all utility services to the property and adjacent to the property.

Existing overhead lines along N Sunset Avenue and the W Del Norte Street extension shall remain in place.
n. Sewer Study shall be reviewed and approved by the City Engineer or his/her designee, prior to the issuance of permits. If sewer is found to be inadequate, sewer improvement plans shall be submitted to the City for approval and required improvements shall be made at the sole cost to the property owner/developer. o. A geotechnical and soils investigation report is required, the duties of the soils engineer of record, as indicated on the first sheet of the approved plans, shall include the following:
a) Observation of cleared areas and benches prepared to receive fill; b) Observation of the removal of all unsuitable soils and other materials; c) The approval of soils to be used as fill material;
d) Inspection of compaction and placement of fill;
e) The testing of compacted fills; and
f) The inspection of review of drainage devices.
p. The owner shall retain the soils engineer preparing the Preliminary Soils and/or Geotechnical Investigation accepted by the City for observation of all grading, site Resolution No. 2026-42

Page 15 ends

preparation, and compaction testing. Observation and testing shall not be performed by another soils and/or geotechnical engineer unless the subsequent soils and/or geotechnical engineer submits and has accepted by the Public Works Department, a new Preliminary Soils and/or Geotechnical Investigation. q. A grading and drainage plan shall be approved prior to issuance of the building permit. The grading and drainage plan shall indicate how all storm drainage including contributory drainage from adjacent lots is carried to the public way or drainage structure approved to receive storm water.
r. Stormwater Planning Program LID Plan Checklist ( Form PC) completed by Engineer of Record shall be copied on the first sheet of Grading Plans. The form can be found at the following link
https://www.westcovina.org/home/showdocument?id=18427
s. Comply with all regulations of the Los Angeles Regional Water Quality Control Board and Article II of Chapter 9 of the West Covina Municipal Code concerning Stormwater/Urban Run-off Pollution control.
t. LID review shall be completed prior submitting grading plans for plan review.

Grading plans shall be submitted including the proof of approval of LID or exemption of LID.
u. Project shall be reviewed and approved by the City Traffic Engineer, prior to the issuance of permits. Any improvement measures needed as a result of findings from the traffic engineering review shall be made at the sole cost to the property owner/developer.
v. W Del Norte Street right of way, between N. Hollow Avenue and N. Sunset Avenue, shall be dedicated to the City for public street purposes, including associated easements for utility, street lighting, and traffic signing, in the same width as W Del Norte Street to the west, as required by the City Engineer. The legal description and plat for the dedication of the easement shall be prepared by a registered civil engineer licensed prior to January 1, 1982, with a license number below C 33966 or a licensed land surveyor.

General Requirements
w. The required street improvements shall include those portions of roadways contiguous to the subject property and include:
x. Repair all damaged and off-grade curbs, gutters and sidewalks along property frontage.
y. Required street dedications shall include those portions of roadways contiguous to subject property be recorded in the Office of the Los Angeles County Recorder Resolution No. 2026-42

Page 16 ends

prior to the issuance of any Building Permits and/or Engineering Permits to the satisfaction of the City Engineer.
z. The access rights to interior lots and private streets from public roadways for City maintained improvements shall be dedicated to the City to the satisfaction of the City Engineer.
aa.Sidewalks (with trees in tree wells or in parkways) shall be constructed along roadways contiguous to subject property adjacent to curb or R/W line to the satisfaction of the City Engineer.
bb.Adequate provision shall be made for acceptance and disposal of surface drainage entering the property from adjacent areas.
cc. Parking lot and driveway improvements on private property for this use shall comply with Planning Commission Resolution No. 2513 and be constructed to the City of West Covina Standards.
dd.Water service facilities shall be constructed to at least meet the requirements for fire flow established by the City’s Fire Department and the requirements of the subsequent water purveyor/owner of the facilities.
ee.Private street improvements shall comply with Municipal Code Chapter 19, Article 8, and Planning Commission Resolution No. 2519.
ff. Prior final of the building permit(s), inspection required by Public Works inspector.

Page 17 ends

g) Credit for park land dedication 1.45 acres × 43,560 sq ft/acre = 63,162 sq ft h) 63,162 sq ft × $25/sq ft = $1,579,050
i) In-lieu park fee due = $2,540,400 − $1,579,050 = $961,350.00 Traffic Conditions
a. Signing and Striping plans will need to be prepared and submitted to Engineering for Review for the connection of Del Norte Street to Sunset Avenue that reflects a cut in the median with a left turn pocket to allow for right turns in, right turns out and left turns into the new intersection.
b. Applicant to install stop signs at each project driveway. c. Applicant to determine the amount of Red Curb needed on either side of each proposed project driveway for line of sight.
d. Applicant is to prepare conceptual exhibits for potential traffic calming improvements to be constructed along streets surrounding the proposed project. These Traffic Calming Measures will serve to improve pedestrian safety on all streets surrounding the proposed project. Along with the conceptual diagrams an itemized proposed cost for the listed Traffic Calming Measures is to be prepared. The exhibits along with proposed cost are to be presented to the WC Traffic Commission for approval and review. Once reviewed all approved measures are then to be taken to City Council for final approval (following WC Traffic Calming Policy). All approved measures will be funded by the applicant. This is to include the cost for installation all signage, and striping.

Nora: Workman Ave to Rowland (fronting the project)
• New 25 mph signs with pavement legends both directions • Double Yellow Center Line – Detail 21 CAMUTCD
• New 25 mph signs with pavement legends
• RePaint existing crosswalk at Nora Ave and Del Norte NL as Continental Crosswalk White with appropriate Ped Crossing Signs/Downward Arrow and Advance Ped Xing signs and pavement legends both directions – This project removes the school, crosswalk will still be existing but signage and striping would be for standard pedestrians.

Resolution No. 2026-42

Page 18 ends

Workman Avenue: Nora Ave to Orange Avenue
• New 25 mph signs and pavement legends – both directions • Double Yellow Center Line - Detail 21 CAMUTCD
• Your Speed Variable Signs one for EB one for WB direction e. Nora Avenue & Driveway 1 (#1) - The following improvements are necessary to accommodate site access:
• Project to install a stop control on the westbound approach and construct a shared left-right turn lane (Project driveway).
• Project to construct a northbound shared through-right turn lane. • Project to construct a southbound shared through-left turn lane. f. Hollow Avenue / Driveway 2 & Del Norte Street (#3) – The following improvements are necessary to accommodate site access:
• Project to install a stop control on the southbound approach and construct a shared left-through right turn lane (Project driveway).
• Project to construct an eastbound shared through-left turn lane. • Project to construct a westbound shared through-right turn lane. g. Sunset Avenue & Del Norte Street (#6) – The Project will be extending Del Norte Street from the existing terminus at Hollow Avenue out to Sunset Avenue to the east creating a new intersection. The project will modify the median to provide a NB left turn pocket into Del Norte Street.

FIRE DEPARTMENT
Based on the preliminary information received, the Fire Department Requirements for the above-noted event are as follows:

Resolution No. 2026-42

Page 19 ends

c) All fire apparats roads shall have a minimum unobstructed width of 26 feet (exclusive of shoulders), a vertical clearance of 13 feet 6 inches, and be designed to support a 65,000pound vehicle load with all-weather surfaces. Maximum grade shall not exceed 16%, with transitions limited to 5% slope for the first and last 15 feet.
d) Overhead utility and power lines shall not be located over any fire apparatus access road or between the aerial fire apparatus access road and the building. (2022 CFC Appendix D 104.4)
e) Dead-end roads exceeding 150 feet shall include an approved turnaround (e.g., cul-de-sac with a minimum 96-foot diameter or hammerhead). Turning radii shall accommodate West Covina Fire Department apparatus.
f)"NO PARKING—FIRE LANE" signs and red curbs shall be installed per WCMC and CFC standards to prevent obstruction.
g) Gates, if installed, shall include Knox Box emergency access and comply with UL 325 for electric gates. Gates entering, exiting or installed across the fire apparatus road shall be less than 20 feet wide where a single gate is provided. Where a fire apparatus access road consists of a divided roadway, the minimum shall be 12 feet.
h) All security gates, both vehicle and pedestrian, shall be equipped with a Knox Box emergency entry system to allow first responders immediate emergency access to the property.
i) Access paths to buildings shall be non-pervious, with no barriers exceeding 18 inches without stairs, and slopes not exceeding without steps. j) Plans for access roads and fire lanes shall be submitted for Fire Department review prior to construction.
k) Include fire lane striping and signage in architectural plan submittal.

Fire lane identification, painted red curbs, striping and signage must all be completed prior to final.
l) Three Story Residences-Fire Department Laddering Pad and Setback at Rescue Openings for the four story stacked flats shall be provided in accordance with the 2022 California Fire Code, Chapter 5, Appendix D, Sections D104 and DI 06. A clear, flat space for laddering rescue openings shall be provided beneath each rescue opening. The distance between the nearest edge of this laddering pad and the structure is based on standardized operational procedures and safe practice to achieve a proper laddering angle.
i Architect to identify laddering pad locations each emergency egress window.

Resolution No. 2026-42

Page 20 ends

2. Fire Hydrants and Water Supply
a) Hydrant spacing and number shall comply with CFC Appendix C, with flow capacities marked per NFPA 291 (e.g., color-coded tops). A 3-foot clear space around each hydrant shall be maintained, with protection from vehicle impact if necessary.
b) Additional fire hydrants shall be added to the development. Hydrants shall be installed at 225-foot minimum spacing.
i. At the corner of N. Nora and W. Del Norte ii
ii. Northeast corner of Driveway "A" and W. Del
Norte Ave.
iii. Southwest corner of Driveway A and Driveway C
iv. Southwest Corner of Driveway A and Driveway D
v. Southeast Corner of Driveway D and
Driveway E
vi. Southside of Driveway D at Driveway S.
vii. Southeast Corner of Driveway E and Driveway C.
viii. Southwest corner of Driveway C and Driveway K.
ix. Southeast corner of Driveway B and Nora Ave. X
x. Northwest corner of W. Del Norte and N. Sunset
Ave.
c) Required Fire Flow of 2500 GPM @ 20 psi for 2 hours. d) New Fire Flow Test Required. Contact local water purveyor to conduct required fire flows.
e) Additional hydrants and water mains will be required and installed prior to any vertical building construction supplies delivered onsite. f)Annual inspections and flow tests of private hydrants shall be required, with records maintained on-site.
g) Hydrants shall have a minimum 6 x 4 x 2.5 with a minimum of 6-inch main, National Hose outlets, with a reflectorized blue marker (3-inch minimum) located on the pavement or sign marker. Location of marker shall be approved by the WCFD.
h) Recreation Center: Community Space — Fire Access: Knox box access shall be provided for fire department emergency access.

3. Fire Protection and Life Safety Systems
Resolution No. 2026-42

Page 21 ends

a) Automatic sprinkler systems shall be installed throughout all buildings per CFC Section 903 and California Residential Code (CRC) Section R313. For single-family detached homes and townhomes (Group R3), sprinklers are required in all new constructions. b) Sprinkler plans shall be submitted for Fire Department permit and review prior to installation.
i. Each residential Unit shall have its own submittal, plan review, permit, and inspection process. A single permit and plan for all units will not be accepted.
c) Door between house and garage must be self-closing & self-latching. d) Hard-wired smoke and carbon monoxide detectors with battery back-up required.
e) Emergency escape and rescue openings shall be provided as forth in 2022 California Building Code Section 1031.
f)Interior located PV ESS- Consult NFPA 855 for specific requirements regarding interconnection of interior smoke alarms.
g) Architectural plans to provide specific location, dimensions, cabinet specifications for housing of all NFPA 13D fire sprinkler systems riser equipment. These shall be approved by fire department prior to construction permit is granted. Each residential unit shall have its own riser and riser cabinet.
h) Architectural plans shall include conditions for subcontractors to protect the NFPA 13D inspectors test outlet and other related fire sprinkler devices.
i) New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet letters. Numbers shall be a minimum of 4 inches high, for residential homes, with a minimum stroke width of 0.5 inch. j) Portable fire extinguishers shall be provided in accordance with CFC and NFPA 10.
i. An approved fire extinguisher shall be maintained near the community BBQ in the pool area.

4. Defensible Space and General Fire Prevention
Resolution No. 2026-42

Page 22 ends

a) Construction-site fire safety plans shall be submitted, including temporary access and water during building phases.
b) Construction Debris and general site cleanliness: in accordance with 2022 CFC Chapter 33 will be required and enforced for the duration of the project. i. All combustible site debris will be removed or relocated to a dumpster prior to end of workday.
ii. Site shall be kept in good order without any accumulation of trash/waste or combustible debris.
iii. Site shall be protected from unauthorized access that could cause a fire during construction process.
iv. Site security shall be provided to ensure no unauthorized access is allowed. Unauthorized access could increase the chances of structure fires.
v. Site fire safety during demolition and construction shall be in accordance with 2022 California Fire Code Chapter 33.

5. Plan Review, Inspections, and Compliance
a) All plans shall be submitted to the West Covina Fire Prevention Bureau for review per WCMC.
b) Final inspections and certificates of occupancy shall require Fire Department sign-off, including testing of all systems per NFPA standards. c) Ongoing maintenance of fire systems shall be the responsibility of the property owner or HOA, with annual inspections required. d) Fire impact fees may be assessed at the discretion of the Fire Chief and/or the City Manager, due to the large number of units being constructed and the number of occupants potentially utilizing fire, medical emergencies, or inspection services in the future.
e) Permitting: Each addressed unit shall have an individual permit, plan review, fees, and inspection process.
i. Architectural
ii. Fire Sprinkler System
SECTION 7. Certification; Effective Date. The City Clerk shall certify to the adoption of this Resolution and shall enter it into the book of original resolutions and it shall become effective immediately.

APPROVED AND ADOPTED on this 16th 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. 2026-42 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 16th day of June, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
ATTACHMENT NO. 6

230 Progress | Irvine, CA
April 10, 2026
Jeff Anderson
City of West Covina, Planning Division
1444 West Garvey Avenue South
West Covina, CA 91790
Re: Del Norte Community Outreach Recap
Dear Mr. Anderson,
Meritage Homes has conducted a comprehensive and iterative community outreach program for the Del Norte School Site project beginning in July 2025 and continuing through March 2026. Outreach efforts were designed to inform surrounding residents, solicit meaningful feedback, and respond to community questions through multiple engagement formats. These formats included mailed notifications, on-site open house meetings, formal presentations, and City-hosted Town Hall meetings. Outreach methods evolved over time to reflect increasing community interest and feedback regarding preferred meeting formats.

A total of five (5) public outreach meetings have been held to date, with increasing attendance and expanded notification radii. Project representatives consistently included Meritage Homes staff and key consultant team members to ensure the community received accurate and detailed responses.

1. Community Open House – July 8, 2025
 Location: On-site Multipurpose Room, 1501 W. Del Norte Street  Format: Informal open house with project stations
 Attendance: 8 signed in
Notices were mailed at least ten (10) days prior to the meeting and included a save-the-date card and FAQ flyer distributed within the surrounding neighborhood radius.

The meeting was held in an open-house format to encourage one-on-one conversations with project team members. Attendees were able to review display boards showing a site context map, conceptual site plan, civil grading plan, architectural elevations, landscape concepts, and copies of the entitlement plans.

Questions and comments focused on:
• Traffic impacts
• Guest parking availability (on-site and along N. Nora Avenue and W. Del Norte Street) • Gating and fencing
• Preliminary pricing estimates
ATTACHMENT NO. 6

230 Progress | Irvine, CA

2. Community Open House – August 13, 2025
• Location: On-site Multipurpose Room, 1501 W. Del Norte Street • Format: Informal open house with staffed display boards • Attendance: 26 signed in
This meeting followed a similar format to the July open house and was noticed using the same mailed outreach strategy. Increased attendance reflected growing neighborhood awareness and interest.

Discussions reiterated many of the July concerns, with continued dialogue related to:
• Traffic impacts
• Guest parking availability (on-site and along N. Nora Avenue and W. Del Norte Street) • Gating and fencing
• Preliminary pricing estimates
• Timing of home availability and interest list sign-ups • Potential donation of existing school-site items prior to demolition • Project phasing and schedule

3. City Council District Town Hall – August 21, 2025
• Location: West Covina City Hall
• Host: Councilmember Brian Gutierrez
• Format: Formal presentation with Q&A
Meritage Homes participated in a Town Hall meeting held by Councilmember Gutierrez that included presentations from multiple City departments. Meritage delivered a PowerPoint presentation followed by a structured question-and-answer period.

Community comments included:
• Traffic congestion in the surrounding area
• Removal of Little League fields and access concerns
• Requests for increased on-site guest parking
• Housing affordability concerns
• Perceived lack of amenities relative to project density

4. City Council District Town Hall – February 19, 2026
• Location: West Covina City Hall
• Host: Councilmember Brian Gutierrez
• Format: Formal presentation with Q&A
Meritage Homes participated in a second Town Hall hosted by Councilmember Gutierrez to provide a project update to the district. This included a presentation by Athens Services before pivoting to the Del Norte project where we focused on refinements to the project design and highlighted changes related to open space dedication. Community members were provided an update on how previous input was being addressed and had the opportunity to ask follow-up questions.

ATTACHMENT NO. 6

230 Progress | Irvine, CA

5. Community Presentation – March 4, 2026
• Location: On-site Multipurpose Room, 1501 W. Del Norte Street • Format: Formal presentation followed by Q&A
• Attendance: 45 signed in
For this meeting, Meritage expanded the notification radius to include neighborhoods further north of Del Norte Park and west of the project site. A redesigned postcard-style mailer was used to increase visibility. Councilmember Brian Gutierrez attended the meeting. Meritage changed the format for this meeting, presenting a formal presentation that provided a detailed overview of revised project features, including open space retention and recreational amenities.

Questions and comments received included:
• Quantity of nearby two-story developments
• Availability of RV parking (not proposed)
• Whether the proposed pool could be replaced with a public park • How the project would benefit Del Norte Park
• Dog park availability (existing dog park located in Del Norte Park) • Police and fire service funding through Development Impact Fees • Duration and timing of such fees (one-time fee)
• Construction start timeline (approximately 6–12 months following City Council approval) • Construction debris controls and Tier 4 compliance per IS/MND • Parking availability for Little League users
• Traffic analysis at Pacific Lane
• Union labor participation (not proposed)
• Process for increasing City impact fees
Meritage Homes believes that the housing proposed by this project provides the type of workforce housing that is desperately needed in the region and throughout the state. We are excited for the opportunity to bring this project to the City of West Covina and look forward to working with City staff to get this approved.

Sincerely,
Louisa Feletto
Forward Planning Manager
MLC Holdings, Inc.

City of West Covina
1501 Del Norte Project Response to Comments on the Draft IS-MND Final Initial Study-Mitigated Negative Declaration
Response to Comments on the Draft IS-MND
This section includes comments received during public circulation of the Draft Initial StudyMitigated Negative Declaration (IS-MND) prepared for the 1501 Del Norte Street Residential Project (project).

The Draft IS-MND was circulated for a 30-day public review period that began on October 28, 2025 and ended on December 1, 2025, with five additional days included to accommodate the Thanksgiving holiday. The City received two comment letters on the Draft IS-MND that are included herein, along with responses to the environmental concerns raised by the commenters. The commenters and the page number on which each commenter’s letter appear are listed below.

Table 1 List of Comments Received
Letter Number Commenter Page Number
1 Los Angeles County Sanitation Districts 2
2 California Department of Transportation 4
The comment letters and responses follow. The comment letters are numbered sequentially, and each separate issue raised by the commenter has been assigned a number. The responses to each comment identify first the number of the comment letter, and then the number assigned to each issue (Response 1.1, for example, indicates that the response is for the first issue raised in Comment Letter 1).

DOC 7642855.D22
November 24, 2025
Ref. DOC 7630955
VIA EMAIL [email protected]
Mr. Jeff Anderson, Contract Planner
City of West Covina, Planning Division
1444 West Garvey Avenue S, Room 208
West Covina, CA 91790
Dear Mr. Anderson:

NOI Response to 1501 Del Norte Street Residential Project The Los Angeles County Sanitation Districts (Districts) received a Notice of Intent (NOI) to Adopt a Mitigated Negative Declaration (MND) for the subject project located in the City of West Covina on October 28, 2025. The proposed project is located within the jurisdictional boundaries of District No. 22. We offer the following comments regarding sewerage service:

1. The wastewater flow originating from the proposed project will discharge to a local sewer line, which is not maintained by the Districts, for conveyance to the Districts’ 22-inch diameter Joint Outfall H Unit 8J Trunk Sewer, located in South Willow Avenue, south of West Ituni Street. Thistrunk sewer has a capacity of 2.0 million gallons per day (mgd) and conveyed a peak flow of 1.1 mgd when last measured in 2015.

2. The expected average wastewater flow from the project, described in the NOI as 34 single-family detached homes and 248 attached townhomes and stacked flats, is 57,200 gallons per day. A copy of the District’s average wastewater generation factorsis available on our website at Table 1, Loadings for Each Class of Land Use.

3. The wastewater generated by the proposed project will be treated at the San Jose Creek Water Reclamation Plant (WRP) located adjacent to the City of Industry, which has a capacity of 100 mgd and currently processes an average recycled flow of 62.6 mgd. All biosolids and wastewater flows that exceed the capacity of the San Jose Creek WRP are diverted to and treated at the A.K. Warren Water Resource Facility (formerly known as the Joint Water Pollution Control Plant) in the City of Carson.

4. The Districts are empowered by the California Health and Safety Code to charge a fee to connect facilities (directly or indirectly) to the Districts’ Sewerage System or to increase the strength or quantity of wastewater discharged from connected facilities. This connection fee is used by the Districts for its capital facilities. Payment of a connection fee may be required before this project is permitted to discharge to the Districts’ Sewerage System. For more information and a copy of the Connection Fee Information Sheet, go to www.lacsd.org, under Services, then Wastewater (Sewage) and select Rates & Fees. In determining the impact to the Sewerage System and applicable connection fees, the Districts will determine the user category (e.g. Condominium, Single Family Home, etc.) that best represents the actual or anticipated use of the parcel(s) or facilities on the parcel(s) in the development. For more specific information regarding the connection fee application procedure and fees, please contact the Districts’ Wastewater Fee Public Counter at (562) 908-4288, extension 2727.

Response 1.1
Letter 1
Mr. Jeff Anderson 2 November 24, 2025
DOC 7642855.D22

5. In order for the Districts to conform to the requirements of the Federal Clean Air Act (CAA), the capacities of the Districts’ wastewater treatment facilities are based on the regional growth forecast adopted by the Southern California Association of Governments (SCAG). Specific policies included in the development of the SCAG regional growth forecast are incorporated into clean air plans, which are prepared by the South Coast and Antelope Valley Air Quality Management Districts in order to improve air quality in the South Coast and Mojave Desert Air Basins as mandated by the CAA. All expansions of Districts’ facilities must be sized and service phased in a manner that will be consistent with the SCAG regional growth forecast for the counties of Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The available capacity of the Districts’ treatment facilities will, therefore, be limited to levels associated with the approved growth identified by SCAG. As such, this letter does not constitute a guarantee of wastewater service but is to advise the City that the Districts intend to provide this service up to the levels that are legally permitted and to inform the City of the currently existing capacity and any proposed expansion of the Districts’ facilities.

If you have any questions, please contact the undersigned at (562) 908-4288, extension 2742, or [email protected].

Very truly yours,
Patricia Horsley
Environmental Planner
Facilities Planning Department
PLH:plh
cc: C. Chang
A. Howard
Response 1.2
City of West Covina
1501 Del Norte Project Response to Comments on the Draft IS-MND Final Initial Study-Mitigated Negative Declaration
Letter 1
COMMENTER: Patricia Horsley, Los Angeles County Sanitation Districts (LACSD) DATE: November 24, 2025
Response 1.1
The commenter (LACSD) confirms that the project site is within their service area; provides information regarding the local and regional sewer lines and wastewater treatment facilities serving the project site; the expected increase in average wastewater flow from the proposed project; and fees that the LACSD can charge to help upgrade or expand the sewer system. The capacity amounts noted in the letter are consistent with the capacity noted in the IS-MND.

These comments are informational and do not directly comment on the contents of IS-MND or the CEQA process, and confirm that the project’s impacts on utilities will be less-than-significant.

Response 1.2
This comment states that the Districts comply with the requirements of the Federal Clean Air Act and the capacities of the District’s facilities are based on regional growth forecasted by the Southern California Association of Governments (SCAG). Further, the comment adds that the letter does not guarantee wastewater service.

As indicated in the Initial Study for the proposed project (see Population and Housing), the level of growth associated with the project would not exceed SCAG’s regional population projections. “Provide a safe and reliable transportation network that serves all people and respects the environment” DISTRICT 7
100 SOUTH MAIN STREET, SUITE 100 | LOS ANGELES, CA 90012 PHONE (213) 897-0362 | FAX (213) 897-0360 TTY 711
www.dot.ca.gov
December 1, 2025
Sonia Griego, Contract Planner
City of West Covina, Planning Division
1444 West Garvey Avenue S, Room 208
West Covina, California 91790
RE: 1501 Del Norte Street Residential Project
- Mitigated Negative Declaration (MND)
SCH# 2025101508
GTS# 07-LA-2025-04942
Vic. LA 10 PM: 34.857
Dear Sonia Griego,
Thank you for including the California Department of Transportation (Caltrans) in the environmental review process for the above referenced project. The 1501 Del Norte Street Residential Project (hereafter referred to as “proposed project” or “project”), includes a General Plan Amendment, a Specific Plan, a Zone Change, a Precise Plan, a Tentative Tract Map and a Tree Removal Permit. The proposed project would include the demolition of the existing buildings and structures on the project site (requiring a demolition permit); followed by construction of 34 single-family detached homes and 248 attached townhomes and stacked flats, for a total of 282 residential units. The project site is 13.56 acres, of which 13.19 acres would be developed for residential uses and common space, and 0.37 acre would be used as an extension and dedication of West Del Norte Street from its current terminus east to North Sunset Avenue. Each of the residential units would include a two-car garage and there would also be 77 uncovered parking spaces for guest parking, resulting in 641 total parking spaces. 26-foot private lanes would provide vehicular access to all homes, which would be connected by the primary entrance on West Del Norte Street, and the secondary entrance on North Nora Avenue.

Both entries would be defined by pedestrian entry pilasters with project signage, accent trees, enhanced landscaping and paving, and parkways and sidewalks on both sides. In addition, pedestrians will also be able to access the project site via two access points from Del Norte Park.

After reviewing the MND, Caltrans has the following comments:

As outlined in the Traffic Study Scoping Agreement (Appendix J), a queuing analysis will be conducted to assess freeway off-ramp queues to ensure that project induced trips do not create unsafe conditions at intersections or on the mainline. The study should include, but not be limited to, the following locations: I-10 at Sunset Ave and I-10 at Pacific Ave.

Letter 2
Response 2.1
Sonia Griego
December 1, 2025

Page 2 ends

“Provide a safe and reliable transportation network that serves all people and respects the environment” A Multi-Modal Conflict Analysis should also be conducted across the project area and at the above locations. This should include the identification and proposal of complete streets features and related street improvements (ADA curb ramps, sidewalks, bicycle lanes, high-visibility crosswalks, etc.) If any impacts are found to degrade conditions for any road users, they should be mitigated with project design changes and infrastructure investments that reduce trips made by car and induce demand for the safe use of alternative modes of travel.

While Caltrans supports infill development that does not further contribute to suburban sprawl, based the amount of car parking provided and the auto-oriented design of the proposed site plan, the 1501 Del Norte Street Residential Project is currently designed in a way that potentially induces demand for unnecessary personal vehicle trips. For California to achieve its goals, this demand should be addressed with appropriate design and management principles. Caltrans recommends the following:
x Provide for a mixture of land use types within the Project’s zoning area to allow for adaptive reuse in the future. This can allow housing, goods, services, and jobs to be created near one another.
x Increase density, both vertically and horizontally. By bringing the built environment closer together, and building up instead of out, it becomes possible to greatly reduce energy use, improve walkability, allow for adaptive reuse, and generate real value for the community.
x Reducing the amount of parking whenever possible, as research looking at the relationship between land-use, parking, and transportation indicates that the amount of car parking supplied can undermine a project’s ability to encourage public transit and active modes of transportation. If surface parking must be built, it is recommended that it not face the street directly. By shifting the parking to the rear or interior of the project site, a more inviting streetscape can be created. A more active frontage, against the sidewalk, can encourage both recreational and transportation walking. x Create a streetscape that is safe and comfortable for all users. Caltrans encourages the Lead Agency to consider any reduction in vehicle speeds to benefit pedestrian and bicyclist safety, as there is a direct link between impact speeds and the likelihood of fatality or serious injury. The most effective methods to reduce pedestrian and bicyclist exposure to vehicles is through physical design and geometrics. These methods include the construction of physically separated facilities such as Class IV bike lanes, wide sidewalks, pedestrian refuge islands, landscaping, street furniture, and reductions in crossing distances through roadway narrowing. Visual indicators such as, pedestrian and bicyclist warning signage, flashing beacons, crosswalks, signage, and striping should be used in addition to physical design improvements to indicate to motorists that they can expect to see and yield to pedestrians and people on bikes. x Implementation of Transportation Demand Management (TDM) strategies to reduce transportation impacts, which may include increased transit access, commute trip Response 2.2
Sonia Griego
December 1, 2025

Page 3 ends

“Provide a safe and reliable transportation network that serves all people and respects the environment” reductions such as rideshare programs, shared mobility facilities (bicycle or vehicular), increased bicycle and pedestrian infrastructure.

While the project appears to satisfy the City of West Covina's requirements related to pedestrian and bicycle accommodation, please consider the following improvements:
x Since the specific location and type of bike parking is not included in the Specific Plan, we recommend you follow the APBP Bicycle Parking Guidelines for effective siting (particularly in common areas) and design: https://www.apbp.org/Publications x Include a sidewalk in the proposed Del Norte St. extension (south side of Del Norte St. between Hollow Ave. and Sunset Ave.).
x Narrow Del Norte St. and provide traffic calming, since the current 40 feet of width is likely no longer needed with the school closed. Even simply striping the parking lanes could help, similar to Rowland Ave.
x Construct a curb extension on the northeast corner of Nora Ave./Del Norte St. to shorten the crossing distance and slow vehicle turns.
x Make general traffic calming (e.g., speed humps, curb extensions) and crosswalk improvements between the project site and Monte Vista Elementary School, to/from the nearby transit bus stops, and to/from the West Covina Mall & the Civic Center; there will likely be increased pedestrian trips to/from these destinations due to the project. x Construct curb extensions on both ends of the Sunset Ave./Rowland Ave. crosswalk to shorten this crossing. Evaluate if a Pedestrian Hybrid Beacon is warranted at this crossing due to increased pedestrian trips as a result of the project.

If you have any questions, please contact project coordinator Anthony Higgins, at [email protected] and refer to GTS# 07-LA-2025-04942.

Sincerely,
Miya Edmonson
LDR Branch Chief
Cc: State Clearinghouse
Response 2.3
City of West Covina
1501 Del Norte Project Response to Comments on the Draft IS-MND Final Initial Study-Mitigated Negative Declaration
Letter 2
COMMENTER: Miya Edmonson
DATE: December 1, 2025
Response 2.1
The letter is a summary of the project details and does not include comments on the adequacy of the IS-MND. The commenter acknowledges that the Traffic Scoping Agreement (Appendix J) outlines that a queuing analysis will take place to assess freeway off-ramp queues. The commenter says that the study should include, at minimum, Interstate 10 at Sunset Avenue and Interstate 10 at Pacific Avenue. The commenter states that a Multi-Modal Conflict Analysis should be conducted at these two locations and across the project area, including complete streets features and related street improvements. The commentor states that if “any impacts are found to degrade conditions for any road users, they should be mitigated” with design changes to reduce vehicle miles traveled (VMT) and to “induce alternative modes of travel.”
Urban Crossroads prepared a Traffic Analysis for the project on October 23, 2025, which was scoped and approved by the City of West Covina in accordance with the city’s transportation study guidelines and CEQA requirements. The scope did not include freeway ramp queuing or a MultiModal Conflict Analysis because these elements were not identified as necessary based on the City’s criteria or the results of the analysis. The queuing analysis conducted for the project evaluated driveways and adjacent intersections, including Sunset Avenue and Rowland Avenue (North and South), and confirmed that available stacking distances are adequate with no risk of spillback.

Additionally, the project is not anticipated to generate volumes that would materially affect ramp operations. As identified in the Project Trip Generation in the Traffic Study, the Project is expected to generate a total of 131 AM peak hour trips and a total of 154 PM peak hour trips. Of these trips only 30 percent of these are anticipated to use Sunset Avenue south of Workman Avenue towards Interstate, resulting in fewer than 50 peak hour trips.

Additionally, a Multi-Modal Conflict Analysis was conducted for the immediate project area and was included the Traffic Study Scoping Agreement (Appendix K). This analysis included standards for new crosswalks and sidewalks, and also included standards and locations for new accessible curb ramps that would be required to implement the Project. There are also no bicycle facilities in the vicinity of the Project site. Similar to the Traffic Analysis, the scope was only conducted in the immediate vicinity of the Project site due to the limited volumes discussed above. Therefore, potential transportation impacts would be less than significant, and the existing analysis is adequately addresses the transportation impacts under CEQA and City requirements.

Response 2.2
The commenter acknowledges that the project is infill and expressed support for infill development, but expresses concern that the project could potentially include demand for unnecessary vehicles trips due to the high amount of parking included in the project design. To remedy this, the commenter recommends facilitating mixed-use development through zoning on the project site, increasing density, reducing parking whenever possible, siting parking so it does not face the street, creating a more inviting and safe streetscape for all users, reducing traffic speeds, incorporating separated bikes lanes, wide sidewalks, pedestrian islands, street furniture, reductions in crossing distances, and incorporating visual indicators such as lights, signage, and striping.

The commenter also recommends implementation of Transportation Demand (TDM) strategies such as increased transit access, rideshare programs, shared mobility facilities, and increased bicycle and pedestrian infrastructure.

As discussed in Section 17, Transportation, of the IS-MND, the potential transportation impacts would be less-than-significant, and would comply with the various applicable policies and regulations of the City of West Covina regarding the circulation system, including transit, roadway, bicycle and pedestrian facilities, each of which serves as a TDM strategy. For example, the project will construct new sidewalks along the site boundary to improve pedestrian connectivity; extend West Del Norte Street to North Sunset Avenue to enhance circulation; install ADA-compliant curb ramps at driveways and intersections; maintain access to nearby Foothill Transit stops; and provide internal private lanes that accommodate emergency vehicles and safe pedestrian movement. These features support multimodal travel and reduce reliance on single-occupancy vehicles, consistent with TDM principles.

Additionally, based on Urban Crossroad’s review of applicable VMT screening thresholds as recommended by the San Gabriel Valley Council of Governments, the proposed project would meet the Transit Priority Area Screening and Low VMT Area screening criteria. Despite the increase in VMT resulting from the project, the increase is below the VMT threshold of significance pursuant to standards enacted by the City of West Covina. For these reasons, the existing analysis adequately addressed the transportation impacts under CEQA and City requirements, and additional measures are not necessary.

Response 2.3
The commenter requests that the project incorporates multiple recommendations related to pedestrian and bicycle accommodations, including following Association of Pedestrian and Bicycle Professionals Bicycle Parking Guidelines, narrowing and including a sidewalk in the Del Norte Street extension, constructing curb extensions to shorten pedestrian crossing time, incorporating traffic calming measures, and evaluating implementation of a Pedestrian Hybrid Beacon.

As discussed in responses 2.1 and 2.2, the project would incorporate a range of TDMs compliant with the City’s existing requirements including pedestrian facilities and paths, and would comply with the various applicable policies and regulations of the City of West Covina regarding the circulation system, including transit, roadway, bicycle and pedestrian facilities. The existing analysis adequately addressed the transportation impacts under CEQA and City requirements. Therefore, the potential transportation under the proposed project would be less-than-significant, and additional mitigation measures are not necessary for CEQA compliance.

Introduction
Initial Study Mitigated Negative Declaration 1
1 Introduction
This Finding of Consistency evaluates whether the proposed 1501 Del Norte Street residential project (hereafter is consistent with the findings and
assumptions analyzed in the circulated Initial Study Mitigated Negative Declaration (IS- MND). The IS-MND was circulated for public review and comment from October 28, 2025, through December 1, 2025. Subsequent modifications to the project propose to eliminate the previously analyzed fourstory stacked flats and replace with three-story townhome units. As a result of this change, the total number of units would be reduced from 282 to 260 dwelling units, bringing the overall density below 20 du/ac and within the Neighborhood Medium Residential designation. Building height would now be limited to three stories consistent with the townhome product type. Additionally, there would be an increase in open space on site (due to the increase of private open space and reduced building footprint size), as well as an increase in the parking ratio from 2.25 to 2.3 spaces per unit. The revised project would not introduce new land uses, intensify the project beyond previously evaluated levels, or expand the project footprint as analyzed below.

Project Overview
As described in the circulated IS-MND, the revised project includes a General Plan Amendment, a Specific Plan, a Zone Change, a Precise Plan, a Tentative Tract Map and a Tree Removal Permit. The proposed project would include the demolition of the existing buildings and structures on the project site (requiring a demolition permit); followed by construction of 34 two- story single-family detached homes and 226 three-story attached townhomes, for a total of 260 homes. The project site is 13.56-acres, of which 13.19 acres would be developed for residential uses and common space and the additional 0.37 acres would be used as an extension and dedication of West Del Norte Street from its current terminus east to North Sunset Avenue. The total development footprint is the same as the circulated project IS-MND.

The detached single-family homes would be two stories with a maximum height to peak of roof of 24 feet, 6 inches and include three- and four-bedroom homes. These two-story single-family homes would include a private yard, two-car, side-by-side garage and a driveway two cars in width, and would serve as a buffer between the proposed project and the existing single family homes along North Nora Avenue and West Del Norte Street. The attached townhomes would be three stories (maximum height to peak of roof of 37 feet 10 inches) and include a mix of two- to four-bedroom homes. Each townhome unit would contain private open space in the form of a porch and/or deck totaling approximately 31,200 square feet (sf) of private open space. Each of the residential units would include a two-car garage (for a total of 520 enclosed parking spaces) and there would also be 88 uncovered parking spaces provided for guest parking, resulting in 608 total parking spaces, which would be distributed throughout the community. The change in the project description results in an increase in the parking ratio from 2.25 to 2.3 spaces per dwelling unit compared to the circulated ISMND.

The proposed project would increase the amount of common open space, which includes approximately 120,168 sf of common open space, including an 18,000 sf central community space City of West Covina
1501 Del Norte Street Residential Project
2 which would provide amenities such as a pool and restroom buildings, shade structure with seating, BBQ counter with seating, and a turf area for passive lawn play. Landscaping, including a variety of trees, shrubs, and groundcover would be provided throughout the project site. Fencing and walls would be used throughout the project site and along the project site borders to define private and semi-private spaces and would serve as a unifying design element. Fencing and perimeter walls would range from three feet to six feet in height, with pilasters up to eight feet and portal elements up to twelve feet in height.

In addition, the project approvals include establishing a new Specific Plan for the site, which would provide land use and development standards for the proposed project and would allow the proposed net density of under 20 dwelling units per acre (du/ac). The proposed project also includes the following requests:

General Plan Amendment (GPA) to change the land use designation from Civic: Schools to Neighborhood Medium Residential (up to 20 units per acre) A Zone Change (to Specific Plan) to allow the proposed net density of 20 dwelling units per acre (du/ac);
A Specific Plan, which provides land use and development standards for the proposed project and would allow a net density of 20 dwelling units per acre; and A Precise Plan for site plan layout and design
A Tentative Tract Map to subdivide the property into multiple parcels A Tree Removal Permit to remove one significant tree.

Vehicles would be able to access the proposed project via a primary entrance on West Del Norte Street, and a secondary entrance on North Nora Avenue. Both entries would be defined by pedestrian entry pilasters with project signage, accent trees, enhanced landscaping and paving, and parkways and sidewalks on both sides. In addition, a 26-foot private lanes would provide vehicular access to all homes, which would be connected by the primary entrance on West Del Norte Street, and the secondary entrance on North Nora Avenue. Pedestrians would be able to access the project site via the sidewalks along West Del Norte Street, and North Nora Avenue. Residents will also be able to access the project site via two access points from Del Note Park.

Table 1 summarizes the characteristics of the proposed project. Table 2 summarizes the characteristics of the proposed residential unit types.

1.1.1 Construction Phasing
The construction process would include demolition of the existing buildings located on the project site and construction of up to 260 homes along with associated community amenities on the site.

Construction phases would include demolition, site preparation, grading, building construction, paving, and architectural coating. Construction of the proposed project is anticipated to occur over an approximately two year period, beginning in January 2026 and ending in January 2028.

Construction would occur Monday through Friday between the hours of 7:00 a.m. and 8:00 p.m. pursuant to West Covina Municipal Code construction standards. Construction staging would occur within the project site boundaries. Occupancy is expected to take place in 2028.

Introduction
Initial Study Mitigated Negative Declaration 3
Table 1 Project Characteristics
Characteristics Details
Address 1501 Del Norte Street
APN 8458-020-901
Gross Lot Area 13.56 acres
Net Lot Area 13.19 acres1
Residential
Residential Lot Area 13.19 acres
Number of Residential Units 260 dwelling units
Residential Net Density 19.7 du/ac2
Open Space
Common Open Space 120,168 sf (462 sf/unit)
Private Open Space 46,021 sf (117 sf/unit; min. 60 sf/unit) Total Open Space 148,333 sf (571 sf/unit)
Parking
Garage 520 spaces (2 car garage per unit)
Uncovered Guest Parking 88 spaces
Total Parking 608 spaces
sf = square feet 1 Upon completion of the proposed project, the residential portion of the site would be reduced to 13.19 acres due to the

0.37-acre extension and dedication of West Del Norte Street from its current terminus east to North Sunset Avenue. 2 Residential net density is calculated by dividing the number of proposed units by the net lot size.

Table 2 Townhome Residential Unit Type Summary
Unit Type (Count) Area (sf) Bedroom/Bathroom Count Maximum Height Detached Single-Family Homes1 Plan 3222 (17) 1,600 sf 3 bedroom, 2.5 bathroom -story)1 Plan 3522 (17) 1,891 sf 4 bedroom, 3 bathroom - -story) 3-Story Attached Townhomes2 Plan 2532 (52) 1,210 sf 2 bedroom, 2.5 bathroom -10 -story) Plan 1633 (87) 1,497 sf 3 bedroom, 3 bathroom -10 -story) Plan 1638 (87) 1,791 sf 4 bedroom, 4 bathroom -10 -story) Total Housing Units: 260 Homes
N/A = Not Applicable 1 Plan 3222 and Plan 3522 include exterior elevations for Spanish and Seaside designs as shown in the Architectural sheets of the Entitlement Package. 2 All plans for the 3-Story Attached Townhomes would vary among the Spanish and Seaside designs as shown in the Architectural sheets of the Entitlement Package.

City of West Covina
1501 Del Norte Street Residential Project
4 2 Environmental Impacts
The following discussion addresses each of the environmental issues studied in the circulated ISMND, comparing the effects of the proposed project modifications to those analyzed in the circulated IS-MND.

Aesthetics
The circulated IS-MND concluded that the project would have a less than significant impact related to aesthetics. Under the revised project, the elimination of the four-story units with a maximum building height of 37 feet 10 inches would result in reduced overall vertical massing compared to the circulated IS-MND. Accordingly, the revised project would result in reduced impacts relative to the circulated IS-MND regarding scenic vistas, scenic resources within a state scenic highway, lighting or maintains the same
development footprint; therefore, the revised project would continue to result in less-thansignificant aesthetic impacts and would incrementally reduce them relative to the circulated project.

Agriculture and Forestry Resources
The circulated IS-MND concluded project impacts related to agriculture and forestry resources would have no impact. The project site is fully urbanized, developed with vacant school buildings, and is neither zoned nor designated for agricultural use. The California Department of Conservation identifies no Prime, Unique, or Statewide Important Farmland on the site, and the project site is not under a Williamson Act contract. Likewise, the area is not designated as forest land, timberland, or Timberland Production Zone. The revised project would not involve any substantial development changes to land use or changes to construction activities as analyzed in the circulated IS-MND.

Therefore, implementation of the revised project would not convert farmland or forest land, nor would it induce surrounding land conversion due to its urban context. Like the circulated IS-MND, no impacts to agriculture and forestry resources would occur.

Air Quality
The circulated IS-MND concluded project impacts to air quality would be less than significant. The revised project would reduce the residential density from 282 units to 260 units, eliminating the fourstory stacked flats and replacing them with three-story townhomes. This reduction in unit count and building mass would proportionally lower construction and operational emissions compared to the project analyzed in the circulated IS-MND. Because the overall site layout remains similar and no additional emission generating land uses or equipment is proposed, no new or greater sources of criteria pollutants would occur. Pollutants associated with the revised project would either decrease or remain comparable to those modeled in the circulated IS -MND, remaining below South Coast Air Quality Management District regional thresholds. Likewise, the reduced population and trip generation potential would maintain or improve consistency with the 2022 Air Quality Management Plan growth assumptions. Localized emissions near sensitive receptors would also remain at or below previously analyzed levels due to reduced construction activity and fewer dwelling units. The revised project maintains the same land use type and would not introduce new odor generating uses; construction related odors would remain temporary. Therefore, air quality impacts under the revised project would remain less than significant.

Initial Study Mitigated Negative Declaration 5
Environmental Impacts
Biological Resources
The circulated IS-MND concluded the project would have a less than significant impact related to biological resources with mitigation included. As discussed in the circulated IS-MND the 13.56-acre project site is urbanized and lacks suitable habitat for special-status plant and wildlife species.

Nonetheless, database review of the United States Fish and Wildlife Service (USFWS) Environmental Conservation Online System (ECOS): Information for Planning and Consultation System (IPaC) (USFWS 2025a), USFWS Critical Habitat Portal (USFWS 2025b), USFWS National Wetlands Inventory (NWI) (USFWS 2025c), California Department of Fish and Wildlife (CDFW) California Natural Diversity Database (CNDDB) (CDFW 2025a), CDFW Biogeographic Information and Observation System (BIOS) (CDFW 2024b) and California Native Plant Society (CNPS) Online Inventory of Rare, Threatened and Endangered Plants of California (CNPS 2025) identified records or ranges of 35 special status plants and 47 special status wildlife species within the project site vicinity (within a 9-quadrangle search area). Although regional biological databases identify multiple special-status plant and wildlife species in the broader vicinity,
vegetation, and lack of native habitat do not support these species. Reduction of the project from 282 units to 260 units, elimination of four-story buildings, and replacement with three-story townhomes would not increase the development footprint and would not introduce new habitat disturbance beyond what was previously analyzed in the circulated IS-MND. Additionally, the revised project minimally increases on-site open space, which would further reduce the potential for ground disturbance impacts.

However, existing ornamental vegetation could support nesting migratory birds protected under the Migratory Bird Treaty Act and California Fish and Game Code, therefore, Mitigation Measure BIO -1 (nesting bird avoidance and pre-construction surveys) remains applicable to the project as revised and would continue to reduce potential impacts to less than significant with mitigation.

The revised project would not introduce new biological impacts, and Mitigation Measure BIO-1 would remain applicable to reduce potential nesting bird impacts to less than significant. Therefore, impacts to biological resources under the revised project would remain less than significant with mitigation incorporated.

Cultural Resources
The circulated IS-MND concluded that the project would have no impact on historical resources, a less than significant impact with mitigation incorporated related to archaeological resources, and a less than significant impact related to disturbance of human remains. The revised project would remove the previously proposed four-story stacked flats which would reduce the total unit count from 282 to 260 and replace them with additional three-story townhomes. This modification would not expand the development footprint and would not introduce new areas of ground disturbance would remain within the same site boundaries and construction area, it would not result in a change in the significance of a historical resource, archaeological resource, or human remains.

Furthermore, the revised project would continue to comply with applicable federal, State, and local regulations governing cultural resources. The mitigation measures identified in the circulated IS - MND remain applicable to the revised project. Mitigation Measure CUL-1, which establishes procedures in the event of an unanticipated archaeological discovery during ground -disturbing activities, would continue to apply. Additionally, with adherence to existing regulations (Health and 6 City of West Covina
1501 Del Norte Street Residential Project
Safety Code Section 7050.5 and Public Resources Code Section 5097.98), impacts to human remains would be less than significant.

Therefore, with continued adherence to regulatory requirements and implementation of applicable mitigation measures, the revised project would not result in new or more severe cultural resource impacts beyond those identified in the circulated IS-MND.

Energy
The circulated IS-MND concluded that the project would result in less than significant impacts related to energy during both construction and operation. The revised project changes would not expand the development footprint, nor would introduce additional construction activities, and would not add to the operational demand of the project. Rather, the reduction in residential units and building height would reduce or maintain the estimates of energy use associated with construction equipment, hauling, and fuel consumption.

Under the circulated IS-MND, construction activities would be temporary, typical of similar residential developments, and subject to existing fuel-efficiency and idling. These requirements would continue to apply to the revised project. Similarly, project operation would remain subject to California Building Energy Efficiency Standards and CALGreen requirements, including energy - efficient lighting, rooftop solar, high-efficiency appliances, cool roofs, and performance standards that minimize long-term electricity and fuel consumption. Because the revised project would not increase development density and continues to incorporate these design and code requirements, the project would not result in wasteful, inefficient, or unnecessary energy use.

The circulated IS-MND also concluded that the project would not conflict with or obstruct state or local plans for renewable energy or energy efficiency. The revisions would not change land use type, would not alter energy performance commitments, and remain consistent with the intent of the Title 24, and the California Energy Code would continue to ensure alignment with applicable energy conservation policies.

Accordingly, the revised project would not result in new or more severe energy impacts beyond those identified in the circulated IS-MND, and no additional mitigation is required.

Geology and Soils
The circulated IS-MND concluded that the project would have less than significant impacts related to geology and soils, including seismic hazards, liquefaction, landslides, unstable soils, expansive soils, and soil erosion, with mitigation incorporated for paleontological resources. The revised project changes would not expand the disturbance footprint, alter grading quantities or depth, nor introduce new construction methods or ground-disturbing activities. As such, the revised project would not increase the risk of geologic or seismic-related hazards beyond those analyzed in the circulated IS-MND.

The project site is not located within an Alquist-Priolo Earthquake Fault Zone, and no known faults traverse the property. Although strong seismic ground shaking could occur regionally, building design would continue to comply with the California Building Code and the recommendations of the Preliminary Geotechnical Due Diligence Study for appropriate structural safety under current seismic standards. The circulated IS-MND also determined that the site has a low liquefaction potential, and the site does not contain slopes capable of landslides and would not create or exacerbate soil instability. The revised project would not modify grading or site topography in a Initial Study Mitigated Negative Declaration 7
Environmental Impacts
manner that changes those conclusions, consistent with the circulated IS-MND. During construction, standard regulatory requirements including compliance with the Construction General Permit, preparation of a SWPPP, and implementation of best management practices would continue to minimize erosion and off-site sedimentation. Additionally, subsurface investigations confirmed that on-site soils have very low expansion potential, and the project would connect to the existing public sewer system; no septic systems are proposed. Therefore, risks from expansive soil or wastewater disposal would remain unchanged and less than significant.

As determined in the circulated IS-MND, the potential for unique paleontological resources on site is low due to prior ground disturbance and young alluvium deposits, however there is remote possibility of encountering paleontological resources during excavation. Therefore, with implementation of Mitigation Measure GEO-1 as described in the circulated IS-MND, impacts would be less than significant. Accordingly, the revised project would not result in new or more severe geology, soils, or paleontological impacts compared to the circulated IS-MND, and the previously adopted mitigation would remain applicable.

Greenhouse Gases
The circulated IS-MND concluded that the project would have a less than significant impact related to greenhouse gas (GHG) emissions. Project-generated GHG emissions, including amortized construction emissions and annual operational emissions, would be less than significant and below the SCAQMD screening threshold of 3,000
count from 282 to 260 while increasing on-site open space. These changes would not expand the development footprint or intensify operations and would be expected to maintain or minimally reduce overall GHG emissions compared to the circulated IS-MND. The circulated IS-MND also found the project to be consistent with applicable plans and policies for GHG reduction, including the 2022 CARB Scoping Plan. The revised project would continue to meet these requirements, including meeting CALGreen and Title 24 compliance, infill development, and VMT-reduction strategies.

Therefore, the revised project would not result in new or more severe GHG impacts beyond those identified in the circulated IS-MND, and no additional mitigation is required.

Hazards and Hazardous Materials
The circulated IS-MND concluded hazards and hazardous materials impacts to be less than significant with mitigation incorporated for building-related contaminants and potential soil contamination. The revised project changes would not expand demolition areas, increase disturbance, or introduce new hazardous uses. Construction would continue to involve limited quantities of fuels and equipment-related materials subject to existing state and federal handling regulations. Operational hazardous materials would remain typical of residential maintenance.

Therefore, the revised project would not create new or more severe hazards related to the routine transport, use, or disposal of hazardous materials.

As previously analyzed, potential building contaminants and unknown subsurface conditions would continue to be addressed through Mitigation Measures HAZ-1 (testing and abatement of asbestoscontaining materials, lead-based paint, and polychlorinated biphenyls) and HAZ-2 (phase I ESA and follow-up investigation/remediation as needed). The site is not listed under Government Code Section 65962.5, is not located within 0.25 miles from schools, is not in an airport hazard area, and is not within a wildland fire zone.

Therefore, the revised project would not result in new or more severe hazards and hazardous materials impacts, and Mitigation Measures HAZ-1 and HAZ-2 remain applicable. 8 City of West Covina
1501 Del Norte Street Residential Project
Hydrology and Water Quality
The circulated IS-MND concluded that the project would have less-than-significant impacts related to hydrology and water quality. The revised project would not involve any additional development, changes to land uses, or changes to construction activities, as the revised project seeks to eliminate the four-story staked flats and the additional townhomes would be built concurrently with construction of the project as previously analyzed. Because there are no additional construction activities, the revised project would not involve changes in ground disturbance that would violate water quality standards, substantially decrease groundwater supplies, substantially alter existing drainage patterns, or release pollutants in a flood hazard, tsunami, or seiche zone. Furthermore, the revised project would continue to be required to comply with federal, State, and local regulations and policies to ensure a less than significant effect on the environment, including regulations and policies related to hydrology and water quality. Therefore, the revised project would not result in new or more severe impacts related to hydrology and water quality.

Land Use and Planning
The circulated IS-MND concluded that the project would have a less than significant impact related to land use and planning. The project would not physically divide an established community and would be consistent with applicable land use plans and regulations. The revised project reduces overall density bringing the total unit count down from 282 units to 260 units by eliminating the four-story flats for additional three-story townhomes, increasing open space, and maintains the internal circulation and perimeter access points as previously analyzed. These modifications to the project would not introduce new barriers, alter neighborhood connectivity, or change the project orientation in a way that would divide surrounding residential areas.

Similarly, the revised project would continue to be implemented under the Del Norte Specific Plan, which establishes objective development standards that supersede existing zoning. The General Plan Amendment would now apply only to the Residential Medium designation rather than mixedmedium/high densities, and the revised building height cap is lower than the prior analyzed fourstory unit type. The revised project changes are more compatible with adjacent single-family neighborhoods and would not create conflicts with land use policies adopted to avoid or mitigate environmental effects. Accordingly, the revised project would not result in new or more severe impacts to land use and planning, and impacts would remain less than significant.

Mineral Resources
The circulated IS-MND concluded there would be no impact related to mineral resources because the site is fully developed, surrounded by urban uses, and not used for or compatible with mineral extraction. Although mapped as MRZ- General Plan EIR states that West Covina does not contain mineral resources suitable for recovery. The revised project maintains the same development footprint and land use and would not alter the circulated IS-MND conclusion. No impact would occur.

Noise
The circulated IS-MND concluded that the project would have a less than significant impact related to noise with mitigation incorporated. Construction of the project would temporarily exceed daytime noise thresholds at nearby sensitive receptors to the east and south, requiring mitigation.

Short-term construction noise would be reduced to below applicable standards through Mitigation Initial Study Mitigated Negative Declaration 9
Environmental Impacts
Measure N-1 (temporary noise barriers) and Mitigation Measure N-2 (restrictions on large equipment near property lines). The circulated IS-MND concluded that operational noise from traffic and residential mechanical equipment would not result in a substantial permanent increase in ambient noise levels, and modeled increases would remain below Federal Transit Administration thresholds and existing ambient conditions. Additionally, groundborne vibration would be less than significant with Mitigation Measure N-2, which avoids the use of heavy bulldozers near adjacent structures. The revised project revisions would not increase duration of construction, equipment needs, or operational noise sources. No new noise-generating land uses are introduced, and mechanical equipment and traffic estimates would remain similar or slightly reduced. Similar to the circulated IS-MND, the revised project would not result in new or more severe noise impacts and Mitigation Measures N-1 and N-2 remain applicable.

Population and Housing
The circulated IS-MND concluded less than significant impacts related to population and housing.

The revised project would reduce the total number of units to 260 and, like the circulated IS-MND, would not extend infrastructure beyond that needed to serve the site. Based on an average household size of 3.14 persons, the revised project would generate approximately 816 residents compared to 885 residents analyzed in the circulated IS-MND, representing less than 1 percent of hin SCAG 2045 growth forecasts. Additionally, as analyzed in the circulated IS-MND the project would not introduce employment uses or growth-inducing infrastructure. The site does not currently contain housing; therefore, the revised project would not displace any existing residents or dwelling units, and no replacement housing would be required.

Impacts would remain less than significant.

Public Services
The circulated IS-MND concluded less than significant impacts related to public services. Like the Circulated IS-MND, the revised project would incrementally increase demand for fire, police, schools, parks, and other public services, but would not require new or expanded facilities that could cause environmental impacts. The revised project reduces total units from 282 to 260, which would decrease population generation compared to the circulated IS-MND and thus the corresponding service demand would also incrementally decrease.

The project site would continue to be served by the West Covina Fire Department and West Covina Police Department. Site access, internal streets, and building design would continue to meet fire code and emergency access standards, and service providers would continue to review plans needs or necessitate new or expanded facilities.

Public school demand would decrease proportionally and would remain fully mitigated through mandatory school impact fees under Government Code Section 65995. Parks and recreational demand would remain within City service ratios, and the revised project would continue to provide on-site common open space. Therefore, the revised project would not create the need for new or physically altered government facilities, and impacts would remain less than significant.

Recreation
The circulated IS-MND concluded that the project would have a less than significant impact related to recreation. Like the IS-MND circulated, the revised project would not substantially increase demand for existing parks or require new recreational facilities. The revised project reduces the 10 City of West Covina
1501 Del Norte Street Residential Project
number of units from 282 to 260, which would further lessen anticipated use of nearby parks.

Although the project would replace a portion of former school open space, it would provide approximately 120,168 sf of on-site common open space and would continue to pay the required parkland dedication fees. Therefore, impacts would remain less than significant.

Transportation
The circulated IS-MND concluded the project would have a less than significant impact related to transportation. The revised project would result in fewer dwelling units than analyzed in the circulated IS-MND, lower overall density (<20 du/ac), and reduce building height. These changes would marginally reduce vehicle trip generation, parking demand, and resident population. The site circulation network, driveway locations, and extension and dedication of West Del Norte Street would remain unchanged from the circulated IS-MND, and all required pedestrian and ADA improvements would continue to be provided. Because the revised project maintains the same residential land use, access points, internal circulation, and site plan layout while slightly reducing project density, the revised project would not create transportation related impacts beyond those previously analyzed. Therefore, impacts would remain less than significant.

Tribal Cultural Resources
The circulated IS-MND concluded that the project would have a less than significant impact related to tribal cultural resources with mitigation incorporated. As discussed in the circulated IS -MND, the project has the potential to encounter previously undiscovered tribal cultural resources during ground disturbance, and project-specific tribal consultation under AB 52 and SB 18 with the Gabrieleño Band of Mission Indians Kizh Nation resulted in requested implementation of additional measures to protect potential intact subsurface resources. Mitigation Measures CUL-1 and TCR-1 through TCR-3 would continue to apply to the revised project, including Native American monitoring, treatment of unanticipated discoveries, and procedures for human remains.

The revised project would result in fewer units within the same development footprint, and construction activities, grading depths, and soil disturbance would remain the same as analyzed in the circulated IS-MND. With implementation of the existing mitigation measures, the revised project would not create impacts beyond those previously analyzed. Like the circulated IS-MND, the revised project would not result in new or more severe impacts to tribal cultural resources, and Mitigation Measures CUL-1 and TCR-1 through TCR-3 would remain applicable.

Utilities and Service Systems
The circulated IS-MND concluded that the project would have a less than significant impact related to utilities and service systems. As analyzed in the circulated IS-MND, the utility and service demands generated by the project would be adequately served by existing infrastructure and available capacity. Additionally, the project site is already served by electric power, natural gas and telecommunications facilities and would not require new or expanded facilities. The revised project would result in fewer units within the same development footprint. Construction activities, utility installation, and demand for water, wastewater, and solid waste services would remain consistent with the circulated IS-MND. Likewise, the revised project would not require or result in the relocation or construction of new or expanded water, wastewater treatment or stormwater drainage, electric power, natural gas, or telecommunication facilities; nor generate demand for water supply or solid waste service. As such, the revised project would not result in new or more Initial Study Mitigated Negative Declaration 11
Environmental Impacts
severe impacts related to utilities and service systems and impacts would remain less than significant.

Wildfire
The circulated IS-MND concluded the project would have a less than significant impact related to wildfire. The project site is located in an urbanized area and is not within a State Responsibility Area or any Fire Severity zone. The revised project would develop fewer units within the same disturbed footprint and would not introduce new wildfire risks. The revised project maintains the same development footprint and land use type and would not alter the circulated IS-MND conclusion. No impact would occur.

Mandatory Findings of Significance
The circulated IS-MND found that the project would not substantially degrade the quality of the environment or substantially reduce biological, cultural, or tribal resources with mitigation. The revised project would introduce fewer units within the same development footprint and would not alter grading depths or disturbance areas, consistent with the prior analyzed construction methods and schedule. The site remains urbanized and lacks wildlife corridors or sensitive habitat mitigation measures defined in the circulated IS-MND would remain required. Because the revised project reduces the overall development density and would not expand ground disturbance, the revied project would not create new or more severe impacts compared to the circulated IS-MND, and impacts would remain less than significant with mitigation incorporated.

Conclusion
The revised project would not introduce new land use types or expand the previously analyzed development footprint; therefore, the revised project would not result in any new or increased severity of significant environmental effects beyond those identified in the circulated IS-MND. As such, no additional environmental review or documentation is required for the revised project under CEQA.

List of Preparers
John Moreland, AICP, Director in Charge
Katherine Fikan, Senior Environmental Planner

D R A F T

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
City Staff Present: 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

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 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.
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

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. 11

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 16, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, City Manager
SUBJECT: REPORT ON JOB VACANCIES AND RECRUITMENT AND RETENTION EFFORTS PURSUANT TO ASSEMBLY BILL 2561
RECOMMENDATION:

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

BACKGROUND:

Effective January 1, 2025, Assembly Bill (AB) 2561 modified the Meyers-Milias-Brown Act (“MMBA”) to update California Government Code section 3502.3 (“Section 3502.3”). This modification introduced new requirements for public agencies to annually report vacant positions, recruitment, and retention efforts. Section 3502.3 requires the City to present the status of vacancies and recruitment and retention efforts during a public hearing before the City Council at least once per fiscal year. The presentation must be done prior to the adoption of the City’s final budget. Section 3502.3 also requires the City to identify any necessary changes to policies, procedures and recruitment activities that may lead to obstacles in the hiring process during the hearing and allow bargaining units to make a presentation at the hearing. If vacancies within a single bargaining unit meet or exceed 20% of authorized full-time positions in that bargaining unit, the City must provide additional information regarding vacancies and recruitments upon request of that bargaining unit.

In adopting (AB) 2561, the Legislature expressly found and declared that: (a) vacancies in local government are a widespread and significant problem for the public sector affecting occupations across wage levels and educational requirements; (b) high job vacancies impact public service delivery and the workers who are forced to handle heavier workloads, with understaffing leading to burnout and increased turnover that further exacerbate staffing challenges; and (c) there is a statewide interest in ensuring that public agency operations are appropriately staffed and that high vacancy rates do not undermine public employee labor relations.

DISCUSSION:

In Fiscal Year 2026-27, the City of West Covina is authorized for 330 full-time employees (excludes Council Members). The City’s overall vacancy rate is currently 9%. The vacancy rate for each bargaining group is summarized below:

Bargaining Group
FT
Employees
Budgeted
Vacancies Vacancy Rate
Confidential 25 1 4.0%
Department Heads 10 2 20.0%
Firefighters Association -
FF/FFPM/ENG 66 5 7.6%
Fire Management 3 1 33.3%
General 27 2 7.4%
Maintenance & Crafts 34 6 17.6%
Mid-Management 28 3 10.7%
Non-Sworn Safety Support 31 5 16.1%
Police Management 8 0 0.0%
Police Officers 93 3 3.2%
Total 325 28 9.0%
*(FF-FIREFIGHTER, FFPM-FIREFIGHTER PARAMEDIC, & ENG-ENGINEER Employee retention remains a key priority, with the City seeking better ways of recruitment and retention of high-quality employees as a strategic goal.

The Fire Management Association Bargaining Unit (BU) has a vacancy rate over 20%. There are 3 budgeted positions in the FMA BU with 1 vacancy in the Fire Department.

Bargaining Group FT Employees
Budgeted Vacancies Department 6/8/26 Update
Fire Management
Association
Assistant Fire
Chief 1 Fire Recruitment inProcess
Total 1
The Assistant Fire Chief recruitment closed on June 12, 2026, pending examination process.

The Department Head Group also has a vacancy rate over 20%. Department Heads are unrepresented and City Management is in the process of hiring the following vacancies.

Bargaining
Group FT Employees Budgeted Vacancies Department 6/8/26 Update Department
Head Public Safety Director 1
Public
Safety
Recruitment
Pending
Department
Head Public Works Director 1
Public
Works
Recruitment
Pending
Total 2
The City is working to fill these positions. The City Manager is working with Human Resources to get a permanent Public Works Director.

Despite ongoing efforts, maintaining a competitive compensation package remains challenging as other agencies continually update salaries and benefits. To address this, the City is committed to negotiating agreements with bargaining groups to provide competitive pay increases and enhanced benefits. Additionally, market studies play a crucial role in ensuring compensation remains attractive for top talent.

Over the past year, the City has implemented several initiatives to strengthen recruitment and retention, including:

Exploring new advertising methods and platforms to enhance recruitment initiatives.

Boosting social media presence to attract and engage prospective employees.

Enhancing the City's branding as an employer of choice, reinforcing its reputation as a desirable workplace.

These initiatives reflect the City's dedication to attracting and retaining top-tier employees while navigating the challenges of an evolving job market. The City continues to monitor vacancies and assess strategies to assist in recruiting and retaining high-quality employees.

LEGAL REVIEW:

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

OPTIONS:

The City Council has the following options:

1. Receive and file this report; or

2. Provide alternative direction to staff on the Fiscal Year 2026-27 Proposed FTE budgeted positions through June 30, 2026.

Prepared by: Carmelita Underwood, Human Resources /Risk Management Director Additional Approval: Roxanne E. Lerma, Assistant City Manager Attachments
Attachment No. 1 - AB2561 Public Hearing Presentation
CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability Enhance City Image and Effectiveness
AB2561: Public
Hearing on Job
Vacancies &
Recruitment and
Retention Efforts
COUNCIL MEETING 6/16/2026
Attachment
No. 1
Background
2 Governor Newsom signed AB
2561 into law to amend the
Meyers-Milias-Brown Act
September 22, 2024
Adoption of AB2561- Adds
Section 3502.3 to the
Government Code to apply to
all public agencies
January 1, 2025
Public Hearing Report to City
Council
June 16, 2026
Requirement to maintain
vacancy reports
Annual
Citywide Staffing Levels
3 Adopted FY
2021
Adopted FY
2022
Adopted FY
2023
Adopted FY
2024
Adopted FY
2025
Adopted FY
2026
Purposed FY
2027
270
280
290
300
310
320
330
340
Full-Time Employees
Requirements
Presentation at a public hearing at least once per fiscal year prior to adopting an annual budget.
Required information for presentation:

1. “Status” of vacancies

2. “Recruitment and retention efforts”

3. Identify any necessary changes to polices,
procedures, and recruitment activities that “may lead
to obstacles in the hiring process”.
Must allow the recognized employee organization for a
bargaining unit to make a presentation at the hearing.
4 Recruitment Process
5 Each department
requests their
recruitment and
coordinates with Finance
for budgeted FTE.

All job descriptions are
reviewed and updated as
needed prior to opening
a position.

Once the job description
is finalized, the position is
posted and published to
all major job boards.

We use an online
application tracking
system to ensure all
candidates are
systematically reviewed.

HR pre-screens all
candidates and works
with the hiring manager
to create a screening and
interview plan that best
suits the position.

After candidates are
interviewed, the hiring
manager selects a
candidate, an offer is
created and signed by
the Human Resources
Director.

Vacancies - Overall
Fiscal Year 2025-26, the City authorized 325 full-time employees.
Fiscal Year 2026-27, the proposed budget includes 330 fulltime employees (new hire and reclassifications). The City’s overall vacancy rate as of June 16, 2026 is 9%. There are 28 vacancies citywide as of June 16, 2026
6 Vacancies by
Bargaining
Group
7 Bargaining FT
Vacancy
Group Employees Vacancies
Rate Budgeted
Bargaining Group FT Employees
Budgeted
Vacancies Vacancy Rate
GENERAL 27 2 7.4%
MID-MANAGEMENT 28 3 107%

PUBLIC SAFETY

SUPPORT
31 5 16.1%

FIREFIGHTER

ASSOCIATION
FF/FFPM/ENG.
66 5 7.6%

MAINTENANCE &
CRAFTS
34 6 17.6%
POLICE OFFICERS 93 3 3.2%
CONFIDENTIAL 25 1 4.0%
FIRE MANAGEMENT 3 1 33.3%
POLICE

MANAGEMENT
8 0 0.0%
DEPARTMENT HEADS 10 2 20.0%
TOTAL 325 28 9.0%
8 FIRE

DEPARTMENT
Assistant Fire Chief
recruitment is currently
open.

Firefighter/Paramedics
four (4) pending
background
investigations
9 Assistant Fire Chief recruitment has been open and is scheduled to close on June 12, 2026. Upon completion of this recruitment, we will be in compliance with the AB2561.

There are no open recruitment for Fire Engineer.

A total of four (4) Firefighter/Paramedic candidates are currently pending their background investigations.

POLICE

DEPARTMENT
There are ongoing
recruitments for
Officers, Jailer and Public
Safety Dispatchers.
10 Police Officer Laterals were interviewed June 8, 2026. The E-List has been provided to the department for candidate selection.

Jailer interviews have concluded on June 4, 2026. E-List has been provided to department for candidate selection.

Public Safety Dispatcher position has 2 vacancies. Testing will begin in July 2026.

PUBLIC
WORKS
Public Works Director
recruitment pending.

Recruitment efforts
continue to focus on
identifying candidates
whose qualifications and
experiences is a strong
fit.
11 Fleet Service Coordinator specifications are in the process of getting updated for a recruitment.

Maintenance Worker II interviews have been completed; Eligibility list has been prepared.

Public Works Director recruitment was opened on June 9, 2026.

Recruitment & Retention
Challenges & Efforts
Challenges
◦ Maintaining competitive compensation package for all
bargaining groups
◦ Not offering remote or hybrid positions as a general policy Retention Efforts
◦ Opportunity for annual merit increase.
◦ We promote a positive workplace culture with activities like quarterly teambuilding events, potlucks, monthly birthday celebrations, & recognition of other life events.
◦ Developing an internship program and partnering with local educational institutions.
◦ Enhancing employee’s onboarding experience.
◦ Encouraging professional development.
◦ Exploring new advertising methods and enhancing social media presence.
◦ Continuing to enhance City’s branding as an employer of choice. 12
AGENDA ITEM NO. 12

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 16, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, City Manager
SUBJECT: CONSIDERATION OF ANNUAL APPROPRIATIONS LIMIT FOR FISCAL YEAR 2026-2027
RECOMMENDATION:

It is recommended that the City Council adopt the following resolution:

RESOLUTION NO. 2026-45 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST

COVINA, CALIFORNIA, DETERMINING AND ADOPTING THE ANNUAL APPROPRIATIONS LIMIT FOR FISCAL YEAR 2026-2027
BACKGROUND:

Article XIII B of the California Constitution imposes an appropriations limit on units of state and local governments. In response to a perception that government spending was increasing without any controls, in 1979, the voters passed Proposition 4, "The Gann Initiative," which is now included in the California Constitution as Article XIII B. This article limits the amount of appropriations (related to tax proceeds) that state or local governments can establish each year.

The appropriations of tax proceeds excludes revenues from the following sources:

Special Benefit Assessments
Licenses and Permits
Franchise Fees
Developer Fees
Fines, Forfeitures and Penalties
Other Governmental Restricted Revenues
Gas Taxes
User Fees
The following revenue sources are subject to the appropriations limit:

Property Taxes
Sales and Use Taxes
Business License Taxes
Transient Occupancy Taxes
Other Taxes
Appropriations for debt-financed capital outlays (e.g., the Civic Center, Cameron Community Center, Golf Course and Big League Dreams bonds) are not subject to the limit.

Pursuant to Article XIII B and its implementing legislation, set forth in Sections 7901-7914 of the California Government Code, the annual appropriations limit must be calculated by adjusting the prior year's appropriation limit for changes in the cost of living and population growth. Each year, the City must calculate the limit using the following formula:

Fiscal Year 2026-2027 Appropriation Limit
x Cumulative Growth Factor (1)
= Current Year Appropriation Limit

(1) Inflation change factor (change in California per capita personal income from the preceding year or change in the local assessment roll from the preceding year due to the addition of non-residential new construction) multiplied by population change factors (change in population for either the City or the County).

Factors are calculated using the following formula:
(Percentage Change + 100) / 100 = Factor
DISCUSSION:

The City may choose one of the following factors to use for inflationary adjustment: (a) the growth in California per capita personal income from the preceding year, or (b) the growth in the non-residential assessed property valuation due to new construction within the City. For change in population, the City may choose to use either: (a) the change in population within the City, or (b) the change in population within the County. These two adjustment factors (one for inflation and one for population) are both annual elections for the City in determining its appropriations limit for the following Fiscal Year.

For the Fiscal Year (FY) 2026-27 calculation, the City is electing to use the change in population within the City as its population change factor, and the growth in California per capita personal income as its inflation factor, as detailed in Attachment No. 1. Such selections must be reflected in the recorded vote of the City Council per the requirements of Article XIII B and California Government Code section 7901.

Therefore, the resolution (Attachment No. 2) reflects such selections. These have been the selections in the last 5 years.

Based on the formula outlined above, staff calculated the FY 2026-27 appropriations limit for the City of West Covina to be $212,879,359. The City's proceeds from taxes are projected at $72,970,730, which is less than the appropriations limit.

Documentation used in the establishment of the appropriations limit was made available for public inspection on June 1, 2026 and is available for public inspection in the Finance Department.

LEGAL REVIEW:

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

Prepared by: Karen Ogawa, Finance Director
Additional Approval: Roxanne E. Lerma, Assistant City Manager Attachments
Attachment No. 1 - Appropriations Limit Calculations Fiscal Year 2026-27 Attachment No. 2 - Resolution No. 2026-45
CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability ATTACHMENT NO. 1
Part I - Calculation of Appropriations Limit
Appropriations Limit - Fiscal Year 2025-26: 203,129,159 $ Change in Per Capita Personal Income (5.95%) 1.0495 (a) Change in City Population (-0.14%): 0.9986 (a)
Calculation of Growth Factor (1.0595 x 0.9986) 1.0480
Appropriations Limit - Fiscal Year 2026-27: $ 212,879,359 Part II - Appropriations Subject to the Limit
Proceeds from Taxes $ 72,970,730
Less: Debt Service Payments -
Total Appropriations Subject to the Limit $ 72,970,730
Part III - Calculation of Appropriations Over/Under the Limit Appropriations Limit - Fiscal Year 2026-27: 212,879,359 $ Less: Appropriations Subject to Limitation (72,970,730) Total Appropriations Under the Limit $ 139,908,629
(a) Source: State of California, Department of Finance, Price and Population Information, May 2026

APPROPRIATIONS LIMIT CALCULATION
Article XIII B of the State Constitution, commonly referred to as the "Gann Limit", was adopted when California's voters approved Proposition 4 in November 1979. The limit has been modified by two subsequent initiatives-- Proposition 98 in 1988 and Proposition 111 in 1990--but its basic framework remains in place today.

Article XIII B places an annual limit on the appropriation of tax proceeds that can be made by the state, school districts and local governments in California. These limits are based on the amount of appropriations in the 1978-79 "base" year, as adjusted each year for population growth and cost-of-living factors. State and local governments are precluded from retaining any "excess revenues" above the limit. Article XIII B also requires the state to reimburse local governments for the cost of certain state mandates. The limit is different for every agency and changes each year.

For Fiscal Year 2026-27, the estimated tax proceeds appropriated by the West Covina City Council are under the limit.

The Appropriations Limit for Fiscal Year 2026-27 is $212,879,359. This amount is the maximum amount of tax proceeds the City is able to appropriate and spend in Fiscal Year 2026-27. The appropriations subject to the limit are $72,970,730 leaving the City with an appropriations capacity under the limit of $139,908,629.

APPROPRIATIONS LIMIT CALCULATION - FISCAL YEAR 2026-27
ATTACHMENT NO. 2
RESOLUTION NO. 2026-45

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DETERMINING AND

ADOPTING THE ANNUAL APPROPRIATIONS LIMIT FOR
FISCAL YEAR 2026-2027
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, pursuant to Article XIII B of the California Constitution (“Article XIII B”) and California Government Code section 7910, the City Council must, by resolution, establish its appropriations limit and make other necessary determinations for the upcoming fiscal year, which commences July 1, 2026 and ends June 30, 2027; and WHEREAS, pursuant to Article XIII B, as amended, and California Government Code provisions implementing Article XIII B, the total annual appropriations limit must be calculated by adjusting the prior year’s appropriations limit for changes in the cost of living and population growth; and
WHEREAS, pursuant to Section 8(e) of Article XIII B, to determine the change in the cost of living, the City may select, by a recorded vote of the City Council, either (a) the percentage change in California per capita personal income from the preceding year, or (b) the percentage change in the local assessment roll from the preceding year due to the addition of non-residential new construction in the City; and WHEREAS, pursuant to Section 8(f) of Article XIII B and Section 7901(b) of the California Government Code, the City may, by a recorded vote of the City Council, choose to use the percentage change in population within the City or within the County of Los Angeles to determine the change in population; and
WHEREAS, Section 7910 of the California Government Code requires that the City make the documentation used in the determination of the appropriations limit publicly available at least fifteen (15) days prior to the meeting; and WHEREAS, the City Council has elected to utilize the percentage change in California per capita personal income from the preceding year of 5.95% to calculate the change in cost of living, and the population percentage increase for the City of West Covina of -0.14% to calculate the change in population; and WHEREAS, such documentation was made available for public inspection at least fifteen (15) days prior to June 16, 2026.

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

SECTION 1. The appropriations limit for the City of West Covina for Fiscal Year 2026-2027 is established in the amount of $212,879,359.

SECTION 2. The City Council, by recorded vote of the City Council in adopting this Resolution, selects and determines that, for purposes of establishing the appropriations limit for Fiscal Year 2026-2027, “change in the cost of living” shall be the percentage change in California per capita personal income from the preceding year.

SECTION 3. The City Council, by recorded vote of the City Council in adopting this Resolution, selects and determines that, for purposes of establishing the appropriations limit for Fiscal Year 2026-2027, “change in population” shall be the population increase for the City of West Covina.

SECTION 4. 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 16th 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. 2026-45 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 16th day of June, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
AGENDA ITEM NO. 13

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 16, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, City Manager
SUBJECT: CONSIDERATION OF ADOPTING FISCAL YEAR 2026-27 WEST COVINA

COMMUNITY SERVICES FOUNDATION BUDGET
RECOMMENDATION:

It is recommended that the Board of Directors of the West Covina Community Services Foundation:

Approve, adopt, and appropriate the Operating Budget for the West Covina Community Services Foundation for Fiscal Year 2026-27.

1. Authorize the City Manager to approve the reallocation of appropriations from one activity to another within a fund upon review by the Finance Department, provided there is no change in the scope of service delivery level or increase in the appropriation as approved by the Board of Directors.

2. Authorize the City Manager to approve appropriations made for donations and grants received during the 2026-27 Fiscal Year up to $60,000 per source or grantor upon review of the Finance Department, provided there are no matching requirements.

3. BACKGROUND:

On February 1, 2005, the City of West Covina authorized the formation of the West Covina Community Services Foundation (Foundation), a California Public Benefit Corporation. According to the bylaws, the Foundation was organized for charitable purposes and its primary purposes and objectives consist of: (1) providing services beneficial to the public interest by seeking to offer, improve, or expand services that enhance the quality of life for residents, (2) preserving public buildings, structures, and documents of historical significance to the community; (3) qualifying and being more competitive when seeking to acquire grant funding; (4) receiving gifts of funds for public purposes; and (5) pursuing any other opportunities available that would benefit the public interest.

The Foundation does this by receiving gifts of funds from donors for specific purposes (i.e., 4th of July Celebration, Summer Concerts, etc.).

On May 19, 2026, staff presented the proposed FY 2026-27 budget to City Council, acting as the Board of Directors of the Community Services Foundation, for consideration.

DISCUSSION:

No changes have been made to the FY 2026-27 expenditures since the budget was proposed on May No changes have been made to the FY 2026-27 expenditures since the budget was proposed on May 19, 2026. The attached budget will appropriate funds to allow expenditures in FY 2026-27.

LEGAL REVIEW:

The City Attorney's Office has reviewed the staff report.

OPTIONS:

The City Council has the following options:

1. Approve Staff’s recommendation; or

2. Provide alternative directions.

Prepared by: Karen Ogawa, Finance Director
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:

West Covina Community Services Foundation estimated revenues is $204,200 and expenditures of $204,000, which is projected to result in a $200 surplus. Fund Balance is projected at June 30, 2027 at $200.

Attachments
Attachment No. 1 - Foundation Budget FY 2026-27
CITY COUNCIL GOALS & OBJECTIVES: A Creative and Active Community Maintain Good Intergovernmental Relations
Enhance City Image and Effectiveness
FY 2024-25 FY 2024-25 FY 2025-26 FY 2025-26 FY 2026-27 INCREASE/

BUDGET ACTUAL BUDGET ESTIMATE PROPOSAL (DECREASE)
Revenues:

Donations:

Police $ - $ 210,000 $ - $ 100 $ 100 $ -
Fire - 4,480 - 790 100 (690)
Community Services - 50,145 - 40,000 - (40,000)
Cal Street Hockey Rink - - - - 72,000 72,000
Duke "Maverick" Baseball - - - - 10,000 10,000
State of City - - 50,000 28,000 50,000 22,000
Special Events:

Community Services 60,000 53,952 60,000 10,000 - (10,000) State of City 50,000 51,593 - - 25,000 25,000
Citywide - - - - 40,000 40,000
Senior Center - - - - 7,000 7,000
Total Revenues $ 110,000 $ 370,170 $ 110,000 $ 78,890 $ 204,200 $ 125,310 Expenditures:

Explorer Program $ - $ 5,882 $ - $ - $ - $ -
Fire Donation Expense - - - 1,290 - (1,290)
Miscellaneous Expense - 2,462 - - - -
Police Donation Expense - - 210,000 207,900 - (207,900) Police Wall of Honor 3,300 - 3,300 3,300 - (3,300)
Senior Center Events - - - - 7,000 7,000
Special Events:

July 4th Event - 37,267 - - - -
Let It Snow - - - 2,258 - (2,258)
State of the City - 78,626 - 79,291 75,000 (4,291)
Summer Concerts - 32,958 - 8,850 - (8,850)
Super Moon Festival - 1,160 - - - -
Citywide Events 110,000 612 110,000 286 40,000 39,714
Park/Field Improvements - - - - 82,000 82,000
Tax Filings - 1,055 - 810 - (810)
Total Expenditures $ 113,300 $ 160,021 $ 323,300 $ 303,985 $ 204,000 $ (99,985) Revenue over Expenditures $ 210,149 (3,300) $ (213,300) $ $ (225,095) $ 225,295 200 $ Fund Balance, Beginning $ 14,946 $ 14,946 $ 225,095 $ 225,095 $ (0) Fund Balance, Ending $ 11,646 $ 225,095 $ 11,795 $ (0) $ 200 West Covina Community Services Foundation, Inc.

PROPOSED BUDGET FY 2026-27
ATTACHMENT NO. 1
AGENDA ITEM NO. 14

CAPITAL IMPROVEMENT PROGRAM BUDGET
RECOMMENDATION:

It is recommended that the City Council adopt the following resolution:

RESOLUTION NO. 2026-44 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING THE OPERATING AND CAPITAL IMPROVEMENT

PLAN BUDGET FOR THE CITY OF WEST COVINA, WEST COVINA PUBLIC FINANCING

AUTHORITY, WEST COVINA HOUSING AUTHORITY, AND THE SUCCESSOR AGENCY TO THE FORMER WEST COVINA REDEVELOPMENT AGENCY FOR FISCAL YEAR 2026-27 BACKGROUND:

The budget sets forth a strategic resource allocation plan and serves as a policy document, financial plan, operations guide, and communication device all in one. Through the budget document, the City demonstrates its accountability to its residents, customers, and community.

This year’s budget process began with a budget survey that was made available to the public from January to April 2026. City held three (3) Community Budget Workshops on April 20, 2026, April 22, 2026, and April 23, 2026 regarding the proposed budget and solicited and received input from the public. On May 5, 2026, the proposed FY 2026-27 budget and the Long Range Financial Forecast were presented to City Council.

The FY 2026-27 Proposed budget is available online at:
https://www.westcovina.gov/271/Annual-Budget .

DISCUSSION:

No changes have been made to the FY 2026-27 expenditures since the budget was proposed on May 5, 2026. The attached resolution will appropriate funds to allow expenditures in FY 2026-27 and includes the schedule of authorized positions.

LEGAL REVIEW:

The City Attorney’s Office has reviewed the resolution and approved it as to form.

OPTIONS:

The City Council has the following options:

1. Approve staff’s recommendation; or

2. Provide alternative direction.

Prepared by: Karen Ogawa, Finance Director
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:

West Covina’s all funds estimated revenues is over $162.0 million and expenditures over $148.4 million, which is projected to result in $13.6 million surplus. All funds projected fund balance at June 30, 2027 is over $172.5 million.

General Fund estimated revenues is over $99.8 million and expenditures over $99.7 million, which is projected to result in approximately $107,896 surplus. General Fund projected ending fund balance at June 30, 2027 is over $26.0 million, which exceeds the minimum reserve requirement of 18% or $15.4 million.

Attachments
Attachment No. 1- 2026-44 Budget Adoption for FY 26-27
CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
Achieve Fiscal Sustainability and Financial Stability
Address Homeless Issues
A Creative and Active Community
A Well-Planned Community
Maintain Good Intergovernmental Relations
Expand Economic Development Opportunities
Enhance City Image and Effectiveness
An Accessible Community
RESOLUTION NO. 2026-44

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING THE

OPERATING AND CAPITAL IMPROVEMENT PLAN

BUDGET FOR THE CITY OF WEST COVINA, WEST

COVINA PUBLIC FINANCING AUTHORITY, WEST

COVINA HOUSING AUTHORITY, AND THE SUCCESSOR

AGENCY TO THE FORMER WEST COVINA
REDEVELOPMENT AGENCY FOR FISCAL YEAR 2026-27
The City Council of the City of West Covina finds and declares as follows:

WHEREAS, at its regular meeting on May 5, 2026, the City Council received and filed the proposed Fiscal Year 2026-27 Operating and Capital Improvement Plan Budget, and scheduled it for consideration at the June 16, 2026 City Council meeting; and WHEREAS, on April 20, 2026, April 22, 2026, and April 23, 2026, the City held Community Budget Workshops regarding the proposed budget and solicited and received input from the public regarding the proposed budget for Fiscal Year 2026-27; and WHEREAS, the City also solicited and received input from the public in the form of an online Budget Survey, which was available to the public from January 2026 through April 2026; and
WHEREAS, the City Manager has presented to the City Council a proposed budget for Fiscal Year 2026-27 in compliance with Section 2-151(m) of the West Covina Municipal Code; and
WHEREAS, the City Council has considered the proposed budget and input from the public and desires to approve and adopt the Fiscal Year 2026-27 Operating and Capital Improvement Plan Budget for the City, West Covina Public Financing Authority, West Covina Housing Authority and Successor Agency to the Former West Covina Redevelopment Agency; and
WHEREAS, the Operating and Capital Improvement Program Budget for the City of West Covina, West Covina Public Financing Authority, West Covina Housing Authority, and Successor Agency to the Former West Covina Redevelopment Agency for Fiscal Year 2026-27 (“Fiscal Year 2026-27 Budget”) is attached hereto as Exhibit A.

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

SECTION 1. The Fiscal Year 2026-27 Budget, as prepared and submitted by the City Manager and as modified by the City Council, is hereby approved, adopted and ATTACHMENT NO. 1
appropriated. A copy of said budget is hereby ordered to be filed in the Office of the City Clerk within thirty (30) days and shall be certified by the City Clerk as having been adopted by this resolution.

SECTION 2. The budget for the Successor Agency to the Former West Covina Redevelopment Agency for Fiscal Year 2026-27, as prepared and submitted by the Executive Director and as modified by the Agency Board Members and included in the Fiscal Year 2026-27 Budget, is hereby approved, adopted and appropriated, on the express condition that said budget be published the same as a separate component of the City of West Covina’s budget, and further conditioned on the City of West Covina, its General Fund and all its various other accounting funds are not obligated to finance or fulfill any Successor Agency obligations. A copy of said budget is hereby ordered to be filed in the Office of the City Clerk/Secretary within thirty (30) days and shall be certified by the City Clerk/Secretary as having been adopted by this resolution.

SECTION 3. From the effective date of the Fiscal Year 2026-27 Budget, appropriations may be reallocated from one activity account to another within a fund upon review by the Finance Department and approval of the City Manager or his/her designee, provided there is no change in the scope of service delivery level or increase in the appropriation as approved by the City Council.

SECTION 4. As necessary, appropriations may be made for donations and grants received during the fiscal year up to $60,000 per source or grantor upon review by the Finance Department and approval of the City Manager or his/her designee. Donations and grant awards with matching requirements, or exceeding $60,000 from a single source or grantor, require City Council approval.

SECTION 5. The approved budgets for the Capital Improvement Program remain as authorized appropriations for the individual capital projects until these capital projects are completed. Any unexpended authorized appropriations for each capital project is automatically carried over from fiscal year to fiscal year, until the funds of the individual capital project are expended or the capital project is canceled. Following the completion of the individual capital projects, the unexpended appropriations of each completed capital project shall be canceled and the capital projects funding sources shall be released from their unexpended funding commitment.

SECTION 6. The City Council hereby authorizes and approves the number and classification of employees in the respective functions, departments and/or activities set forth in the Schedule of Full-Time Positions attached hereto as Exhibit B. No increase shall be made in the number of authorized full-time positions without City Council approval. However, the City Manager is authorized to transfer positions within existing position classifications and reorganize departments under the City Manager’s authority, if in the City Manager’s judgment such actions will result in a higher degree of efficiency of overall operations of the City.

SECTION 7. At the close of the 2025-26 Fiscal Year, unexpended encumbered appropriations in the Operating Budget may be carried forward to the 2026-27 Fiscal Year upon review by the Finance Department and approval of the City Manager or his/her designee for the expense of outstanding purchase commitments and programs.

SECTION 8. 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 on this 16th 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, ASSISTANT CITY CLERK of the City of West Covina, California, do hereby certify that the foregoing Resolution No. 2026-44 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 16th day of June, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:
______________________________
Lisa Sherrick, CMC
Assistant City Clerk
Summary of All Funds
Estimated
Fund
Balance
07/01/2026
Estimated
2026-2027
Revenue
Projected
2026-2027
Expenditures Tranfers In (Out)
Projected 2026-
2027 Surplus
(Deficit)
Projected
Fund
Balance
06/30/2027
General Fund
110 General Fund 25,958,071 99,673,560 85,762,503 (13,803,161) 107,896 26,065,967 TOTAL GENERAL FUND 25,958,071 99,673,560 85,762,503 (13,803,161) 107,896 26,065,967 Special Revenue Funds
116 State Asset Forfeiture 314,742 6,220 - - 6,220 320,962 117 Equitable Sharing-USDOJ 1,183,034 245,000 1,427,600 - (1,182,600) 434 118 Equitable Sharing-Treasury 4,349,552 72,350 3,712,000 - (3,639,650) 709,902 119 Air Quality Improvement Trust 494,454 155,700 400 - 155,300 649,754 120 Prop A Discretionary 835,475 109,700 - - 109,700 945,175 121 Prop A 1,911,680 2,781,892 3,050,000 - (268,108) 1,643,572 122 Prop C 2,638,454 2,444,472 2,285,092 - 159,380 2,797,834 124 Gasoline Tax 701,251 3,013,200 2,014,184 - 999,016 1,700,267 127 Police Donations 25,342 1,800 6,070 - (4,270) 21,072 128 Transportation Development Act 452,168 95,542 - - 95,542 547,710 129 AB 939 2,052,033 375,700 29,510 - 346,190 2,398,223 130 Bureau of Justice Asst. - 23,940 23,940 - - -
131 Community Dev. Block Grant 2,841,894 800,000 519,054 - 280,946 3,122,840 133 Safer Grant - - - - - -
138 ABC Grant - - - - - -
140 STP Local 2,360,211 - - - 2,360,211 2,360,211
143 LA County Park Bond (9,045) 75,830 - - 75,830 66,785 144 Highway Safety Improvement Program 9,709,272 (1,833,785) - - 9,709,272 7,875,487 145 Waste Mgt Enforcement Grant 824,125 39,059 56,926 - (17,867) 806,258 146 Senior Meals Program (61,510) 324,900 263,390 - 61,510 (0) 149 Used Oil Block Grant 3,747 16,000 1,730 - 14,270 18,017 150 Inmate Welfare 2,534 70 1,000 - (930) 1,604
153 Public Safety Augmentation (191,951) 901,940 820,418 - 81,522 (110,429) 155 COPS/SLESF 17,471 331,510 340,558 - (9,048) 8,423
156 USDOJ COVID - - - - - -
158 CRV Recycling Grant 93,588 - - - - 93,588
159 Summer Meals Program - - - - - -
179 ARPA Local Fiscal Recovery Funds 329,494 - 329,494 - - - 181 Maintenance District #1 4,735,476 836,900 566,861 - 270,039 5,005,515 182 Maintenance District #2 1,449,577 363,200 363,346 - (146) 1,449,431 183 WC CSS CFD 510,585 122,410 148,600 - (26,190) 484,395 184 Maintenance District #4 2,163,227 1,209,390 1,197,638 - 11,752 2,174,979 186 Maintenance District #6 257,525 168,530 284,856 - (116,326) 141,199 187 Maintenance District #7 311,867 179,430 362,847 - (183,417) 128,450

EXHIBIT A
Summary of All Funds
Estimated
Fund
Balance
07/01/2026
Estimated
2026-2027
Revenue
Projected
2026-2027
Expenditures Tranfers In (Out)
Projected 2026-
2027 Surplus
(Deficit)
Projected
Fund
Balance
06/30/2027
188 Citywide Maintenance District 232,091 1,906,180 2,460,244 373,000 (181,064) 51,027 189 Sewer Maintenance 18,980,189 4,721,470 2,621,117 - 2,100,353 21,080,542 190 Auto Plaza Improvement District 90,514 96,370 59,540 - 36,830 127,344 191 General Plan Update 313,944 140,000 - - 140,000 453,944 197 Measure W Stormwater 5,497,273 1,471,620 917,134 - 554,486 6,051,759 205 PEG Fund 388 290 - - 290 678
207 OTS Grants (17,365) 101,620 35,120 - 66,500 49,135
208 Justice Programs (OJP) - - - - - -
210 LA County Grant - 1st District - - - - - -
212 Art In Public Places 773,483 15,530 - - 15,530 789,013 218 Homeland Security Grant (45,578) 153,578 108,000 - 45,578 - 220 WC Community Svcs Foundation 5,904 - 1,000 - (1,000) 4,904 221 Police Private Grants 1,000 - - - - 1,000
222 WC Chamber of Commerce 7,558 150 - - 150 7,708
224 Measure R 5,835,663 1,913,574 1,539,090 - 374,484 6,210,147 225 CDBG - R 3,445 - - - - 3,445
231 Advanced Traffic Mgt System - - - - - -
232 Non-Federal Grants - - - - - -
233 Taskforce Reg. Autotheft Prev. 31,478 - - - - 31,478 234 Officer Wellness & Mental Health 497 610 - - 610 1,107 235 Measure M 7,743,438 2,611,640 1,369,540 - 1,242,100 8,985,538 236 Measure A (1,200) 1,222,100 340,000 - 882,100 880,900 237 SB1 - Road Maintenance Rehab 5,131,586 3,061,700 1,000,000 567,200 2,628,900 7,760,486 238 Law Enforcement Tobacco Grant 214,179 - - - - 214,179 239 CA Bureau of State Comm. Corr. - - - - - -
240 Measure H 370,575 122,255 273,182 - (150,927) 219,648 241 CASP Certification & Training 122,872 3,390 - - 3,390 126,262 242 Sportsplex 1,800 558,100 1,248,864 690,764 - 1,800
820 Successor Housing Agency 18,944,560 158,100 432,150 - (274,050) 18,670,510 TOTAL SPECIAL REVENUE FUNDS 90,311,804 45,351,939 30,210,494 1,630,964 16,772,409 107,084,212 Summary of All Funds
Estimated
Fund
Balance
07/01/2026
Estimated
2026-2027
Revenue
Projected
2026-2027
Expenditures Tranfers In (Out)
Projected 2026-
2027 Surplus
(Deficit)
Projected
Fund
Balance
06/30/2027
Capital Project Funds
160 Capital Projects 7,831,724 - 2,555,000 - (2,555,000) 5,276,724 161 Construction Tax 242,502 6,300 - - 6,300 248,802
162 Information Technology 352,442 416,600 84,870 - 331,730 684,172 164 Police Facilities Dev. Impact Fees 149,308 - - - - 149,308 165 Fire Facilities Dev. Impact Fees 156,260 - - - - 156,260 166 Park Facilities Dev. Impact Fees 216,852 - - - - 216,852 167 Admin. Facilities Dev. Impact Fees 48,459 - - - - 48,459 168 PW Facilities Dev. Impact Fees 22,669 - - - - 22,669 169 Park Acquisition Fund 2,406,503 47,900 - - 47,900 2,454,403 170 PDF A - Del Norte 1,279,333 26,390 - - 26,390 1,305,723 171 PDF B Palm View 1,704,600 35,330 - - 35,330 1,739,930 172 PDF C Orangewood - Ca 1,752,695 37,140 - - 37,140 1,789,835 173 PDF D Walmerado-Cam. - - - - - -
174 PDF E - Cortez 86,620 1,750 - - 1,750 88,370
175 PDF F - Gal-Wogrov-Cam 344,150 6,910 - - 6,910 351,060 176 PDF G - S.O./Ging/Shakes - - - - - -
177 PDF H - Friendship 82,865 1,710 - - 1,710 84,575
180 Future Street Improvements 428,172 171,400 - - 171,400 599,572 TOTAL CAPITAL PROJECT FUNDS 17,105,154 751,430 2,639,870 - (1,888,440) 15,216,714 Debt Service Fund
300 Debt Service - City 19,284,248 1,402,686 16,052,513 13,644,641 (1,005,186) 18,279,062 TOTAL DEBT SERVICE FUND 19,284,248 1,402,686 16,052,513 13,644,641 (1,005,186) 18,279,062 Summary of All Funds
Estimated
Fund
Balance
07/01/2026
Estimated
2026-2027
Revenue
Projected
2026-2027
Expenditures Tranfers In (Out)
Projected 2026-
2027 Surplus
(Deficit)
Projected
Fund
Balance
06/30/2027
Internal Service Funds
361 Self Insurance General/Auto Liab (453,097) 5,375,890 6,549,100 - (1,173,210) (1,626,307) 363 Self-Insurance Workers' Comp (3,660,887) 4,248,005 4,248,005 - - (3,660,887) 365 Fleet Management 263,938 1,615,149 1,615,149 - - 263,938 367 Vehicle Replacement 1,030,797 20,770 - 100,000 120,770 1,151,567 368 Retirement Health Savings Plan 377,825 7,580 - - 7,580 385,405 369 Other Post Employment Benefits 1,942,129 38,980 - - 38,980 1,981,109 TOTAL INTERNAL SERVICE FUNDS (499,295) 11,306,374 12,412,254 100,000 (1,005,880) (1,505,175) Enterprise Funds
375 Police Enterprise 615,815 663,330 668,594 - (5,264) 610,551 TOTAL ENTERPRISE FUND 615,815 663,330 668,594 - (5,264) 610,551 Private Purpose Trust Funds
810 Redevelopment Obligation Ret. 2,601,219 2,892,544 584,163 (1,675,698) 632,683 3,233,902 811 Successor Agency Merged DS (2,976,783) - - - - (2,976,783) 815 Successor Agency Admin. - - 100,809 103,254 2,445 2,445 853 CFD Debt Service 6,504,141 - 1,300 - (1,300) 6,502,841 TOTAL PRIVATE PURPOSE TRUST FUNDS 6,128,577 2,892,544 686,272 (1,572,444) 633,828 6,762,404 GRAND TOTAL 158,904,374 162,041,862 148,432,501 13,609,362 - 172,513,736 Schedule of Positions
FY 2023-24
Actual
FY 2024-25
Actual
Original
Budget FY
2025-26
Estimated FY
2025-26
Adopted
Budget
FY2026-27
Administration
Full-time
ASSISTANT CITY MANAGER 21 2 22
ASSISTANT TO THE CITY MANAGER 01 1 11
CITY MANAGER 11 1 11
EXEC ASSISTANT TO CITY MANAGER 11 1 11
SR ADMINISTRATIVE ASSISTANT 11 1 11
Full-time Total 55 6 66
Administration Total 55 6 66
City Clerk
Full-time
ASSISTANT CITY CLERK 11 1 11
DEPUTY CITY CLERK 11 1 22
Full-time Total 22 2 33
Part-time
OFFICE ASSISTANT I 11 1 11
Part-time Total 11 1 11
City Clerk Total 33 3 44
Community Development
Full-time
ADMINISTRATIVE ASSISTANT I 11 1 11
ADMINISTRATIVE ASSISTANT II 11 1 11
ECON DEV PROJECT COORDINATOR 22 1 11
ECON DEV/HOUSING MANAGER 11 1 11
PLANNING ASSISTANT 11 1 11
PLANNING ASSOCIATE 11 1 11
PROJECT MANAGER 11 1 11
SR ADMINISTRATIVE ASSISTANT 11 1 11
COMM DEVELOPMENT DIRECTOR 00 0 01
DEPUTY COMM DEVELOP DIRECTOR 11 1 10
Full-time Total 10 10 9 9 9
Part-time
INTERN 11 1 21
OFFICE AIDE III 11 1 11
PLANNING AIDE 11 1 11
Part-time Total 33 3 43
Community Development Total 13 13 12 13 12

EXHIBIT B
Schedule of Positions
FY 2023-24
Actual
FY 2024-25
Actual
Original
Budget FY
2025-26
Estimated FY
2025-26
Adopted
Budget
FY2026-27
Community Services
Full-time
ADMINISTRATIVE ASSISTANT I 11 1 11
COMMUNITY SERVICES COORDINATOR* 55 5 55
DEPUTY COMM SVS DIRECTOR 11 1 11
HEAD COOK 11 1 11
RECREATION SERVICES SUPERVISOR 11 1 10
COMMUNITY SERVICES MANAGER 00 0 01
Full-time Total 99 9 99
Part-time
ASSISTANT COOK 11 1 11
DAY CARE DIRECTOR 33 3 33
DAY CARE TEACHER 33 3 33
OFFICE AIDE I 11 1 11
RECREATION LEADER* 35 35 35 35 43
RECREATION SITE COORDINATOR* 9 9 9 9 11
Part-time Total 52 52 52 52 62
Community Services Total 61 61 61 61 71
Finance
Full-time
ACCOUNTANT I 00 0 11
ACCOUNTING TECHNICIAN II 22 2 22
ACCOUNTANT II 22 2 11
ACCOUNTING MANAGER 00 1 11
ASSISTANT FINANCE DIRECTOR 11 1 11
COMPUTER SERVICES TECHNICIAN 11 1 11
FINANCE DIRECTOR 11 1 11
GIS ANALYST 11 1 11
INFORMATION TECH ANALYST I 11 1 11
PAYROLL SPECIALIST 22 2 00
PURCHASING MANAGER 11 1 11
SENIOR ACCOUNTANT 11 0 00
SR ADMINISTRATIVE ASSISTANT 11 1 11
PAYROLL ANALYST 00 0 11
PAYROLL SPECIALIST II 00 0 11
MEDIA PRODUCTION SPECIALIST 00 0 01
INFORMATION TECH MANAGER 11 1 11
Full-time Total 15 15 15 15 16
Part-time
CABLE PRODUCTION ASSISTANT 11 1 10
INTERN 11 1 11
USER SUPPORT SPECIALIST 11 1 11
Part-time Total 33 3 32
Finance Total 18 18 18 18 18
Schedule of Positions
FY 2023-24
Actual
FY 2024-25
Actual
Original
Budget FY
2025-26
Estimated FY
2025-26
Adopted
Budget
FY2026-27
Fire
Full-time
ADMINISTRATIVE AIDE 22 2 22
ASSISTANT FIRE CHIEF 33 3 33
FIRE CAPTAIN 15 15 15 15 15
FIRE CHIEF 11 1 11
FIRE ENGINEER 15 15 15 15 15
FIRE PROTECTION SPECIALIST 11 1 11
FIREFIGHTER 99 9 97
FIREFIGHTER/PARAMEDIC 27 27 27 27 29
MANAGEMENT ANALYST I 11 0 00
SR ADMINISTRATIVE ASSISTANT 11 1 00
DEPUTY FIRE MARSHAL 00 1 10
EXE ASSISTANT TO THE FIRE CHIEF 00 0 11
Full-time Total 75 75 75 75 74
Part-time
FIRE PROTECTION SPECIALIST 22 1 11
DEPUTY FIRE MARSHAL 00 0 01
Part-time Total 22 1 12
Fire Total 77 77 76 76 76
Human Resources
Full-time
HUMAN RESOURCES DIRECTOR 00 1 11
HUMAN RESOURCES MANAGER 11 1 11
HUMAN RESOURCES ANALYST I 11 1 11
SR HUMAN RESOURCES TECHNICIAN 11 1 11
HUMAN RESOURCES TECHNICIAN 01 0 00
Full-time Total 34 4 44
Part-time
OFFICE AIDE III 11 0 11
Part-time Total 11 0 11
Human Resources Total 45 4 55
Schedule of Positions
FY 2023-24
Actual
FY 2024-25
Actual
Original
Budget FY
2025-26
Estimated FY
2025-26
Adopted
Budget
FY2026-27
Police
Full-time
CODE ENFORCEMENT SUPERVISOR 11 1 11
COMMUNICATIONS MANAGER 11 1 11
COMMUNICATIONS SUPERVISOR 44 4 44
COMMUNITY SERVICES OFFICER 88 8 88
CRIMINAL JUSTICE RES ANALYST I 11 1 11
FORENSIC SPECIALIST SUPERVISOR 11 1 11
JAILER 66 6 66
LEAD JAILER 11 1 00
POLICE CAPTAIN 22 2 22
POLICE CHIEF 11 1 11
POLICE CORPORAL 17 17 17 17 17
POLICE LIEUTENANT 66 6 66
POLICE OFFICER 58 58 63 63 61
POLICE OFFICER RECRUIT 5 5 10 10 10
POLICE RECORDS MANAGER 11 1 11
POLICE RECORDS SPECIALIST I 55 5 33
POLICE RECORDS SPECIALIST II 22 2 44
POLICE RECORDS SUPERVISOR 11 1 11
POLICE SERGEANT 13 13 13 13 13
PUBLIC SAFETY DISPATCHER 88 8 86
SR ADMINISTRATIVE ASSISTANT 11 1 11
SR COMMUNICATIONS OPERATOR 44 4 44
VICTIM ADVOCATE 11 1 11
POLICE EXECUTIVE ADMINISTRATOR 00 0 11
POLICE JAIL SUPERVISOR 00 0 11
SENIOR ADMINISTRATIVE ASSISTANT 11 1 00
POLICE ADMIN SERVICES MANAGER 11 1 00
EXEC ASSISTANT TO THE POLICE CHIEF 00 0 11
Full-time Total 150 150 160 160 156
Part-time
OFFICE AIDE III 22 2 22
PD RESERVE COMMANDER 11 1 11
PD RESERVE OFFICER - LEVEL 1 11 1 12
PD RESERVE OFFICER - LEVEL 3 11 1 11
PD RESERVE SERGEANT - LEVEL 1 11 1 00
POLICE BACKGROUND INVESTIGATOR 33 3 33
POLICE CADET 99 9 99
PD RESERVE OFFICER - LEVEL II 11 1 22
PD RESERVE LIEUTENANT - LEVEL 1 00 0 01
Part-time Total 19 19 19 19 21
Police Total 169 169 179 179 177
Schedule of Positions
FY 2023-24
Actual
FY 2024-25
Actual
Original
Budget FY
2025-26
Estimated FY
2025-26
Adopted
Budget
FY2026-27
Public Safety
Full-time
CODE ENFORCEMENT DIRECTOR 11 1 11
CODE ENFORCEMENT MANAGER 00 1 11
CODE ENFORCEMENT SUPERVISOR 10 0 01
CODE ENFORCEMENT OFFICER 44 4 49
Full-time Total 6 5 6 6 12
Part-time
CODE ENFORCEMENT OFFICER 6 7 12 12 12
Part-time Total 6 7 12 12 12
Public Safety Total 12 12 18 18 24
Public Works
Full-time
ADMINISTRATIVE ASSISTANT II 11 1 10
BUILDING MAINT LEAD WORKER 11 1 11
ELECTRICIAN I 11 1 11
ELECTRICIAN II 11 1 11
EQUIPMENT OPERATOR 11 1 11
FLEET SERVICES COORDINATOR 01 1 01
MAINTENANCE LEAD WORKER 22 2 22
MAINTENANCE SVCS COORDINATOR 32 2 31
MAINTENANCE WORKER II 22 22 22 22 23
MAINTENANCE WORKER III 44 4 44
MANAGEMENT ANALYST I 11 1 11
OFFICE ASSISTANT I 00 0 01
PUBLIC WORKS SUPERINTENDENT 11 1 11
STREET MAINTENANCE SUPERVISOR 01 1 10
PUBLIC WORKS DIRECTOR 00 0 01
PUBLIC WORKS DEPUTY DIRECTOR 11 1 10
SENIOR MAINTENANCE SUPERVISOR 10 0 00
MANAGEMENT ANALYST II 00 0 01
Full-time Total 40 40 40 40 40
Part-time
MAINTENANCE ASSISTANT 11 1 10
OFFICE AIDE I 33 3 00
OFFICE AIDE III 00 0 21
Part-time Total 44 4 31
Public Works Total 44 44 44 43 41
Grand Total 406 407 421 423 434
*COMMUNITY SERVICES COORDINATOR- Only 4 positions were funded; 1 position remains unfunded. *RECREATION LEADER- Only 35 positions were funded; 8 position remains unfunded. *COMMUNITY SERVICES COORDINATOR - Only 9 positions were funded; 2 position remains unfunded.

AGENDA ITEM NO. 15

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: June 16, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, City Manager
SUBJECT: REVIEW OF COUNCIL’S ALLOWANCE AND COUNCIL EXPENSE AND

REIMBURSEMENT POLICY
RECOMMENDATION:

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

BACKGROUND:

At the May 19, 2026 City Council meeting, the Council requested to review the City Council allowances and City Council Expense and Reimbursement Policy.

The City Council initially adopted a Council Expense and Reimbursement Policy on April 4, 2006 to comply with Assembly Bill (AB) 1234, which requires a governing body to adopt a written policy, at a public meeting, specifying the types of occurrences that qualify a member of the legislative body to receive reimbursement of expenses relating to travel, meals, lodging, and other actual and necessary expenses if the local agency reimburses members of a legislative body for actual and necessary expenses incurred in the performance of official duties.

The City Council most recently amended the Council Expense and Reimbursement Policy on November 7, 2023 through the adoption of Resolution No. 2023-90 (Attachment No. 1). Pursuant to the Expense and Reimbursement Policy, the amount expensed by City Officials shall not exceed the amount budgeted by the City.

Any unused allowance balance at fiscal year-end may roll over to the following year. Upon expiration of a City Official’s term, any remaining balance in the allowance account reverts back to the General Fund. At the November 7, 2023 Council meeting, the City Council also approved a budget amendment that increased City Council allowances to $5,000 through the adoption of Resolution No. 2023-89. The City has budgeted $5,000 for City Council allowances in each fiscal year since.

City Council allowances may be used for expenditures related to conferences, community events, telephone and internet services, City-related travel, and other expenditures necessary for the performance of official City business.

DISCUSSION:

The City’s annual budget includes for City Council allowances. The table below lists the Council allowance and expenditures from July 1, 2023 to May 14, 2026 (see Attachment No. 2 for details).

As reflected in the table above, annual allowance balances vary among Council Members based on individual expenditure levels and the policy provision allowing unused balances to roll over from year to year. As a result, some Council Members have accumulated significant available balances.

LEGAL REVIEW:

The City Attorney’s Office has reviewed this staff report.

OPTIONS:

The City Council has the following options:

1. Receive and file this report;

2. Eliminate allowance rollovers;

3. Cap accumulated allowance balances;

4. Adjust annual allowance amount; or

5. Provide alternative direction.

Prepared by: Karen Ogawa, Finance Director
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:

There is no fiscal impact associated with receiving and filing this report. Any future amendments to the City Council Expense and Reimbursement Policy that increase annual allowance or modify reimbursement provisions may have a fiscal impact and would be presented to the City Council for consideration at a future meeting.

Attachments
Attachment No. 1 - Revised Council Expense and Reimbursement Policy Attachment No. 2 - Council Allowance Expenditures
CITY COUNCIL GOALS & OBJECTIVES: Maintain Good Intergovernmental Relations ATTACHMENT NO. 1

FISCAL YEAR 2023 – 24
ATTACHMENT NO. 2
City of West Covina
ACCOUNT TRIAL BALANCE FOR FY24/JUL TO EOY
Report generated: 06/03/2026 16:47
User: kogawa
Program ID: glatrbal

Page 1 ends

West Covina City CouncilJune 16, 2026

West Covina City Council
June 16, 2026