Agenda packet — West Covina City Council, June 16, 2026 (part 1 of 3)

CITY OF WEST COVINA

CITY COUNCIL/SUCCESSOR AGENCY/

WEST COVINA COMMUNITY SERVICES FOUNDATION BOARD
JUNE 16, 2026, 7:00 PM
REGULAR MEETING
CITY HALL COUNCIL CHAMBERS
1444 W. GARVEY AVENUE SOUTH
WEST COVINA, CALIFORNIA 91790
Mayor Letty Lopez-Viado
Mayor Pro Tem Ollie Cantos
Councilwoman Rosario Diaz
Councilmember Brian Gutierrez
Councilman Tony Wu
Please turn off all cell phones and other electronic devices prior to entering the Council Chambers

AMERICANS WITH DISABILITIES ACT
The City complies with the Americans with Disabilities Act (ADA). If you will need special assistance at a Council meeting, please call (626) 939-8433 (voice) or (626) 960-4422 (TTY) from 8am to 5pm Monday through Thursday. Please call at least one day prior to the meeting date to inform us of your particular needs and to determine if accommodation is possible. For sign language interpreter services at Council meetings, please request no less than four working days prior to the meeting.

AGENDA MATERIAL
Agenda material is available for review at the City Clerk's Office, Room 317 in City Hall, 1444 W. Garvey Avenue South, West Covina and at www.westcovina.org. Any writings or documents regarding any item on this agenda, not exempt from public disclosure, provided to a majority of the City Council that is distributed less than 72 hours before the meeting, will be made available for public inspection in the City Clerk’s Office, Room 317 of City Hall located at 1444 W.

Garvey Avenue South, West Covina, during normal business hours.

NOTICE
The City Council will regularly convene on the first and third Tuesday of the month. The West Covina Community Development Commission, West Covina Public Financing Authority and the West Covina Community Services Foundation are agencies on which the City Council serves as members. Agendas may contain items for these boards, as necessary.

PUBLIC COMMENTS

ADDRESSING THE CITY COUNCIL
Any person wishing to address the City Council on any matter listed on the agenda, excluding any matter set for a public hearing, or on any other matter within their jurisdiction must complete a speaker card that is provided at the entrance to the Council Chambers and submit the card to the City Clerk prior to the commencement of Oral Communications. No speaker cards will be accepted after the commencement of Oral Communications, except at the discretion of the Presiding Officer.

Please identify on the speaker card whether you are speaking on an agenda item or non-agenda. Requests to speak on agenda items will be heard prior to requests to speak on non-agenda items. Comments are limited to three (3) minutes per speaker, unless modified by the Presiding Officer or the City Council.

Any testimony or comments regarding a matter set for a public hearing will be heard during the hearing.

While members of the public are free to level criticism of City policies and the action(s) or proposed action(s) of the City Council or its members, members of the public may not engage in behavior that is disruptive to the orderly conduct of the meeting, including, but not limited to, speaking off topic, speaking beyond the speaker’s allotted time limit, making slanderous or profane remarks or using loud, threatening, or abusive language which disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting. Members of the public may not threaten any person with physical harm or act in a manner that may reasonably be interpreted as an imminent threat of physical harm. The City of West Covina will not tolerate harassment based upon a person’s race, religious creed, color, national origin, ancestry, disability, medical condition, marital status, gender, sexual orientation, or age.

RULES OF DECORUM
Excerpts from the West Covina Municipal Code and Penal Code pertaining to the Rules of Decorum will be found at the end of agenda.

AGENDA
CITY OF WEST COVINA
CITY COUNCIL/SUCCESSOR AGENCY

TUESDAY JUNE 16, 2026, 7:00 PM
REGULAR MEETING

INVOCATION
Led by Pastor Samuel Martinez from Amazing Love Ministries

PLEDGE OF ALLEGIANCE
Led by Councilmember Gutierrez

ROLL CALL

REPORTING OUT FROM CLOSED SESSION

PRESENTATIONS
Certificate Recognizing the San Gabriel Valley Senior Softball Team and President Ed Rhoads Taste of West Covina Presentation Recognizing South Hills Academy Taste of West Covina Presentation Recognizing Anna's Pizza

CITY MANAGER'S REPORT
City Manager's report on current City projects.

ORAL COMMUNICATIONS - Three (3) minutes per speaker
Please step forward to the podium and state your name and city of residence for the record when recognized by the Mayor.

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 City Council/Community Development Commission request specific items to be removed from the Consent Calendar for separate discussion or action.

APPROVAL OF MEETING MINUTES
1) CONSIDERATION OF APPROVAL OF THE JUNE 2, 2026, CITY COUNCIL/SUCCESSOR AGENCY REGULAR SESSION MEETING MINUTES AND THE JUNE 2, 2026, CITY COUNCIL/SUCCESSOR AGENCY CLOSED SESSION MEETING MINUTES.

That the Council approve the June 2, 2026, City Council/Successor Agency Regular Session Meeting Minutes and the June 2, 2026, City Council/Successor Agency Closed Session Meeting Minutes
ORDINANCES FOR ADOPTION - Procedural Waiver. Waive full reading of each ordinance on the agenda and authorize the approval of each ordinance by title only. 2) CONSIDERATION OF ADOPTION OF ORDINANCE NO. 2540 APPROVING CODE AMENDMENT NO. 26-01, AMENDING CHAPTER 26 OF THE WEST COVINA MUNICIPAL

CODE TO ESTABLISH REASONABLE DEVELOPMENT STANDARDS FOR SUPPORTIVE

AND TRANSITIONAL HOUSING, UPDATE THE LAND USE TABLE REGARDING HOTEL

AND MOTEL CONVERSIONS, AND ESTABLISH CRITERIA FOR THE AUTOMATIC

WITHDRAWAL OF INACTIVE OR INCOMPLETE PLANNING APPLICATIONS It is recommended that the City Council adopt the following ordinance:

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

ESTABLISH REASONABLE DEVELOPMENT STANDARDS FOR SUPPORTIVE AND

TRANSITIONAL HOUSING, UPDATE THE LAND USE TABLE REGARDING HOTEL

AND MOTEL CONVERSIONS, AND ESTABLISH CRITERIA FOR THE AUTOMATIC

WITHDRAWAL OF INACTIVE OR INCOMPLETE PLANNING APPLICATIONS

COMMUNITY DEVELOPMENT
3) CONSIDERATION OF A BUDGET AMENDMENT FOR TRANSTECH ENGINEERS It is recommended that the City Council adopt the following resolution:

RESOLUTION NO. 2026-53 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ADOPTING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2025 AND ENDING JUNE 30, 2026 (TRANSTECH ENGINEERS)

FINANCE DEPARTMENT
4) CONSIDERATION OF ADOPTING BUDGET AMENDMENT FOR LEGAL SERVICES It is recommended that the City Council adopt the following resolution:

RESOLUTION NO. 2026-51 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ADOPTING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2025 AND ENDING JUNE 30, 2026 (LEGAL

SERVICES)
5) CONSIDERATION OF PROPOSITION A EXCHANGE WITH FOOTHILL TRANSIT 5) CONSIDERATION OF PROPOSITION A EXCHANGE WITH FOOTHILL TRANSIT It is recommended that the City Council:

Approved the exchange of $3,500,000 in Proposition A Local Return funds for $2,625,000 in general funds with Foothill Transit; and

1. 2. Authorize the City Manager to execute the Assignment Agreement with Foothill Transit. 6) AUDIT COMMITTEE UPDATE
It is recommended that the City Council receive and file this informational report.

FIRE DEPARTMENT
7) CONSIDERATION OF AN AGREEMENT WITH ON DUTY HEALTH FOR FIRE

DEPARTMENT WELLNESS PROGRAM
It is recommended that the City Council take the following actions:

Authorize the City Manager to negotiate and execute a Professional Services Agreement with On Duty Health, LLC to provide employee health and wellness services at a cost of $1,518 per employee, for a total annual expenditure not to exceed $106,260, in such form as approved by the City Attorney; and

1. Approve the Budget Transfer of $106,260 for the Fire Department's Health and Wellness Program.

2. PUBLIC WORKS
8) CONSIDERATION OF NEED TO CONTINUE EMERGENCY REPAIRS AT FIRE STATION 3 It is recommended that the City Council review the emergency action for the emergency conditions at Fire Station 3 and adopt the following resolution:

RESOLUTION NO. 2026-55 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, DETERMINING, BY AT LEAST A FOUR-FIFTHS

VOTE OF THE CITY COUNCIL, THAT THERE IS A NEED TO CONTINUE THE EMERGENCY ACTION AT FIRE STATION 3
9) CONSIDERATION OF BUDGET AMENDMENT FOR FLEET SERVICES OPERATIONS –

FLEET VEHICLE REPAIRS AND FUEL EXPENDITURES
It is recommended that the City Council adopt the following resolution:

RESOLUTION NO. 2026-56 - A RESOLUTION OF THE CITY OF WEST COVINA,

CALIFORNIA, ADOPTING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2025 AND ENDING JUNE 30, 2026 (FLEET SERVICES

OPERATIONS)

END OF CONSENT CALENDAR

HEARINGS

PUBLIC HEARINGS
10) CONSIDERATION OF A MITIGATED NEGATIVE DECLARATION, GENERAL PLAN

AMENDMENT, ZONE CHANGE, PRECISE PLAN, TENTATIVE TRACT MAP, AND TREE REMOVAL PERMIT FOR THE DEVELOPMENT OF A 232-UNIT RESIDENTIAL PROJECT LOCATED AT 1501 W. DEL NORTE STREET
It is recommended that the City Council:

1. Conduct the public hearing.

2. Adopt the following resolution to adopt the Mitigated Negative Declaration:

RESOLUTION NO. 2026-39 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION AND

APPROVING AND ADOPTING A MITIGATION MONITORING PROGRAM FOR GENERAL PLAN AMENDMENT NO. 25-01, ZONE CHANGE NO. 25-01, PRECISE PLAN NO. 25-01, TENTATIVE TRACT MAP NO. 004618, AND TREE REMOVAL PERMIT NO. 25-10 FOR THE DEVELOPMENT OF A 232-UNIT RESIDENTIAL PROJECT AT 1501 W. DEL NORTE

STREET PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

3. Adopt the following resolution to approve General Plan Amendment No. 25-01:

RESOLUTION NO. 2026-40 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT NO. 25-01

4. Introduce the following ordinance to approve Zone Change No. 25-01:

ORDINANCE NO. 2541 – AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 25-01 TO CHANGE THE ZONING FROM "SINGLE FAMILY RESIDENTIAL (R-1)" TO "SPECIFIC PLAN NO. 33 (DEL NORTE SPECIFIC PLAN) AND OPEN SPACE (O-S)" FOR THE PROPERTY LOCATED AT 1501 W. DEL NORTE STREET

5. Adopt the following resolution to approve Precise Plan No. 25-01 and Tree Removal Permit No. 25-10:

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

6. Adopt the following resolution to approve Tentative Tract Map No. 004618 (25-01):

RESOLUTION NO. 2026-42 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 004618 11) REPORT ON JOB VACANCIES AND RECRUITMENT AND RETENTION EFFORTS PURSUANT TO ASSEMBLY BILL 2561
It is recommended that the City Council receive and file this report.

DEPARTMENTAL REGULAR MATTERS
12) CONSIDERATION OF ANNUAL APPROPRIATIONS LIMIT FOR FISCAL YEAR 2026-2027 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
13) CONSIDERATION OF ADOPTING FISCAL YEAR 2026-27 WEST COVINA COMMUNITY

SERVICES FOUNDATION BUDGET
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. FINANCE DEPARTMENT
14) CONSIDERATION OF ADOPTING FISCAL YEAR 2026-27 OPERATING AND CAPITAL

IMPROVEMENT PROGRAM BUDGET
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
15) REVIEW OF COUNCIL’S ALLOWANCE AND COUNCIL EXPENSE AND

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

MAYOR/COUNCILMEMBERS REPORTS
AB 1234 Conference and Meeting Report (verbal, if any)
(In accordance with AB 1234, Councilmembers shall make a brief report or file a written report on any meeting/event/conference attended at City expense.)

CITY COUNCIL REQUESTS FOR REPORTS, STUDIES OR INVESTIGATION (Per City of West Covina Standing Rules 4.f - Requests for reports, studies, or investigations that are not readily available must be placed on the City Council/Successor Agency agenda as items of business and must be approved by a majority of the City Council/Successor Agency Board.)

CITY COUNCIL COMMENTS

ADJOURNMENT
Next Tentative City Council Meeting
Regular Meeting July 7, 2026 7:00 PM
RULES OF DECORUM
The following are excerpts from the West Covina Municipal Code:

Section 2-47. - Addressing the council.

Pursuant to the California Government Code, any person wishing to address the city council on any matter on the agenda or on any other matter within their jurisdiction, excluding any matter set for a public hearing, may do so upon first securing the recognition of the presiding officer during the time designated as “Oral Communications” on the agenda. The city council may not act on any item unless it is listed on the agenda.

Section 2-48. - Manner of addressing city council; time limit; persons addressing may be sworn. (a) Each person wishing to address the city council shall submit a speaker card to the city clerk prior to the commencement of the time designated for oral communications. No speaker cards will be accepted after the commencement of oral communications, except at the discretion of the presiding officer. (b) When called forward by the presiding officer or the city clerk, each person addressing the city council shall step up to the podium and give his or her name and city of residence in an audible tone of voice for the record.
(c) Each person addressing the city council during oral communications shall limit his or her comments to three (3) minutes, unless the time limit is modified by the presiding officer or the city council. In order to provide all speakers the opportunity to participate in oral communications, the presiding officer or the city council may reduce the time limit to allow reasonable time for all speakers to address the city council. (d) All remarks shall be addressed to the city council as a body and not to any member thereof. No person, other than the city council and the person having the floor, shall be permitted to enter into any discussion, either directly or through a member of the city council, without the permission of the presiding officer. No question shall be asked of a council member except through the presiding officer. (e) The presiding officer may require any person to be sworn as a witness before addressing the city council on any subject. Any such person who, having taken an oath that he or she will testify truthfully, willfully and contrary to such oath states as true any material matter which he knows to be false may be held to answer criminally and subject to the penalty prescribed for perjury by the provisions of the California Penal Code.

Section 2-50. - Decorum—Required.
(a) While the city council is in session, council members shall preserve order and decorum, and a council member shall neither, by conversation or otherwise, delay or disrupt the proceedings or the peace of the council nor interrupt any council member while speaking or refuse to obey the orders of the council or its presiding officer, except as otherwise herein provided. (b) Members of the public shall not willfully disrupt the meeting or act in a manner that actually disrupts, disturbs, impedes, impairs, or renders infeasible the orderly conduct of the meeting. For the purposes of this Code, “willfully disrupt” includes, but is not limited to, continuing to do any of the following after being warned by the presiding officer that the behavior is disrupting the meeting and failure to cease the behavior may result in removal from the meeting:
(1) Addressing the mayor or city council without first being recognized. (2) Persisting in addressing a subject or subjects, other than that before the mayor and city council. (3) Repetitiously addressing the same subject.
(4) Failing to relinquish the podium when directed to do so. (5) From the audience, interrupting or attempting to interrupt, a speaker, the presiding officer, a council member, or a staff member, or shouting or attempting to shout over a speaker, the presiding officer, a council member or a staff member.
(6) From the audience, engaging in disorderly, disruptive, or boisterous conduct, including, but not limited to, handclapping, stomping of feet, whistling, making noise, use of abusive, threatening or profane language or obscene gestures, yelling, obstructing the view of other audience members, or similar conduct which disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting.
(7) As a speaker, making slanderous or profane remarks or using loud, threatening, or abusive language which disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting; interrupting or attempting to interrupt the presiding officer, a council member, or a staff member; shouting over or attempting to shout over the presiding officer, a council member, or a staff member; or engaging in any other disorderly conduct which disrupts, disturbs, impedes, or renders infeasible the orderly conduct of the meeting. Nothing in this section or any rules of the city council shall be construed to prohibit public criticism of the policies, procedures, programs, or services of the city or of the acts or omissions of the city council.
(8) Engaging in behavior that constitutes use of force or a true threat of force. (c) It shall be unlawful to violate the provisions of this section. A person violating this section may be removed and barred from further participation at the meeting at which the violation occurs. (d) If any subsection, sentence, clause, or phrase or word of this section 2-50 is for any reason held to be invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this section. The city council hereby declares that it would have passed this section and each subsection, sentence, clause and phrase thereof, irrespective of the fact that any one or more subsections, sentences, clauses, phrases or words had been declared invalid or unconstitutional.

Section 2-51. - Enforcement of decorum.

The chief of police or any member or members of the police department or other members of the city staff may be designated by the council to be sergeant-at-arms when, in the opinion of the presiding officer, the services of a sergeant-at-arms is necessary, and the sergeant-at-arms shall carry out all orders and instructions given by the presiding officer for the purpose of maintaining order and decorum in accordance with section 2-50 at the council meeting, including, but not limited to, removing and barring from further participation at the meeting any person who is willfully disrupting the orderly conduct of the meeting.

Section 2-52. Persons authorized to be within council area.

No person, except city officials, their representatives and members of the news media shall be permitted within the rail in front of the council chamber without the express consent of the council.

The following are excerpts from the Penal Code:

Section 148. Resisting public or peace officers or emergency medical technicians in discharge of their duties; Removal of weapon from person or presence of public or peace officer. (a) (1) Every person who willfully resists, delays, or obstructs any public officer, peace officer, or an emergency medical technician, as defined in Division 2.5 (commencing with Section 1797) of the Health and Safety Code, in the discharge or attempt to discharge any duty of his or her office or employment, when no other punishment is prescribed, shall be punished by a fine not exceeding one thousand dollars ($1,000), or by imprisonment in a county jail not to exceed one year, or by both that fine and imprisonment.

Section 403. Disturbance of assembly or meeting other than religious or political.

Every person who, without authority of law, willfully disturbs or breaks up any assembly or meeting that is not unlawful in its character, other than an assembly or meeting referred to in Section 302 of the Penal Code or Section 18340 of the Elections Code, is guilty of a misdemeanor.

AGENDA ITEM NO. 1

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 APPROVAL OF THE JUNE 2, 2026, CITY

COUNCIL/SUCCESSOR AGENCY REGULAR SESSION MEETING MINUTES AND THE JUNE 2, 2026, CITY COUNCIL/SUCCESSOR AGENCY CLOSED SESSION MEETING MINUTES.

RECOMMENDATION:

That the Council approve the June 2, 2026, City Council/Successor Agency Regular Session Meeting Minutes and the June 2, 2026, City Council/Successor Agency Closed Session Meeting Minutes DISCUSSION:

That the City Council adopt the attached minutes.

Prepared by: Lisa Sherrick, Assistant City Clerk
Attachments
Attachment No. 2 6/2/2026 Draft Regular Session Minutes Attachment No. 1 6/2/2026 Draft Closed Minutes
CITY COUNCIL GOALS & OBJECTIVES: Enhance City Image and Effectiveness ATTACHMENT NO. 2

CITY OF WEST COVINA

CITY COUNCIL/SUCCESSOR AGENCY
JUNE 2, 2026, 7:00 PM

REGULAR MEETING

CITY HALL COUNCIL CHAMBERS
1444 W. GARVEY AVENUE SOUTH
WEST COVINA, CALIFORNIA 91790
Mayor Letty Lopez-Viado
Mayor Pro Tem Ollie Cantos
Councilwoman Rosario Diaz
Councilmember Brian Gutierrez
Councilman Tony Wu
AGENDA

CITY OF WEST COVINA

CITY COUNCIL/SUCCESSOR AGENCY

INVOCATION
Led by Pastor Al Richardson from New Beginning Christian Fellowship of West Covina

PLEDGE OF ALLEGIANCE
Led by Mayor Pro Tem Cantos

ROLL CALL
Council Members
ATTACHMENT NO. 2

Present: Council Members, Rosario Diaz, Brian Gutierrez, Tony Wu, Mayor Pro Tem Ollie Cantos, Mayor Letty Lopez-Viado

REPORTING OUT FROM CLOSED SESSION

PRESENTATIONS
 Certificate Recognizing Miss Nikki's Event Productions for its Night Market at Hurst Ranch
 Taste of West Covina Presentation Recognizing Sisig LA  Taste of West Covina Presentation Recognizing La Vaquita Cafe  Presentation by Valley Light Center

CITY MANAGER'S REPORT
City Manager's report on current City projects.

ORAL COMMUNICATIONS - Three (3) minutes per speaker
John Shewmaker
Sherrie Berillon
Angie Gillingham
Josh Murray
Milo Victoria
Charles Tsang
Elsie Messman
Jerri Potras
Jim Grivich
Colleen Rozatti
Jerry Rodriguez
Steve Bennett
Steven
Doug Fore
JD
Mario Sobalvarro

CONSENT CALENDAR
ACTION: Motion by Councilwoman Diaz and Second by Councilman Wu 5-0) to:

Approve Consent Calendar Item No. 4,6, and 7. (Item No.1, 3, and 5 were pulled by Councilmember Gutierrez, Item No. 2 was pulled by Councilwoman Diaz.) ACTION: Motion by Councilman Wu and Second by Mayor Pro Tem Cantos, 4-1 (No: Gutierrez) to: Approve Consent Calendar Item No. 1. (Item No.1 was pulled by Councilmember Gutierrez)
ATTACHMENT NO. 2
ACTION: Motion by Councilwoman Diaz and Second by Mayor Lopez-Viado, 4-1 (No: Gutierrez) to: Approve Consent Calendar Item No. 2. (Item No.2 was pulled by Councilwoman Diaz)
ACTION: Motion by Mayor Pro Tem Cantos and Second by Councilmember Gutierrez, 5-0 to: Approve Consent Calendar Item No. 3. (Item No.3 was pulled by Councilmember Gutierrez)
ACTION: Motion by Mayor Pro Tem Cantos and Second by Councilmember Gutierrez, 3-2 (No: Diaz, Wu) to: Approve Consent Calendar Item No. 5. (Item No.5 was pulled by Councilmember Gutierrez)

APPROVAL OF MEETING MINUTES
1) CONSIDERATION OF APPROVAL OF THE MAY 5, 2026, CITY

COUNCIL/SUCCESSOR AGENCY REGULAR AND CLOSED SESSION MEETING MINUTES, AND THE MAY 19, 2026, CITY COUNCIL/SUCCESSOR AGENCY/WEST

COVINA COMMUNITY SERVICES FOUNDATION REGULAR SESSION MEETING MINUTES. THE MAY 19, 2026, CLOSED SESSION MEETING WAS CANCELED.

Carried 4-1(No: Gutierrez) to: approve the following minutes:
 The May 5, 2026, City Council/Successor Agency/West Covina Regular and Closed Session Meeting Minutes, and;
 The May 19, 2026, City Council/Successor Agency/West Covina Community Services Foundation Regular Session Meeting Minutes. The May 5, 2026 Closed Session Meeting was canceled.

CITY ATTORNEY'S OFFICE
2) CONSIDERATION OF CITY MANAGER EMPLOYMENT AGREEMENT WITH

MILAN MRAKICH
Carried 4-1 (No: Gutierrez) to:
 Appoint Milan Mrakich as the City Manager.
 Approve the City Manager Employment Agreement with Milan Mrakich.

CITY CLERK'S OFFICE
3) CONSIDERATION OF RESOLUTIONS RELATING TO THE NOVEMBER 5, 2026

ELECTION
ATTACHMENT NO. 2
Carried 5-0 to: adopt the following Resolutions relating to the November 3, 2026, General Municipal Election:

RESOLUTION NO. 2026-47 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, CALLING FOR THE HOLDING OF A GENERAL MUNICIPAL ELECTION TO BE HELD ON TUESDAY, NOVEMBER 3, 2026 FOR THE

ELECTION OF CERTAIN OFFICERS AS REQUIRED BY THE PROVISIONS OF THE

LAWS OF THE STATE OF CALIFORNIA RELATING TO GENERAL LAW CITIES RESOLUTION NO. 2026-48 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, REQUESTING THE BOARD OF SUPERVISORS

OF THE COUNTY OF LOS ANGELES TO CONSOLIDATE A GENERAL MUNICIPAL ELECTION TO BE HELD ON NOVEMBER 3, 2026 WITH THE STATEWIDE

GENERAL ELECTION TO BE HELD ON THAT DATE PURSUANT TO SECTION 10403 OF THE CALIFORNIA ELECTIONS CODE
RESOLUTION NO. 2026-49 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ADOPTING REGULATIONS FOR CANDIDATES FOR ELECTIVE OFFICE PERTAINING TO CANDIDATES’ STATEMENTS

SUBMITTED TO THE VOTERS FOR AN ELECTION TO BE HELD ON TUESDAY, NOVEMBER 3, 2026

COMMUNITY DEVELOPMENT
4) CONSIDERATION OF RESOLUTION APPROVING AND ADOPTING LIST OF FISCAL YEAR 2026-2027 PROJECTS FUNDED BY SENATE BILL 1: THE ROAD REPAIR AND ACCOUNTABILITY ACT OF 2017
Carried 5-0 to: adopt the following resolution:

RESOLUTION NO. 2026-36- A RESOLUTION OF THE CITY COUNCIL OF

THE CITY OF WEST COVINA, CALIFORNIA, APPROVING AND ADOPTING A LIST OF FISCAL YEAR 2026-2027 PROJECTS FUNDED BY SENATE BILL 1:

THE ROAD REPAIR AND ACCOUNTABILITY ACT OF 2017

FIRE DEPARTMENT
5) CONSIDERATION OF AN AGREEMENT WITH ON DUTY HEALTH FOR FIRE

DEPARTMENT WELLNESS PROGRAM
Carried 3-2 (No: Diaz, Wu) to: take the following action:

Biring this item back to the June 16, 2026 City Council Meeting with a funding source to support the program and the from there, proceed forward with voting for the adoption.

ATTACHMENT NO. 2

PUBLIC WORKS
6) CONSIDERATION OF NEED TO CONTINUE EMERGENCY REPAIRS AT FIRE STATION 3
Carried 5-0 to: review the emergency action for the emergency conditions at Fire Station 3 and adopt the following resolution:

RESOLUTION NO. 2026-50 – A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF WEST COVINA, CALIFORNIA, DETERMINING, BY A FOUR-FIFTHS VOTE

OF THE CITY COUNCIL, THAT THERE IS A NEED TO CONTINUE THE EMERGENCY ACTION AT FIRE STATION 3
7) CONSIDERATION OF AGREEMENT FOR JANITORIAL SERVICES FOR CITY

BUILDINGS AND FACILITIES
Carried 5-0 to:

1. Award the contract for Request for Proposals (RFP) No. 2026-14 for janitorial services for City facilities to UMS, Inc. dba United Maintenance Systems.

2. Authorize the City Manager to negotiate and execute a Maintenance Services Agreement with UMS, Inc. dba United Maintenance Systems, in such final form as approved by the City Attorney, with an annual maximum compensation amount of $316,200 and an overall maximum compensation amount of $1,976,250 (which includes 25% for additional work as approved by the City Manager). The agreement includes an initial term of three years, from July 1, 2026 through June 30, 2029, with the option to extend the term for two (2) one (1) year periods; and

3. Authorize the City Manager to negotiate and execute any amendments or extensions to the agreement.

END OF CONSENT CALENDAR

HEARINGS

PUBLIC HEARINGS
8) CONSIDERATION OF PROGRAM YEAR (PY) 2026 COMMUNITY DEVELOPMENT

BLOCK GRANT (CDBG) ACTION PLAN
Public Comments in Favor
None
Public Comments Neither in Favor nor Opposed
J.D.

ATTACHMENT NO. 2
Public Comments in Opposition
None
ACTION: Motion by Councilman Wu and Second by Mayor Pro Tem Cantos, 5-0 to: take the following actions:

1. Approve the proposed Program Year (PY) 2026 CDBG Action Plan; and

2. Designate the City Manager as the official representative of the City to administer the programs, to execute and submit all required agreements, certifications, and documents required by the U.S. Department of Housing and Urban Development (HUD), and to execute all subrecipient agreements for the use of funds approved in the PY 2026 Annual Action Plan; and

3. Authorize the City Manager to negotiate and execute all necessary documents and agreements, in such final form as approved by the City Attorney, to carry out the City Council's direction.
9) CONSIDERATION OF INTRODUCTION OF ORDINANCE NO. 2540 APPROVING CODE AMENDMENT NO. 26-01, AMENDING CHAPTER 26 OF THE WEST COVINA

MUNICIPAL CODE TO ESTABLISH REASONABLE DEVELOPMENT STANDARDS

FOR SUPPORTIVE AND TRANSITIONAL HOUSING, UPDATE THE LAND USE

TABLE REGARDING HOTEL AND MOTEL CONVERSIONS, AND ESTABLISH

CRITERIA FOR THE AUTOMATIC WITHDRAWAL OF INACTIVE OR INCOMPLETE

PLANNING APPLICATIONS
Public Comments in Favor
None
Public Comments Neither in Favor nor Opposed
None
Public Comments in Opposition
None
ACTION: Motion by Councilman Wu and Second by Councilwoman Diaz, 5-0 to:
conduct a public hearing and introduce the following ordinance:

ORDINANCE NO. 2540 — AN ORDINANCE OF THE CITY COUNCIL OF THE

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

MUNICIPAL CODE TO ESTABLISH REASONABLE DEVELOPMENT

STANDARDS FOR SUPPORTIVE AND TRANSITIONAL HOUSING, UPDATE

THE LAND USE TABLE REGARDING HOTEL AND MOTEL CONVERSIONS, ATTACHMENT NO. 2

AND ESTABLISH CRITERIA FOR THE AUTOMATIC WITHDRAWAL OF

INACTIVE OR INCOMPLETE PLANNING APPLICATIONS
10) CONSIDERATION OF ADOPTION OF ORDINANCE NO. 2539 - AN ORDINANCE

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

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

AND FOWL) OF THE WEST COVINA MUNICIPAL CODE
Public Comments in Favor
Linda Locklear
Tom Kiesche
Veronica
Kimberly Duke
Pamela Farley
Alex CharlierRonald Aruold
Robert
Joseph
Public Comments Neither in Favor nor Opposed
Steve Bennett
Jerri Potras
Public Comments in Opposition
JD
ACTION: Motion by Mayor Pro Tem Cantos and Second by Councilman Wu, 5-0 to:

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

2. Adopt the following ordinance:

ORDINANCE NO. 2539 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING BY REFERENCE PORTIONS OF TITLE 10 (ANIMALS) OF THE LOS ANGELES COUNTY CODE OF ORDINANCES

RELATING TO SPAY AND NEUTER AND MICROCHIPPING REQUIREMENTS AND AMENDING CHAPTER 6 (ANIMALS AND FOWL) OF THE WEST COVINA

MUNICIPAL CODE

DEPARTMENTAL REGULAR MATTERS
ATTACHMENT NO. 2

CITY MANAGER'S OFFICE
11) CONSIDERATION OF ADOPTION OF CITY OF WEST COVINA POLICY

REGARDING DISRUPTION OF TELEPHONIC OR INTERNET SERVICE DURING

MEETINGS
ACTION: Motion by Councilwoman Diaz and Second Councilman Wu by 4-1 (Abstain: Gutierrez) to: Approve the following resolution:

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

OF WEST COVINA, CALIFORNIA, APPROVING AND ADOPTING A POLICY

REGARDING DISRUPTION OF TELEPHONIC OR INTERNET SERVICE DURING

CITY COUNCIL MEETINGS

COMMUNITY DEVELOPMENT
12) WEST COVINA GREEN STREET FEASIBILITY STUDY
It is recommended that the City Council receive and file the West Covina Green Street Feasibility Study update and provide feedback.

CITY COUNCIL REQUESTS FOR REPORTS, STUDIES OR INVESTIGATION

MAYOR/COUNCILMEMBERS REPORTS
13) STATUS OF THE CITY OF WEST COVINA YOUTH BASKETBALL PROGRAM AT

THE CAMERON PARK COMMUNITY CENTER
It is recommended that the City Council receive and file this report.

AB 1234 Conference and Meeting Report
None

CITY COUNCIL REQUESTS FOR REPORTS, STUDIES OR INVESTIGATION  Mayor Pro Tem Cantos would like to authorize the Community Services Foundation, in their capacity as members of the Board of Directors, authorize a line item for the Foundation that would allow for receipt of donation of people who want to financially contribute to the spay, neutering and, microchipping for people who can’t afford it.

Second by Mayor Lopez-Viado, no objection.
 Mayor Lopez-Viado would like to have the bronze leaf tree and all the names are taken care of it posted and honored. No objection.
 Mayor Lopez-Viado, regarding Galster Park, staff to work with the Youth Science Center and the Girl Scouts to get the project started. No objection.

ATTACHMENT NO. 2

CITY COUNCIL COMMENTS
 Councilman Wu, Councilwoman Diaz, and Mayor Lopez-Viado thanked staff for the Electric Boba Festival.
 Mayor Lopez-Viado asked for prayers for Former Mayor Johnson

ADJOURNMENT
A motion to adjourn the Regular Meeting was made, and the meeting was adjourned at 11:00 p.m. The next regularly scheduled Regular Closed City Council Meeting will be held on Tuesday, July 7, 2026, at 7:00 p.m. in the Council Chamber, 1444 West Garvey Avenue South, West Covina, California.

Submitted By:
____________________________
Lisa Sherrick, CMC
Assistant City Clerk
__________________________
Letty Lopez Viado
Mayor
ATTACHMENT NO. 1

CITY OF WEST COVINA

CITY COUNCIL/SUCCESSOR AGENCY
JUNE 2, 2026, 6:00 PM

REGULAR MEETING - CLOSED SESSION
MANAGEMENT RESOURCE CENTER 3RD FLOOR
1444 W. GARVEY AVENUE SOUTH
WEST COVINA, CALIFORNIA 91790
Mayor Letty Lopez-Viado
Mayor Pro Tem Ollie Cantos
Councilwoman Rosario Diaz
Councilmember Brian Gutierrez
Councilman Tony Wu

MINUTES

CALL TO ORDER
A Regular Session Meeting was called to order by Mayor Lopez-Viado on Tuesday, June 2, 2026, at 6:00 p.m., in the Management Resource Center, 1444 West Garvey Avenue South, West Covina, California.

ROLL CALL
Council Members

Present: Council Members, Rosario Diaz, Tony Wu, Brian Gutierrez, Mayor Pro Tem Ollie Cantos, Mayor Letty Lopez-Viado
City Staff: Milan Mrakich, Acting City Manager, Nilesh Mehta, Assistant City Manager.

Thomas Duarte, City Attorney, Mellisa Ballard, Jones Mayer ATTACHMENT NO. 1

PUBLIC COMMENTS ON ITEMS ON THE AGENDA
None

CLOSED SESSION

2. CONFERENCE WITH LABOR NEGOTIATORS
Pursuant to Government Code § 54957.6
City Negotiators: Mrakich, Duarte
Employee Organizations
 Confidential Employees
 Maintenance & Crafts Employees
 Non-Sworn
 W.C. Police Officers’ Association
 W.C. Firefighters’ Management Assoc.
 W.C. Firefighters’ Association, I.A.F.F., Local 3226
 General Employees
 Mid-Management Employees
 W.C. Police Management Association
Unrepresented Employee Group
 Department Heads

REPORTING OUT FROM CLOSED SESSION
None
-THIS SECTION INTENTIONALLY LEFT BLANKADJOURNMENT

1. CONFERENCE WITH LEGAL COUNSEL - EXISTING LITIGATION - Pursuant to Government Code § 54956.9(d)(1)

1. Ronnie Parham vs. City of West Covina, et al, (United States District Court, Case No. 2:21-cv-09114-FLA-GJS)

2. Guillermina Buenrostro v. City of West Covina (LA Superior Court, Case No 23PSCV02465)
ATTACHMENT NO. 1
A motion to adjourn the Regular Closed Meeting was made by Mayor Letty LopezViado, and the meeting was adjourned at 6:30 p.m. The next regularly scheduled Regular Closed City Council Meeting will be held on Tuesday, June 16, 2026, at 6:00 p.m. in the Management Resource Center 3rd Floor, 1444 West Garvey Avenue South, West Covina, California.

Submitted By:
____________________________
Lisa Sherrick
Assistant City Clerk
__________________________
Letty Lopez-Viado
Mayor
AGENDA ITEM NO. 2

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 ADOPTION OF ORDINANCE NO. 2540 APPROVING CODE AMENDMENT NO. 26-01, AMENDING CHAPTER 26 OF THE WEST COVINA

MUNICIPAL CODE TO ESTABLISH REASONABLE DEVELOPMENT STANDARDS

FOR SUPPORTIVE AND TRANSITIONAL HOUSING, UPDATE THE LAND USE

TABLE REGARDING HOTEL AND MOTEL CONVERSIONS, AND ESTABLISH

CRITERIA FOR THE AUTOMATIC WITHDRAWAL OF INACTIVE OR INCOMPLETE

PLANNING APPLICATIONS
RECOMMENDATION:

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

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

DEVELOPMENT STANDARDS FOR SUPPORTIVE AND TRANSITIONAL HOUSING, UPDATE

THE LAND USE TABLE REGARDING HOTEL AND MOTEL CONVERSIONS, AND

ESTABLISH CRITERIA FOR THE AUTOMATIC WITHDRAWAL OF INACTIVE OR

INCOMPLETE PLANNING APPLICATIONS
BACKGROUND:

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

During the public hearing, no members of the public spoke in favor of or in opposition to Code Amendment No. 26-01.

City Council
On June 2, 2026, the City Council held a public hearing regarding the proposed code amendment and introduced Ordinance No. 2540. No public comments were received. The Ordinance and staff report presented to the City Council on June 2, 2026 are included as Attachments Nos. 1 and No. 2, respectively.

DISCUSSION:

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

Staff recommends that the City Council adopt Ordinance No. 2540.

The Ordinance will take effect on the 31st day following adoption, on or about July 17, 2026.

LEGAL REVIEW:

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

OPTIONS:

The City Council has the following options:

1. Approve staff's recommendation; or

2. Provide alternative direction.

ENVIRONMENTAL REVIEW:

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

Prepared by: Arturo Cervantes, Deputy Community Development Director Fiscal Impact
FISCAL IMPACT:

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

Attachments
Attachment No. 1 - Ordinance No. 2540
Attachment 2 - Staff Report
ATTACHMENT NO. 1
ORDINANCE NO. 2540

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF

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

ESTABLISH REASONABLE DEVELOPMENT

STANDARDS FOR SUPPORTIVE AND TRANSITIONAL

HOUSING, UPDATE THE LAND USE TABLE

REGARDING HOTEL AND MOTEL CONVERSIONS, AND

ESTABLISH CRITERIA FOR THE AUTOMATIC

WITHDRAWAL OF INACTIVE OR INCOMPLETE

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

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

Page 2 of 9 ends

WHEREAS, the Ordinance is statutorily exempt from the California Environmental Quality Act (CEQA) under Section 15061(b)(3) of the CEQA Guidelines, which provides that CEQA only applies to projects that have the potential for causing a significant effect on the environment. The Ordinance would not result in direct or indirect physical changes in the environment and does not involve any construction or additions to any existing structures; and
WHEREAS, the City Council has duly considered all information presented to it, including written staff reports and any testimony provided at the public hearing, with all testimony received being made a part of the public record.

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

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

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

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

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

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

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

Page 3 of 9 ends

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

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

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

Code Amendment No. 26-01 is exempt from CEQA under Section 15061(b) (3) of the CEQA Guidelines, which provides that CEQA only applies to projects that have the potential for causing a significant effect on the environment. The Code Amendment would not result in direct or indirect physical changes in the environment and does not involve any construction or additions to any existing structures.

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

Page 4 of 9 ends

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

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

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

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

Ordinance No. 2540
Code Amendment No. 26-01

Page 5 of 9 ends

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

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

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

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

Ordinance No. 2540
Code Amendment No. 26-01

Page 6 of 9 ends

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

Page 7 of 9 ends

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

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

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

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

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

Ordinance No. 2540
Code Amendment No. 26-01

Page 8 of 9 ends

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

SECTION 9. CEQA. Pursuant to the California Environmental Quality Act (CEQA) Guidelines, the City Council finds and determines that the Ordinance is exempt from CEQA under Section 15061(b)(3) (Common Sense Exemption) of the CEQA Guidelines, which provides that CEQA only applies to projects that have the potential for causing a significant effect on the environment. The Ordinance would not result in direct or indirect physical changes in the environment and does not involve any construction or additions to any existing structures.

SECTION 10. Severability. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of West Covina hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.

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

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

PASSED, APPROVED AND ADOPTED this 16th day of June, 2026.

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

Page 9 of 9 ends

APPROVED AS TO FORM ATTEST

Thomas P. Duarte Lisa Sherrick, CMC
City Attorney Assistant City Clerk
I, LISA SHERRICK, ASSISTANT CITY CLERK of the City of West Covina, California, do hereby certify that the foregoing Ordinance No. 2540 was introduced at a regular meeting of the City Council held on the 2nd day of June, 2026, and adopted at a regular meeting of the City Council held on the 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. 9

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

MUNICIPAL CODE TO ESTABLISH REASONABLE DEVELOPMENT STANDARDS

FOR SUPPORTIVE AND TRANSITIONAL HOUSING, UPDATE THE LAND USE

TABLE REGARDING HOTEL AND MOTEL CONVERSIONS, AND ESTABLISH

CRITERIA FOR THE AUTOMATIC WITHDRAWAL OF INACTIVE OR INCOMPLETE

PLANNING APPLICATIONS
RECOMMENDATION:

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

DEVELOPMENT STANDARDS FOR SUPPORTIVE AND TRANSITIONAL HOUSING, UPDATE THE

LAND USE TABLE REGARDING HOTEL AND MOTEL CONVERSIONS, AND ESTABLISH

CRITERIA FOR THE AUTOMATIC WITHDRAWAL OF INACTIVE OR INCOMPLETE PLANNING

APPLICATIONS
BACKGROUND:

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

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

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

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

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

DISCUSSION:

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

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

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

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

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

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

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

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

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

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

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

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

LEGAL REVIEW:

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

OPTIONS:

The City Council has the following options:

1. Approve staff's recommendation; or

2. Provide alternative direction.

ENVIRONMENTAL REVIEW:

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

Fiscal Impact
FISCAL IMPACT:

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

Attachments
Attachment No. 1 - Ordinance No. 2540
Attachment 2 - Planning Commission Meeting Minutes for April 28, 2026 AGENDA ITEM NO. 3

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 A BUDGET AMENDMENT FOR TRANSTECH ENGINEERS RECOMMENDATION:

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

RESOLUTION NO. 2026-53 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2025 AND ENDING JUNE 30, 2026 (TRANSTECH

ENGINEERS)
BACKGROUND:

Since September 2019, the City has contracted with Transtech Engineers, Inc. (Transtech) for City Engineer services, Traffic Engineer services, and on-call General Engineering services. The agreement between the City and Transtech initially provided for a term of two (2) years, with three (3) one (1) year extension options. The City and Transtech exercised each extension option, extending the term of the agreement through September 5, 2024.

DISCUSSION:

On September 3, 2024, the City Council authorized an amendment extending the term of the agreement on a month-to-month basis while the City conducted a Request for Proposal (RFP) and consultant selection process.

The City has issued three (3) RFPs, the first in August 2024, the second in June 2025, and the third in February 2026, to identify and select the most qualified engineering firm to provide these services. The City did not award a contract following the first two RFPs. To maintain continuity of engineering and related support services, Transtech has continued to provide services to the City on a month-to-month basis while staff continue to work on the RFP process and evaluate long-term service options.

Staff is seeking $626,300 to cover costs associated with services that have exceeded the amount budgeted for Fiscal Year 2025/26.

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: Robert Ortega, CIP Project Manager
Fiscal Impact
FISCAL IMPACT:

The proposed budget amendment will require the following funding from reserves:

Fund Account Number Total
General Fund 110.503.71.22.81.00.61.61100. $361,900
Prop C 122.503.71.62.00.00.61.61300. $262,400
Gas Tax 124.503.71.22.82.00.61.61000. $2,000
Total $626,300
Attachments
Attachment No. 1 - Resolution No. 2026-53
CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability ATTACHMENT NO. 1
RESOLUTION NO. 2026-53

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING A BUDGET

AMENDMENT FOR THE FISCAL YEAR COMMENCING
JULY 1, 2025 AND ENDING JUNE 30, 2026 (TRANSTECH

ENGINEERS)
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, on June 3, 2025, the Acting City Manager presented to the City Council a proposed budget for Fiscal Year 2025-26 in compliance with Section 2-151(m) of the West Covina Municipal Code; and
WHEREAS, the City held meetings and community workshops and conducted an online budget survey in order to solicit input from the public regarding the proposed budget; and
WHEREAS, on June 17, 2025, the City Council adopted a budget for Fiscal Year 2025-26; and
WHEREAS, amendments must periodically be made to the budget to conform to changed circumstances following adoption of the budget.

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

SECTION 1. The City Council hereby approves Budget Amendment No. 2026-25, attached hereto as Exhibit A, for Fiscal Year 2025-26.

SECTION 2. 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. 2026-53 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
Exhibit A
City of West Covina
Fiscal Year 2025-26
Budget Amendment No. 2026-25
Fund No. - Name
Current
Budget
Proposed
Amendment
Amended
Budget
Fund 110 – General Fund
Revenue $98,039,328 $0 $98,039,328
Expenditures 100,835,290 361,900 101,197,190
Net Change in Fund Balance ($2,795,962) 361,900 ($3,157,862) Fund 122 – Proposition C
Revenue $2,598,270 $0 $2,598,270
Expenditures 2,698,824 262,400 2,961,224
Net Change in Fund Balance ($100,554) $262,400 ($362,954) Fund 124 – Gas Tax
Revenue $3,073,448 $0 $3,073,448
Expenditures 2,916,603 2,000 2,918,603
Net Change in Fund Balance $156,845 $2,000 $154,845
REVENUE TOTAL INCREASE 0
EXPENDITURE TOTAL INCREASE 626,300
AGENDA ITEM NO. 4

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 BUDGET AMENDMENT FOR LEGAL SERVICES RECOMMENDATION:

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

RESOLUTION NO. 2026-51 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2025 AND ENDING JUNE 30, 2026 (LEGAL SERVICES) BACKGROUND:

On June 17, 2025, City Council adopted a budget for Fiscal Year 2025-26.

On September 16, 2025, City Council approved special counsel Buchalter, Gemelli Employment Law, and Plante & Moran to assist with City Council investigations.

On December 16, 2025, City Council approved the additional appropriations (Budget Amendment BA 2026-13) for legal fees in the amount of $500,000.

DISCUSSION:

This year, legal costs have been substantially higher than in prior years. See below for summary of estimated legal expenses by activity (Table 1) and firm (Table 2).

Due to ongoing legal cases, investigations, and related professional services, actual costs are anticipated to exceed the budget appropriation. Staff is requesting an additional $457,600 to cover outstanding and anticipated invoices for legal, investigative, forensic analysis, personnel reviews, and other consulting services associated with these matters.

Staff is also requesting an increase to the Human Resources legal services budget from $50,000 to $172,000, representing an additional appropriation of $122,000, to address personnel-related matters, ADA, and labor negotiations.

Collectively, these budget adjustments total $606,900 and will ensure adequate funding is available to maintain continuity of legal counsel, investigative support, and related professional services for the remainder of the fiscal year.

Total legal services for FY 2025-26 are estimated to exceed $1.9 million, compared to $1.1 million in the prior fiscal year. Due to ongoing litigation matters, staff anticipates that additional funding may be necessary to cover legal services incurred during May and June 2026. If required, staff will return to City Council no later than August 2026 with a budget amendment request to appropriate additional funds for these expenditures.

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:

Approval of the proposed budget amendment for Fiscal Year 2025-26 will be funded through available General Fund reserves. The proposed budget amendment will require the following funding:

ACCOUNT ACCOUNT NUMBER AMOUNT

REQUESTED
FUND
Legal Services 110.501.11.04.00.00.61.61110. $266,400General Fund (110) Legal Services 110.501.14.08.10.00.61.61110. $122,000General Fund (110) Litigation 110.501.11.04.10.00.61.61130. $191,200General Fund (110) Retainer 110.501.11.04.10.00.61.61780. $27,300General Fund (110) Total $606,900
Attachments
Attachment No. 1 - Resolution No. 2026-51
CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability Enhance City Image and Effectiveness
ATTACHMENT NO. 1
RESOLUTION NO. 2026-51

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING A BUDGET

AMENDMENT FOR THE FISCAL YEAR COMMENCING
JULY 1, 2025 AND ENDING JUNE 30, 2026 (LEGAL

SERVICES)
The City Council of the City of West Covina hereby finds and declares as follows:

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

SECTION 1. The City Council hereby approves Budget Amendment No. 2026-24, attached hereto as Exhibit A, for Fiscal Year 2025-26.

SECTION 2. 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. 2026-51 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
Exhibit A
City of West Covina
Fiscal Year 2025-26
Budget Amendment No. 2026-24
Fund No. - Name
Current
Budget
Proposed
Amendment
Amended
Budget
Fund 110 – General Fund
Revenue 98,039,328 0 98,039,328
Expenditures 100,835,290 606,800 101,442,090
Net Change in Fund Balance (2,795,962) 606,800 (3,402,762) REVENUE TOTAL INCREASE 0 0
EXPENDITURE TOTAL INCREASE 606,800 0
AGENDA ITEM NO. 5

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 PROPOSITION A EXCHANGE WITH FOOTHILL TRANSIT RECOMMENDATION:

It is recommended that the City Council:

Approved the exchange of $3,500,000 in Proposition A Local Return funds for $2,625,000 in general funds with Foothill Transit; and

1. 2. Authorize the City Manager to execute the Assignment Agreement with Foothill Transit.

BACKGROUND:

Approved by voters in November 1980, Proposition (Prop) A is a half (½) cent sales tax dedicated to transportation funding. Under Prop A, the City receives a portion of the ½ cent sales tax levied in Los Angeles County to develop and improve local public transit, paratransit, and related transportation infrastructure. At this time, the City does not have any projects to utilize these funds. The City is in the practice of selling these restricted transportation Prop A dollars to other cities or special districts in exchange for non-restricted General Fund dollars to assist with balancing the budget.

These exchanges are allowed under the guidelines for this revenue source and provide benefits for both parties. The buyer gets discounted transportation dollars and West Covina receives additional General Fund dollars. The exchange rate is a matter of supply and demand. According to the Los Angeles County Metropolitan Transportation Authority, the exchange rate has been at 70 to 75 cents on the dollar for the last 20 years. The City has exchanged its Prop A funds with Foothill Transit for the past few years at an exchange rate of 75 cents on the dollar.

The City utilizes the funding exchanged to offset General Fund expenditures. Proposition A Local Return funds are just one of the five (5) Metro revenue sources available for transportation projects. In fiscal year 2024-25, the other four (4) funds (Proposition C, Measure R, Measure M, and Transportation Development Act) had a combined revenue of over $6.5 million.

DISCUSSION:

The City has $3.5 million in Prop A funds available to sell. Foothill Transit has agreed to purchase the $3.5 million at 75 cents on the dollar, or $2,625,000 in general funds. Staff recommends City Council authorize the exchange with Foothill Transit at 75 cents on the dollar and authorize the City Manager to execute the Assignment Agreement with Foothill Transit. Over the past five (5) years, the exchange rate has consistently held at 75 cents on the dollar. The City has been able to generate a consistent revenue stream for the General Fund based on the revenue received for Proposition A. Below are the last five (5) years Prop A exchange revenue realized in the General Fund.

2020-21 2021-22 2022-23 2023-24 2024-25
General Fund
Revenue
Exchange
$1,350,000 $2,100,000 $1,875,000 $2,250,000 $1,500,000
There is fluctuation in exchange depending on when the Proposition A funds are received and when, in turn, agreed to be exchanged with Foothill Transit. In Fiscal Year 2026-27, the City will expect to exchange approximately $3.0 million in Prop A funds in exchange for $2.25 million in General Fund monies.

LEGAL REVIEW:

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

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

The Assignment Agreement for the Prop A exchange with Foothill Transit will generate $2,625,000 in General Fund revenues. Both revenues and expenditures for the exchange are included in the FY 2025-26 Annual Budget.
110.409.00.00.00.00.45.45600. Prop A Exchange (General Fund) 121.504.61.10.00.00.65.65200. Prop A Exchange (Prop A)
Attachments
Attachment No. 1 - Proposition A Agreement
CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability

ASSIGNMENT AGREEMENT

BETWEEN THE CITY OF WEST COVINA, CALIFORNIA

AND FOOTHILL TRANSIT

PROPOSITION A LOCAL RETURN FUND EXCHANGE
THIS ASSIGNMENT AGREEMENT (“Agreement”) is entered into by and between the City of West Covina, California and Foothill Transit. The effective date (“Effective Date”) of this Agreement shall be the last date that this Agreement is authorized either by City of West Covina or by Foothill Transit. This Agreement is entered into with respect to the following facts:

RECITALS
A. Foothill Transit provides community-oriented, environmentally friendly bus service throughout Southern California’s San Gabriel and Pomona Valleys, including express bus routes to Pasadena and Downtown Los Angeles.

B. The City of West Covina has uncommitted Proposition A Local Return funds which could be made available to Foothill Transit to assist in providing the services discussed in Recital A of this Agreement. In exchange for the assignment by Foothill Transit of the amount for its general use funds (non-formula allocation funds) indicated in Section 1 below, the City of West Covina is willing to assign uncommitted Proposition A Local Return funds to Foothill Transit for the purpose identified in Recital A.

Now, therefore, in consideration of the mutual benefits to be derived by the parties and of the promises herein contained, it is mutually agreed as follows:

1. Exchange. The City of West Covina agrees to assign a total of $3,500,000 of its Proposition A Local Return funding authority to Foothill Transit from the Fiscal Year 2025-2026 allocation.

In return, Foothill Transit agrees to assign $2,625,000 of its general use funds (non-formula allocation funds) to the City of West Covina.

2. Consideration. The City of West Covina shall assign the agreed upon Proposition A Local Return funds to Foothill Transit in one lump-sum payment. Foothill Transit shall assign the agreed upon general use funds to the City of West Covina in one lump-sum payment. Each payment shall be due within 30 days of the first date that both of the following have occurred:
(a) execution of this Agreement, and (b) approval by Los Angeles County Metropolitan Transportation Authority (LACMTA) of the Foothill Transit’s project description.

3. Term. This Agreement is effective on the Effective Date and will continue for such time as is necessary for both parties to complete their mutual obligations under this Agreement.

4. Termination. Termination of this Agreement may be made by either party so long as both of the following are correct: (a) written notice of intent to terminate is given to the other party at least five (5) days prior to the termination and (b) the effective date of the termination is before the date LACMTA approves the Foothill Transit project description.

ATTACHMENT NO. 1

5. Notices. Notices shall be given pursuant to this Agreement by personal service on the party to be notified, or by written notice upon such party deposited in the custody of the United States Postal Service addressed as follows:

A. Milan Mrakich
City Manager
City of West Covina
1444 West Garvey Avenue South
West Covina, CA 91790
B. Doran J. Barnes
Chief Executive Officer
Foothill Transit Administrative Office
100 South Vincent Avenue, Suite 200
West Covina, CA 91790
If notice is provided via personal service, it is deemed “given” on the date of personal service. If notice is provided via U.S. mail, then the notice is deemed “given” two days after the notice is properly addressed and placed in the U.S. mail.

Either party may at any time, by notice to the other party in accordance with this Section, change the designation or address of the person specified to receive notice on its behalf.

6. Assurances
A. Foothill Transit shall use the assigned Proposition A Local Return funds only for the purpose of providing the services discussed in Recital A of this Agreement, and within the time limits specified in LACMTA’s Proposition A Local Return Program Guidelines.

B. Concurrently with the execution of this Agreement, Foothill Transit shall provide LACMTA with the Standard Assurances and Understandings Regarding Receipt and Use of Proposition A funds specified in the Guidelines regarding the use of the assigned Proposition A Local Return funds.

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

8. Counterparts and Electronic Signatures. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, and may be executed by electronic signatures. All counterparts shall be construed together and shall constitute one agreement.

Delivery of an executed counterpart of this Agreement by a .pdf data file or other scanned executed counterpart by email shall be equally as effective as delivery of a manually executed counterpart of this Agreement. Each duplicate and counterpart shall be equally admissible in evidence, and each shall fully bind each party who has executed it. The parties waive all right to

Page 3 of 3 ends

challenge the admissibility or authenticity of this Agreement in a court of law based solely on the absence of an original signature.

IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed by their respective officers, duly authorized, by the Foothill Transit Governing Board on May 29, 2026, and by the City of West Covina City Council on June 16, 2026.

CITY OF WEST COVINA FOOTHILL TRANSIT

BY: BY:

Milan Mrakich, City Manager Doran J. Barnes, Chief Executive Officer BY: BY:

Karen Ogawa, Finance Director Joyce Rooney, Director of Finance

ATTEST: ATTEST:

BY: BY:

Lisa Sherrick, Assistant City Clerk Christina Lopez, Board Secretary APPROVED AS TO FORM:

BY:

Thomas P. Duarte, City Attorney
AGENDA ITEM NO. 6

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: AUDIT COMMITTEE UPDATE
RECOMMENDATION:

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

BACKGROUND:

On February 3, 2026, the City Council adopted Resolution No. 2026-16, revising the Rules and Regulations. The revisions established that the Audit Committee shall hold one (1) regular meeting per quarter, scheduled for the fourth Wednesday of January, April, July, and October. Additionally, the revisions clarified the two-year appointment term for committee members.

DISCUSSION:

At the April 29, 2026, Audit Committee meeting, the Committee requested that the draft Annual Comprehensive Financial Report (ACFR) be provided for review. Additional information requested by the Committee includes:

Purchasing Card Policy
Purchasing Violation Log
Year-to-date budget reports
LEGAL REVIEW:

The City Attorney's Office reviewed this staff report.

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

This agenda item is a receive and file; therefore, there is no fiscal impact with this action.

CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability A Well-Planned Community
Enhance City Image and Effectiveness
AGENDA ITEM NO. 7

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 AN AGREEMENT WITH ON DUTY HEALTH FOR FIRE

DEPARTMENT WELLNESS PROGRAM
RECOMMENDATION:

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

1. Approve the Budget Transfer of $106,260 for the Fire Department's Health and Wellness Program.

2. BACKGROUND:

Comprehensive health and wellness programs are a critical component of firefighter safety, operational readiness, and long-term workforce sustainability. Firefighting is among the most physically and psychologically demanding professions, with personnel routinely exposed to extreme physical exertion, hazardous environments, traumatic incidents, irregular sleep cycles, and cumulative occupational stress. National fire service organizations, including the National Fire Protection Association (NFPA), the International Association of Firefighters (IAFF), and the International Association of Fire Chiefs (IAFC), strongly advocate for the implementation of structured, ongoing health and wellness programs to address these risks.

A joint study conducted by the IAFF and IAFC confirms that well-designed health and wellness programs significantly reduce line-of-duty injuries and illnesses, decrease cardiovascular events, the leading cause of firefighter line-of-duty deaths, and improve overall firefighter performance and career longevity. The study further highlights departments with comprehensive wellness initiatives experience reduced lost work time, lower workers’ compensation costs, and improved mental resilience among personnel.

NFPA 1583, Standard on Health-Related Fitness Programs for Fire Department Members, establishes the minimum requirements for a fire department health-related fitness program. The standard provides a framework for developing a structured, ongoing program to ensure that firefighters are physically capable of safely and effectively performing essential job functions. Historically, these services were provided through Santa Ana College. However, the program has not been consistently maintained.

In prior years, this program was funded through the Human Resources Department. The intent of this action is to transfer funding to the Fire Department budget to ensure consistent, sustainable implementation of annual health and wellness evaluations and testing, thereby enhancing firefighter safety, physical readiness, and mental well-being.

Additionally, the Occupational Safety and Health Administration (OSHA) requires annual respiratory fit testing, medical evaluations, and hearing conservation testing for firefighters. While respiratory fit testing is currently completed annually, a comprehensive wellness program ensures full compliance with OSHA requirements while aligning with NFPA 1583 and the recommendations of the IAFF and IAFC.

The primary objectives of reestablishing an annual firefighter health and wellness program include reducing the risk of cardiovascular events, preventing injuries, decreasing lost work time, supporting mental and behavioral health, improving job performance and career longevity, and reducing workers’ compensation claims.

In addition to physical fitness, modern fire service wellness programs emphasize the importance of mental health and behavioral well-being. Firefighters face elevated risks of stress-related conditions, including anxiety, depression, and post-traumatic stress. Integrating mental health screening, education, and early intervention into a comprehensive wellness program supports psychological resilience, reduces stigma, and promotes a healthier and more effective workforce.

This item was presented to the City Council on June 2, 2026. At that meeting, the City Council directed staff to return with an identified funding source for the proposed firefighter health and wellness program.

This item is being brought back for consideration with the funding source identified.

DISCUSSION:

The proposed, On Duty Health's Platinum Five-Year Program, provides a comprehensive, evidence-based health and wellness solution specifically designed for the unique occupational risks faced by firefighters. This program directly aligns with the Department’s objectives to enhance firefighter safety, improve operational readiness, reduce line-of-duty injuries and illnesses, and support long-term workforce sustainability, while maintaining compliance with NFPA, IAFF, IAFC, and OSHA standards.

In this proposal, On Duty Health would deliver a structured, five-year rotational screening program for approximately 70 Department members, ensuring annual evaluations while strategically sequencing advanced diagnostic testing to maximize clinical value and cost efficiency. Core components conducted annually include comprehensive laboratory testing, full physical examinations, and cardiopulmonary fitness assessments, supporting early identification of cardiovascular risk factors—the leading cause of firefighter line-of-duty deaths nationwide.

The recommended package further strengthens the Department’s cancer prevention and early detection efforts through advanced screening modalities that exceed traditional wellness program offerings. These include full-body and targeted ultrasound imaging, PFAS exposure testing, LP-PLA2 cardiovascular risk testing, low-dose CT lung cancer screening with coronary calcium scoring, brain MRI screening, and the Galleri® multi-cancer detection blood test. Collectively, these services address both occupational cancer risks and cardiovascular disease, which remain two of the most significant long-term health threats to the fire service.

Mental and behavioral health is a critical component of this program. Enhanced psychological screening is incorporated within the five-year cycle to identify stress-related conditions, support early intervention, and promote psychological resilience. This integrated approach aligns with current fire service best practices, emphasizing the importance of mental wellness alongside physical health.

The On Duty Health delivery model further supports program sustainability and administrative efficiency. All medical records are maintained in a secure, fully electronic system, providing individual members with year-to-year access to their health data while offering the Department an anonymized, Department-wide analytics dashboard. This data-driven approach enables leadership to identify trends, target injury and illness prevention strategies, and make informed decisions regarding health improvement initiatives.

In addition to annual evaluations, On Duty Health offers ongoing occupational health services, including return-to-duty evaluations, new hire medical assessments, health education seminars, behavioral health support, nutrition counseling, and fitness training. This “one-stop” service model reduces fragmentation, improves continuity of care, and ensures consistent application of NFPA 1583 and OSHA requirements, including respiratory medical evaluations and hearing conservation testing.

Overall, the On Duty Health Platinum Package represents a proactive investment in firefighter health that supports early detection, injury and illness prevention, reduced lost work time, improved mental and physical performance, and long-term reductions in workers’ compensation and healthcare-related costs. Transferring this program to the Fire Department budget ensures consistent, sustainable implementation and reinforces the department’s commitment to firefighter safety, readiness, and well-being.

Pursuant to Section 2-335(3) of the West Covina Municipal Code, a procurement of items that are available from only one (1) source, or only one (1) source is able to supply a commodity or service within the timeframe or under the terms and conditions which meet the needs of the City is exempt from the City's competitive procurement requirements. Staff believes On Duty Health meets the sole source requirements due to the overall complexity of the service package.

LEGAL REVIEW:

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

OPTIONS:

The City Council has the following options:

1. Approve staff's recommendations; or

2. Provide alternative direction.

Prepared by: Mike Browne, Assistant Fire Chief
Fiscal Impact
FISCAL IMPACT:

Approval of the On Duty Health Platinum Five-Year Screening Program will result in an annual General Fund cost of $106,260 to provide comprehensive health and wellness evaluations for approximately 70 Fire Department personnel. This recurring investment is intended to reduce long-term General Fund exposure by proactively addressing the primary drivers of firefighter medical claims, lost work time, and workers’ compensation costs through early detection and prevention.

Staff has identified funding for the On Duty Health Platinum Screening Program. Sufficient funds are available through the reallocation of budgeted funds for the Public Safety Director position to support the program. As the funding is being reallocated within the existing budget and fund, no budget amendment is required.

Attachments
Attachment No. 1 On Duty Health Full Proposal
Attachment No. 2 On Duty Health Platinum Package Quote
Attachment No. 3 On Duty Health Sole Source Letter
CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
Keeping First Responders
Healthy & Fit For Service
Firefighter & Physician Owned
ATTACHMENT NO. 1
Proposal for
West Covina, CA Fire Department
Health and Fitness Assessments with enhanced
Cancer, Cardiac and Mental Health Screening

On-site Occupational Health
Providers Specialized in
First Responder Health
Prepared For
Mike Browne
Proposed On
5-11-2026
Proposal is CONFIDENTIAL
Keeping First Responders
Healthy & Fit For Service
On Duty Health
First Responder Health
512.655.3578
[email protected]
1752 E Lugonia Ave, STE 117-4949
Redlands, CA 92373
Dear West Covina Fire Department:

Thank you for your proposal request from On Duty Health regarding your upcoming annual first responder health & fitness assessments. We take very seriously the high calling that it is to serve this critical population. And we’re confident that we’ll provide you with expert health assessments as well as excellent customer service.

Included in this proposal, you’ll find the outline of services we offer, including a full NFPA 1580 and WFI compliant annual assessment at your department.

This includes a full body ultrasound screening, comprehensive labs, maximal stress testing utilizing WFI protocol, TRUE VO2 Max testing, vision and audiometry testing, muscular strength and endurance testing, in-depth behavioral health assessment, and more.

Our medical record system is fully electronic, meaning that each of your patients will always have a secure online portal through which they can track their health results year to year. And, we provide administration with a department-wide analytics dashboard to help inform your decisions on where to implement health improvement plans, with our guidance.

We also hope to partner with you to offer continuing services such as returnto-duty assessments, new hire assessments, health education seminars, behavioral health support, nutrition counseling and fitness training. Consider us your one-stop-shop for all your fire health needs.

One of our Co-Owners and Co-Founders is a Fire Chief with 30 years in the industry, bringing a first responder-tailored experience and perspective to everything we do. We practice evidence-based medicine, following current peer-reviewed research, offering novel cancer screening tools such as MultiCancer Early Detection Blood Tests and Low Dose CT. Our physicians are board certified in cardiology, radiology, dermatology, general and preventative medicine. And our team of Physician Assistants, Nurse Practitioners, Ultrasound Technicians, Exercise Physiologists, Counselors, Nutritionists, Personal Trainers and Phlebotomists are all specifically trained in first responder occupational health.

Again, thank you for your request. I’m hopeful that we’ll be working together soon to help keep your first responders healthy and fit for service. And please don’t hesitate to call or email us if you have any questions.

Warm regards,
Kristin Batla, DMSc, PA-C
Chief Medical Officer, Co-owner
On Duty Health
Highlights
• Full NFPA 1580 and WFI
compliant annual assessment
at your department.
• Full body ultrasound
screening, including
Radiology followup for
abnormal findings
• CPET - Cardiopulmonary
Exercise Testing (stress
testing with TRUE VO2 Max
testing), including Cardiology
followup for abnormal findings
• Comprehensive labs and
urinalysis
• Vision and audiometry testing
• Muscular strength and
endurance testing
• In-depth behavioral health
assessments
• Department-wide de-identified
Health Dashboards
• Human Performance Data
Analysis
• Return-to-duty assessments
• New hire assessments
• Health education seminars
• Behavioral health support
• Nutrition counseling
• Fitness training
• Conducting, participating in,
and incorporating the latest
research in first responder
health
Company Profile
On Duty Health is a physician, firefighter and femaleowned, customer-service-centered healthcare company specifically specialized in mobile first responder health.

We currently serve over 9,200 first responders in 145
agencies across California, Texas, Missouri, Iowa &
Colorado with our comprehensive annual health and
fitness assessments.

Our occupational medical practice was founded in early 2020 from the inspiration of our Co-Owner and Co-Founder, Fire Chief Brent Batla. Chief Batla shared the major health issues faced by firefighters:

Cancers (NIOSH)
• 9% higher risk of being diagnosed with cancer
• 14% higher risk of dying from cancer
• Significantly higher risk for specific types of cancer Cardiac Deaths (NFPA)
40-50% of annual duty-related fatalities
Behavioral Health Issues (IAFF)
19% experienced suicidal thoughts
27% struggled with substance abuse
65% suffer from PTSD
80% said asking for help would make them seem “weak”
With the above statistics in mind, our system has been designed to identify life threatening issues early so a firefighter may have the best chance at not only surviving, but thriving well into retirement. We are fully NFPA-compliant, but go well beyond the NFPA standards by incorporating the latest research and knowledge in firefighter-specific health concerns. And, we bring the best value for your taxpayer dollars by focusing on providing the most comprehensive option, for the best pricing; This includes providing our full physical assessment for every member, every year, as well as providing for Radiology and Cardiology followups when indicated.

Programs & Options

BRONZE PROGRAM
*Please Note: Our pricing for all programs scales depending on number of patients confirmed.

Offers NFPA 1580 Compliance
Labs & Urinalysis
• Urinalysis
• Complete Blood Count
• Complete Metabolic Panel
• Lipid Panel with LDL/HDL Ratio
• A1C (Glucose)
• Thyroid Stimulating Hormone
Physical Examination
• Comprehensive Physical with Health History & Vitals
• Advanced Vision Testing (Titmus V2)
• Audiometry Testing
• Skin Cancer Assessment
• Behavioral Health Assessment (Questionnaires & Oral exam) • Sleep Disruption Questionnaire
• Breast Cancer Screening and Mammogram Recommendation/Review (females) • Review of Results w/ Personalized Health Plan
Cardiopulmonary Screening & Fitness Assessment
• EKG Treadmill Stress Testing; Consisting of 12-lead EKG treadmill/bicycle stress test to maximal volition utilizing WFI protocol, VO2 Max Calculation (NO True VO2) • Pulmonary Function Testing (Spirometry)
• Metabolic Analysis w/ Body Composition
• Muscular Endurance, Strength and Flexibility Evaluation • Human Performance Assessment
Virtual Health Education Seminars
Total per person* $769
SILVER PROGRAM (most popular)
Above and beyond the NFPA Standard. Adds Enhanced Labs, Ultrasound and CPET. The healthcare backbone for ~70% of our agencies. Offered every year, for every member (not with certain elements only offered every-other-year.)
Labs & Urinalysis
• Bronze Program Labs, PLUS:
• C-Reactive Protein
• CA-125 Ovarian Cancer Screening (females)
• Prostate Specific Antigen (male patients 40 and over) • Fecal Occult Screening Kit (patients 40 and over)
Comprehensive Physical
• Per Bronze Program
Cardiopulmonary Screening & Fitness Assessment
• Bronze Program Assessment, PLUS:
• Cardiopulmonary Exercise Testing (CPET) consisting of 12-lead EKG treadmill or bicycle stress test to maximal volition utilizing WFI protocol, Blood Pressure readings, and TRUE VO2 Max Testing • Cardiology followup as indicated Ultrasound Enhanced Cancer Screening
• Ultrasound imaging of the carotid arteries, aorta & aortic valves, thyroid, liver, pancreas, gall bladder, spleen, kidneys, bladder, pelvic (women), testicular and prostate (men)
• Radiology followup for abnormal findings, as indicated Department Physician Services
• Fit-for-Duty Guidance: Expert evaluation and recommendations regarding work restrictions, accommodations, and return-to-duty determinations • Policy & Labor Support: Medical input for departmental health policies and participation in MOU and labor negotiations as an independent clinical authority • Case Management & Follow-Up: Continuous physician guidance for members with identified medical conditions, including coordination, monitoring, and return-to-work support
• Independent Medical Oversight: Objective, evidence-based medical opinions aligned with occupational health, NFPA standards and industry best practices Virtual Health Education Seminars
Total per person $879

GOLD PROGRAM
Premium protection for your team, including additional cancer, cardiac and behavioral health screening options
Enhanced Labs & Urinalysis
• Silver Program Labs, PLUS:
• Fecal Occult Screening Kit (ALL patients)
+ Hormone Levels Testing (Testoterone- males, Estrogen- females) Comprehensive Physical
• Per Silver Program
Cardiopulmonary Screening & Fitness Assessment
• Per Silver Program
Ultrasound Enhanced Cancer Screening
• Per Silver Program
Low Dose CT Lung Screening AND Coronary Calcium Scoring • Lung Cancer Screening & Coronary Calcium Scoring, conducted every 5 years (1/5th of department annually) • Conducted through regional radiology partner Enhanced Psychological Screening
• Enhanced Behavioral Health Questionnaires
• Telemedicine evaluation includes 30 minute check-in with a licensed mental health professional, specialized in first responder health
• Conducted every 5 years (1/5th of department annually) Department Physician Services
• Per Silver Program
Virtual Health Education Seminars
Total per person $1,179
PLATINUM PROGRAM (5 Year Program)
1Conducted on Year One, 2Conducted on Year Two, 3Conducted on Year Three, 4Conducted on Year Four, 5Conducted on Year Five, *Patients must provide a marriage license for this service to be provided Elite, nation-leading program offering the most comprehensive screening options available for first responders. Departments must be subscribed with full agency for five year period to participate Every Year:

Gold Labs & Urinalysis
Comprehensive Physical
Cardiopulmonary Screening & Fitness Assessment
Ultrasound Enhanced Cancer Screening135
Spouse/Partner Ultrasound Benefit (no charge)5
LP-PLA2 - Lipoprotein-associated Phospholipase A2 - Stroke and Cardiovascular Disease Risk Blood Test1 (conducted one time)
PFAS (Perfluoroalkyl and polyfluoroalkyl) Substance Testing1 Low Dose CT Lung Screening with Coronary Calcium Scoring2 MCED Test (Multicancer Early Detection Blood Test)3
Enhanced Psychological Screening4 (may be excluded if department has program in place) In-Person Health Education Seminars Hosted at Your Department for Each Shift5 Periodic Virtual Health Education Seminars
Total per person, per year, for five years $1,479
Platinum Program Visual Matrix Year 1 Year 2 Year 3 Year 4 Year 5 Enhanced (Gold) Labs √ √ √ √ √
Full Physical √ √ √ √ √
Cardiopulmonary Assessment (CPET) √ √ √ √ √
Ultrasound Cancer Screening √ √ √
Spouse/Partner Ultrasound (included at no charge) √
PFAS Levels Testing √
LP-PLA2 √
Low Dose CT Lung and Coronary Calcium Scoring √
MCED Test (Galleri or CancerGuard) √
Enhanced Psychological Screening √
In-Person Health Education Seminars √

ALL PROGRAMS
at a Glance
All Programs Visual Matrix BRONZE SILVER GOLD PLATINUM
Labs & Urinalysis √ √ √ √
Full Physical √ √ √ √
Cardiopulmonary Assessment √ √ √ √
Periodic Virtual Health Education Seminars √ √ √ √
Departmental Health Dashboards √ √ √ √
Department Physician Services √ √ √ √
Ultrasound √ √ √
Enhanced Labs √ √
Hormone Testing √ √
Low Dose CT Lung and Coronary Calcium Scoring √ √
Enhanced Psychological Screening √ √
Spouse/Partner Ultrasounds (No Charge) √
PFAS √
LP-PLA2 √
MCED Test √
In-Person Health Education Seminars √
Additional Screening Options
Item Description Pricing
New Hire Physical • Includes all elements of Bronze Program (full labs, physical, and EKG Stress Testing).

Physicals are to be performed at a nearby department. Rapid Strike new hire option is available on-site with a minimum of 3 patients.
$879
Extended New Hire
Lab Panel (Optional)
• Recommended to establish baseline, then repeated post-exposure • Hepatitis Panel (A, B, C)
• HIV Screening
• TB Screening (QuantiFERON Gold Blood Test)
• Urine Drug Screen
• Heavy Metals I Profile
$435
Preemployment
Psychological
Screening
• Hosted in-person
• POST Standard. Includes questionnaires and an evaluation with a licensed mental health specialist, specialized in first responder health • Employer receives a “suitable” or “unsuitable” recommendation $499
Annual Enhanced
Psychological
Screening
• Enhanced Behavioral Health Questionnaires
• Telemedicine evaluation includes 30 minute check-in with a licensed mental health professional, specialized in first responder health
$199
Return-to-Duty
Physical
• Patient is reevaluated and cleared/not cleared based on the issue in question $299 Ultrasound Only • Offered as an “a la carte” standalone option • Ultrasound imaging of the carotid arteries, aorta & aortic valves, thyroid, liver, pancreas, gall bladder, spleen, kidneys, bladder, pelvic (women), testicular and prostate (men)
• Radiology followup for abnormal findings, as indicated $249
Additional Services Available (per person)
Item Description Pricing
Cancer Labs Galleri Multi-Cancer Early Detection Blood Test (50+ cancers) $749 CancerGuard EX Multi-Cancer Early Detection Blood Test $699 OneTest Premium Multi-Cancer Early Detection Blood Test $429 EsoGuard Esophageal Cancer Test $1,399
Cancer Marker Screening Panel (CEA, CA 19-9, AFP, Amylase, Lipase) $99 CA-125 (ovarian cancer screening - women) $49
Cancer antigen 15-3 (CA 15-3) [breast cancer] $99
Additional Fecal Occult Colorectal Cancer Screening Kits $69 Other Labs Hepatitis A, B and C Test (Acute Hepatitis Panel) $69 QuantiFERON Gold TB (Blood test) $89
Medical Professionals Urine Drug Screen (12 drug panel) $99 Nicotine Screening (Urine) $49
HIV testing $49
Heavy Metals Profile I, Blood (arsenic, lead, mercury) $129 Heavy Metals Profile II, Blood (arsenic, cadmium, lead, mercury) $159 Cholinesterase (HazMat) testing $69
Testosterone or Estrogen levels $49
Lp-PLA2 Activity - Aid in predicting risk of coronary heart disease $99 PFAS Toxin Testing (Polyfluoroalkyl - man made chemicals) $399 CT Scanning Low Dose CT Lung Screening (available through regional partners) $499 CT Coronary Artery Calcium Scoring (available through regional partners) $299 MRI Brain MRI (available through regional partners) $699 DMV/DOT DOT Certified Medical Examination (Class B) (During exam, not after-the-fact) $99 DMV Form Sign-off (Firefighter Endorsement Form 546) $0 Personal Training Our certified personal trainer can work with individual patients through Telehealth to improve health outcomes through customized workout programming $169/mo
Nutrition Counseling Each health assessment comes standard with nutrition recommendations. However, our licensed nutritionist can work with a patient via Telehealth who needs extra guidance for meal planning, shopping, cooking, and more for enhanced health outcomes $169/mo
On Duty Health Key Advantages:

Decision Science through Data Analytics
Awareness of your department’s overall health is extremely important. We assist you by providing a de-identified Health Dashboard which shares various key health metrics, guiding you for improving the health and longevity of your crew. This datadriven model allows department administration to see exactly where attention and investment might be needed.

Electronic Medical Records & Patient Portal
Gone are the days of scribbling all of your patient history down on multiple sheets of paper, and then receiving printouts of your health information, only to misplace them and potentially compromising your Private Health Information. We are fully electronic. Every aspect of our assessment goes directly into our EMR system, and each patient gets secure access to their own Patient Portal, where they can access results, track their health from year to year, message their provider, and more.

Personalized Health Analysis
Each of our exams includes a comprehensive Human Performance analysis of the patient’s health data and results by a provider. The provider then makes recommendations for areas that require improvement. Additionally, both the patient and the provider can track the patient’s health statistics from year to year, providing a clear picture of their overall health trends.

No Patient Left Behind
We offer the most competitive pricing, while also offering the most advanced, comprehensive exam available. Our COO, as a retired Fire Chief, has made it a priority for us to offer this high-level of service, while keeping costs down to ensure taxpayers that their dollars are being spent wisely. From our lower pricing, you can see one simple, but important reality: On Duty Health is focused on First Responder Health, not maximizing profits. An important principle in our pricing structure is: NO PATIENT LEFT BEHIND. That means, for most of our packages, every patient is receiving the Ultrasound Screening and Stress Testing every year. While there is some research to support age stratification, where patients under 40 receive these tests over longer intervals, we regularly find cancer and life threatening heart conditions in this younger population. Our system does not cut corners to save ourselves money. We provide the most comprehensive option by including these important testing elements for each patient every year.

Research Driven
We are not only interested in utilizing the newest available research for first responder health, we are driving it. We have been involved in multiple collaborations to further first responder health and wellness, particularly in regards to first responder Behavioral Health, Cancer, and Cardiac Health, with organizations such as the National Fire Academy, Fire Service Psychology Association, the National Disease Research Interchange’s Center for Fire, Rescue, and EMS Health Research, and Loma Linda University.

Multi Cancer Early Detection Tests
We are excited to offer multiple Multi Cancer Early Detection Tests such as the Galleri Test by Grail, CancerGuard by Exact Sciences, OneTest, EsoGuard, and more. All tests are offered at a first responder discount. Tests can also be ordered through our online store as a cash-pay option if department budget doesn’t allow for these services, and may also be offered to spouses or retirees.

Spouse Benefit
Your spouse/partner’s health directly impacts your well-being and your ability to perform at your best on the job. To support the entire first responder family, On Duty Health offers a Spouse Ultrasound Benefit that provides access to potentially life-saving screening services for departments on our Platinum Five Year Program, on the fifth year of the program. In addition, spouses, family members and retirees will receive discounted pricing through our online store for full examinations, ultrasound-only services, MCED tests and more, as long as the department is willing to host.

Department Physician & Medical Oversight Services
On Duty Health’s Department Physician & Medical Oversight Services are included as part of our standard program and are not billed as an additional or separate consulting fee, unlike many occupational health providers. Through direct access to our Chief Medical Officer and collaborating physicians, departments receive ongoing clinical guidance on complex fit-for-duty decisions, health-related policy development, and labor or MOU discussions where medical expertise is required. When a member is identified with a medical concern, our providers remain engaged throughout the process, providing continuity of guidance and support to both the department and the member until resolution or safe return to duty. This integrated provider consult model ensures agencies have consistent, objective medical leadership embedded within their wellness and occupational health program.

Qualifications & Certifications
Our medical team is fully certified and licensed per state and national healthcare law requirements. Our Advanced Practice Providers (NPs & PAs) are currently licensed to practice in the State of California and are specifically trained in Occupational Health. They are supervised by our Medical Director, Wayne Dysinger, MD, MPH, who is a physician in Loma Linda with 38 years of experience. Dr. Dysinger is specially trained in Lifestyle Medicine.

We are also fully compliant with Corporate Practice of Medicine Laws (CPOM) in the State of California.

California Based
We are based in Southern California, and currently serve 58 California cities, from the San Diego area all the way up to Eureka.

CA References:

Wayne Seacrist, Palm Springs Fire & Police - 120 patients [email protected], 760.880.1037
Alex Kargbo, Santa Barbara Fire - 100 patients
[email protected], 408.964.0013
Jay Enns, Paso Robles Fire & Police - 90 patients
[email protected], 805.227.7560
Sid Jamotte, Marin County Firefighters (Ross Valley, CA) - 200 patients [email protected], 415.250.8236
Reviews:
✪✪✪✪✪ On Duty Health has set a very high bar for Health and Wellness screenings, and consulting. The team at On Duty Health took great care of our Firefighters, spent ample time explaining the findings of our assessments, and set us up for success to better serve our community. We look forward to working with them annually. -Sid Jamotte, Health & Wellness Coordinator, Ross Valley, CA FD.
✪✪✪✪✪ On Duty Health has been great for all our members at Santa Barbara City Fire and would recommend ODHs services to any and everybody. Amazing staff and end product. -Alex Kargbo, Health & Wellness Coordinator, Santa Barbara, CA FD. ✪✪✪✪✪ This is our second year using this service. We are very pleased. Thank you for keeping our people healthy. Amazing staff and end product. -Brian Hayward, Division Chief, Heartland Fire & Rescue, CA. ✪✪✪✪✪ To say we are thrilled with the quality of service provided by your crew is an understatement. I can't say enough how much we enjoyed having them here for four weeks and the fact that they want to come back is better yet! We would love to have any and all of them back next year - they were all very friendly, professional and clearly experienced in handling the unique challenges of providing physical assessments to members of the fire service. -Jim Wold, Health & Wellness, Stockton, CA FD CURRENT CA CLIENTS:

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Follow Us
@ondutyhealth
Contact
o. 512.655.3578
f. 512.528.3589
e. [email protected]
California:
1752 E Lugonia Ave, STE 117-4949
Redlands, CA 92374
Texas:
2028 E Ben White Blvd, STE 240-4949
Austin, TX 78741
www.onduty.health

ESTIMATE
On Duty Health, PLLC
2028 E Ben White Blvd, Ste 240-
4949
Austin, TX 78741-6966
[email protected]
+1 (512) 655-3578
www.onduty.health
Bill to
West Covina, CA Fire Department
1444 W. Garvey Ave. South
West Covina, CA 91790
Ship to
West Covina, CA Fire Department
1444 W. Garvey Ave. South
West Covina, CA 91790
Estimate details
Estimate no.: 1462
Estimate date: 05/11/2026
# Date Product or service Description Qty Rate Amount

1. "Platinum Package - Enhanced"
Health & Fitness Assessment
Elite, nation-leading program offering
the most comprehensive screening
options available for first responders.

Departments must be subscribed with
full agency for five year period to
participate.

Every Year- Enhanced Labs &
Urinalysis
• Urinalysis • Complete Blood Count •
Complete Metabolic Panel • Lipid Panel
with LDL/HDL Ratio (Total Cholesterol) •
A1C (Glucose/Hemoglobin) • Thyroid
Stimulating Hormone • C-Reactive
Protein • CA-125 Ovarian Cancer
Screening (females) • Prostate Specific
Antigen (male patients 40 and over) •
Fecal Occult Screening Kit (ALL
Patients) • Hormone Levels Testing
(Testoterone- males, Estrogen- females)
Every Year- Comprehensive Physical
• Comprehensive Physical with Health
History & Vitals • Advanced Vision
Testing (Titmus V2) • Audiometry
Testing • Skin Cancer Assessment •
Behavioral Health Assessment
(Questionnaires & Oral exam) • Sleep
Disruption Questionnaire • Breast
Cancer Screening and Mammogram
Recommendation/Review (females) •
Review of Results w/ Personalized
Health Plan
Every Year- Cardiopulmonary
Screening & Fitness Assessment
70 $1,479.00 $103,530.00
ATTACHMENT NO. 2
• Cardiopulmonary Exercise Testing
(CPET) consisting of 12-lead EKG
treadmill or bicycle stress test to
maximal volition, Blood Pressure
readings, and TRUE VO2 Max Testing
• Cardiology followup as indicated •
Pulmonary Function Testing
(Spirometry) • Metabolic Analysis w/
Body Composition • Muscular
Endurance, Strength and Flexibility
Evaluation •
Years 1/3/5- Ultrasound Enhanced
Cancer Screening
• Ultrasound imaging of the carotid
arteries, aorta & aortic valves, thyroid,
liver, pancreas, gall bladder, spleen,
kidneys, bladder, pelvic (women),
testicular and prostate (men) •
Radiology followup for abnormal
findings, as indicated
Year 1- LP-PLA2 Test + PFAS Levels
Testing
Year 2- Low Dose CT Lung Screening
AND Coronary Calcium Scoring
• Lung Cancer Screening & Coronary
Calcium Scoring • Conducted through
regional radiology partner
Year 3- MCED Test (Galleri or
CancerGuard)
Year 4- Enhanced Psychological
Screening
• Enhanced Behavioral Health
Questionnaires • Telemedicine
evaluation includes 30 minute check-in
with a licensed mental health
professional, specialized in first
responder health
Year 5- In-Person Health Education
Seminars
Year 5- Spouse/Partner Ultrasound
Benefit at no charge
Continuous- Department Physician
Services
• Fit-for-Duty Guidance: Expert
evaluation and recommendations
regarding work restrictions,
accommodations, and return-to-duty
determinations • Policy & Labor
Support: Medical input for
departmental health policies and
participation in MOU and labor
negotiations as an independent clinical
authority • Case Management & FollowUp: Continuous physician guidance for members with identified medical
conditions, including coordination,
monitoring, and return-to-work support
• Independent Medical Oversight:

Objective, evidence-based medical
opinions aligned with occupational
health, NFPA standards and industry
best practices
Periodic- Virtual Health Education
Seminars

2. On Site Phlebotomy Sending phlebotomist on-site to
perform draws and urinalysis
70 $39.00 $2,730.00
Note to customer
Please note: This estimate is subject to our Cancellation Policy. It is also subject to our Unplanned Paperwork Requests Policy, which states:

For any form/paperwork requests, there will be a $19 fee for ALL forms processed outside of an appointment with a provider (unplanned DOT forms, unplanned Medical Clearance Forms, unplanned stats gathering, etc). Our standard processing time is 5-7 business days.

Total $106,260.00
Accepted date Accepted by
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SOUL SOURCE LETTER
West Covina, CA Fire Department
Acting Chief Mike Browne
October 1, 2025
Dear Chief Browne:

On Duty Health is a provider of comprehensive, on-site health assessment services specifically specialized in firefighter health. These health assessments meet and exceed NFPA 1580 specifications, including full body ultrasound cancer screening, comprehensive labs, a maximal 12-lead EKG treadmill stress testing utilizing WFI protocol, TRUE VO2 Max testing, vision and audiometry testing, muscular strength and endurance testing, in-depth behavioral health analysis and more. On Duty Health is locally based, and firefighter co-owned.

On Duty Health is specifically the sole source for a locally based, on-site firefighter health specific occupational medicine practice that conducts TRUE VO2 Max testing. TRUE VO2 Max testing gives a member a more accurate picture of their cardiopulmonary health, as opposed to just a standard VO2 Max Calculation. We are a sole source in this category for offering Cardiology and Radiology followups with reports for any abnormal results found with the patient, when indicated. We are also a sole source for providing the most comprehensive screening options available, including multiple MCED (Multi-Cancer Early Detection Test) offerings, Low Dose CT Lung Screening and Coronary Calcium Scoring, as well as other premium options included in our standard package offerings.

With our comprehensive, on-site health assessment program, we offer a very unique combination of tools to give your member the best picture possible of their health.

Sincerely,
Greg Batla, MBA
On Duty Health
Chief Executive Officer
On Duty Health
1752 E Lugonia Ave, STE 117-4949
Redlands CA 92374 512.655.3578
ATTACHMENT NO. 3
AGENDA ITEM NO. 8

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 NEED TO CONTINUE EMERGENCY REPAIRS AT FIRE STATION 3
RECOMMENDATION:

It is recommended that the City Council review the emergency action for the emergency conditions at Fire Station 3 and adopt the following resolution:

RESOLUTION NO. 2026-55 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DETERMINING, BY AT LEAST A FOUR-FIFTHS VOTE OF

THE CITY COUNCIL, THAT THERE IS A NEED TO CONTINUE THE EMERGENCY ACTION AT FIRE STATION 3
BACKGROUND:

On April 7, 2026, the City Council adopted Resolution No. 2026-32 determining, by a unanimous vote of the City Council, that an emergency exists at Fire Station 3 due to a rodent infestation, that the emergency will not permit the competitive solicitation for bids, and directing and authorizing the Acting City Manager to cause emergency repairs to be performed and to take any directly related and immediate action required by the emergency.

Pursuant to Public Contract Code Section 22050(c), the City Council is required to review the emergency action at every regularly scheduled meeting until the action is terminated, to determine, by a four-fifths vote, that there is a need to continue that action. The City Council is also required to terminate the action at the earliest possible date that conditions warrant.

On April 21, 2026, the City Council adopted Resolution No. 2026-34, determining, by a unanimous vote of the City Council, that there was a need to continue the emergency action at Fire Station 3.

On May 5, 2026, the City Council adopted Resolution No. 2026-35, determining, by a unanimous vote of the City Council, that there was a need to continue the emergency action at Fire Station 3.

On May 19, 2026, the City Council adopted Resolution No. 2026-38, determining, by a four-fifths vote of the City Council, that there was a need to continue the emergency action at Fire Station 3.

On June 2, 2026, the City Council adopted Resolution No. 2026-50, determining, by a unanimous vote of the City Council, that there was a need to continue the emergency action at Fire Station 3.

DISCUSSION:

The Acting City Manager authorized staff to proceed with all necessary work under the emergency action to safeguard the immediate health and safety of personnel at Fire Station 3. As detailed in the April 7, 2026 staff report, the rodent infestation presents serious health and sanitation hazards, exposing firefighters to unsafe living and working conditions.

The City has executed a Construction Services Agreement with Sunshine Pacific Group America, Inc., and repair work continues at Fire Station 3.

Public Works continues to coordinate closely with Fire Department Management and Fire Station 3 personnel to maintain safety during the construction process. Temporary accommodations continue to be provided.

As the repair work is ongoing, staff recommends that the City Council determine there is a need to continue the emergency action. Additionally, because Resolution No. 2026-32 provided authority to the Acting City Manager to cause the emergency repairs to be performed, the proposed resolution also includes language clarifying that the City Manager has the same authority provided to the Acting City Manager pursuant to Resolution No. 2026-32.

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: Renee M. G. Chavez, Management Analyst I
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:

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

Attachments
Attachment No. 1 - Resolution No. 2026-55
CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
Achieve Fiscal Sustainability and Financial Stability
Enhance City Image and Effectiveness
ATTACHMENT NO. 1
RESOLUTION NO. 2026-55

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DETERMINING, BY AT

LEAST A FOUR-FIFTHS VOTE OF THE CITY COUNCIL,

THAT THERE IS A NEED TO CONTINUE THE
EMERGENCY ACTION AT FIRE STATION 3
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, Public Contract Code section 1102 defines an “emergency” as “a sudden, unexpected occurrence that poses a clear and imminent danger, requiring immediate action to prevent or mitigate the loss or impairment of life, health, property, or essential public services”; and
WHEREAS, pursuant to Public Contract Code section 22050(a)(1), in the case of an emergency, the City, pursuant to a four-fifths vote of the City Council, may repair or replace a public facility, take any directly related and immediate action required by that emergency, and procure the necessary equipment, services, and supplies for those purposes, without giving notice for bids to let contracts; and WHEREAS, pursuant to Public Contract Code section 22050(a)(2), before the City Council takes any action pursuant to paragraph (1), it shall make a finding, based on substantial evidence set forth in the minutes of its meeting, that the emergency will not permit a delay resulting from a competitive solicitation for bids, and that the action is necessary to respond to the emergency; and
WHEREAS, pursuant to Section 2-357(a) of the West Covina Municipal Code, in cases of an emergency, the City Council, after making a finding, based on substantial evidence set forth in the minutes of the meeting, that the emergency will not permit a delay resulting from a competitive solicitation for bids, and that the action is necessary to respond to the emergency, may, by a four-fifths (⅘) vote of the City Council, repair or replace a public facility, take any directly related and immediate action required by that emergency, and procure the necessary equipment, services, and supplies for those purposes, without giving notice for bids to let contracts; and WHEREAS, City staff recently identified a significant rodent and rat infestation within Fire Station 3; and
WHEREAS, the infestation poses a clear and imminent danger requiring immediate action to avoid health and safety issues; and WHEREAS, on April 7, 2026, the City Council adopted Resolution No. 2026-32, finding, by a unanimous vote of the City Council, that an emergency exists at Fire Station 3 which will not permit the competitive solicitation for bids and directing and authorizing the Acting City Manager to cause emergency repairs to be performed and to take any directly related and immediate action required by the emergency; and WHEREAS, pursuant to Public Contract Code section 22050(c), if the City Council orders emergency repairs, the City Council is required to review the emergency action at its next regularly scheduled meeting and at every regularly scheduled meeting thereafter until the action is terminated, to determine, by a four-fifths vote, that there is a need to continue the action, and to terminate the action at the earliest possible date that conditions warrant so that the remainder of the emergency action may be completed by a competitive solicitation for bids; and
WHEREAS, on April 21, 2026, the City Council adopted Resolution No. 2026-34, determining, by a unanimous vote of the City Council, that there was a need to continue the emergency action at Fire Station 3; and
WHEREAS, on May 5, 2026, the City Council adopted Resolution No. 2026-35, determining, by a unanimous vote of the City Council, that there was a need to continue the emergency action at Fire Station 3; and
WHEREAS, on May 19, 2026, the City Council adopted Resolution No. 2026-38, determining, by a four-fifths vote of the City Council, that there was a need to continue the emergency action at Fire Station 3: and
WHEREAS, on June 2, 2026, the City Council adopted Resolution No. 2026-50, determining, by a unanimous vote of the City Council, that there was a need to continue the emergency action at Fire Station 3; and
WHEREAS, on June 2, 2026, the City Council appointed the Acting City Manager as the City Manager; and
WHEREAS, the City Council desires to clarify that the City Manager has the same authority provided to the Acting City Manager pursuant to Resolution No. 2026-32.

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

SECTION 1. Based upon the information provided in the staff report accompanying this resolution, the City Council determines that there is a need to continue the emergency action at Fire Station 3.

SECTION 2. Consistent with the authority provided by Resolution No. 2026-32, the City Council authorizes the City Manager to cause emergency repairs to be performed at Fire Station 3 and take any directly related and immediate action required by the emergency, including, but not limited to, executing any agreements for the emergency repairs and any necessary amendments to such agreements, in a form approved by the City Attorney.

SECTION 3. The City Manager shall report to the City Council at every regularly scheduled meeting until this emergency action is terminated the reasons justifying why the emergency continues to exist and whether there is a need to continue the emergency action.

SECTION 4. In accordance with Public Contract Code section 22050(c)(3), the City Council will terminate the emergency action at the earliest possible date that conditions warrant so that the remainder of the emergency action may be completed by a competitive solicitation for bids.

SECTION 5. 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. 2026-55 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. 9

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 BUDGET AMENDMENT FOR FLEET SERVICES OPERATIONS – FLEET

VEHICLE REPAIRS AND FUEL EXPENDITURES
RECOMMENDATION:

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

RESOLUTION NO. 2026-56 - A RESOLUTION OF THE CITY OF WEST COVINA, CALIFORNIA, ADOPTING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2025 AND ENDING JUNE 30, 2026 (FLEET SERVICES OPERATIONS)
BACKGROUND:

The Public Works Department – Fleet Services Division is responsible for maintaining and supporting the City's fleet of vehicles and equipment utilized by all City departments. Throughout Fiscal Year 2025-26, Fleet Services has experienced significantly higher-than-budgeted expenditures in several operational categories, including vehicle collision repairs, fleet maintenance services, and fuel purchases.

These increased costs are attributable to rising repair expenses, increased vehicle usage, aging fleet assets requiring additional maintenance, and substantial increases in gasoline and diesel fuel prices. As a result, current appropriations are insufficient to support operational needs through the remainder of the fiscal year.

DISCUSSION:

Fleet Services has conducted a review of current expenditures, outstanding obligations, and projected costs through June 30, 2026. The review identified funding shortfalls in the following accounts:

1.    Fleet Vehicle Repairs – Ford Fleet Care
o    Account: 365.522.61.52.67.00.63.63290
o    Current Available Budget: $47,809.96
o    April Expenditures: $21,099.86
o    Average Monthly Expenditures: Approximately $25,000.00 (x 2) o    Additional Funding Required: $24,000.00
Repair and maintenance costs for Ford fleet vehicles have increased due to higher parts costs, labor rates, and the ongoing maintenance requirements of aging vehicles.

2.    Fuel Expenditures – WEX Fuel Services
o    Account: 365.522.61.52.67.00.64.64850
o    Current Available Budget: $153,131.22
o    April Fuel Costs: $87,568.80
o    May Fuel Costs: $82,732.44
o    May Fuel Costs: $82,732.44
o    June Projected Fuel Costs: $82,000.00
o    Additional Funding Required: $100,000.00
Fuel expenditures have significantly exceeded projections due primarily to increased gasoline and diesel prices and continued operational demand for City services.  In April, there was a budget transfer in the amount of $60,000 from the fuel account to auto body & paint services required for collisions.  The transfer was done prior to the severe price increase for fuel in May 2026.

The proposed budget amendment required for these Fleet Services operational accounts is $124,000, and will ensure Fleet Services can continue to provide uninterrupted maintenance, repair, and fueling services for City vehicles through the end of Fiscal Year 2025-26.

LEGAL REVIEW:

The City Attorney's Office has reveiwed 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: Renee M. G. Chavez, Management Analyst I
Additional Approval: Roxanne E. Lerma, Assistant City Manager Fiscal Impact
FISCAL IMPACT:

The proposed budget amendment will require the following funding:

Account Number Account Description Additional Funding
365.522.61.52.67.00.64.64850 Fuel Usage $100,000.00
365.522.61.52.67.00.63.63290 Other Vehicle Sublet Repairs $24,000.00 Total Additional Funding Required $124,000.00
Attachments
Attachment No. 1 - Resolution No. 2026-56
CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
Enhance City Image and Effectiveness
ATTACHMENT NO. 1
RESOLUTION NO. 2026-56

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING A BUDGET

AMENDMENT FOR THE FISCAL YEAR COMMENCING
JULY 1, 2025 AND ENDING JUNE 30, 2026 (FLEET

SERVICES OPERATIONS)
The City Council of the City of West Covina hereby finds and declares as follows:

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

SECTION 1. The City Council hereby approves Budget Amendment No. 2026-26, attached hereto as Exhibit A, for Fiscal Year 2025-26.

SECTION 2. 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. 2026-56 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
Exhibit A
City of West Covina
Fiscal Year 2025-26
Budget Amendment No. 2026-26
Fund No. - Name
Current
Budget
Proposed
Amendment
Amended
Budget
Fund 365 – Fleet Management
Revenue 1,565,596 0 1,565,596
Expenditures 1,576,086 124,000 1,700,086
Net Change in Fund Balance (10,490) 124,000 (134,490)
REVENUE TOTAL INCREASE 0
EXPENDITURE TOTAL INCREASE 124,000
AGENDA ITEM NO. 10

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 A MITIGATED NEGATIVE DECLARATION, GENERAL PLAN

AMENDMENT, ZONE CHANGE, PRECISE PLAN, TENTATIVE TRACT MAP, AND TREE REMOVAL PERMIT FOR THE DEVELOPMENT OF A 232-UNIT RESIDENTIAL PROJECT LOCATED AT 1501 W. DEL NORTE STREET
RECOMMENDATION:

It is recommended that the City Council:

1. Conduct the public hearing.

2. Adopt the following resolution to adopt the Mitigated Negative Declaration:

RESOLUTION NO. 2026-39 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST

COVINA, CALIFORNIA, ADOPTING A MITIGATED NEGATIVE DECLARATION AND APPROVING

AND ADOPTING A MITIGATION MONITORING PROGRAM FOR GENERAL PLAN AMENDMENT NO. 25-01, ZONE CHANGE NO. 25-01, PRECISE PLAN NO. 25-01, TENTATIVE TRACT MAP NO. 004618, AND TREE REMOVAL PERMIT NO. 25-10 FOR THE DEVELOPMENT OF A 232-UNIT RESIDENTIAL PROJECT AT 1501 W. DEL NORTE STREET PURSUANT TO THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT

3. Adopt the following resolution to approve General Plan Amendment No. 25-01:

RESOLUTION NO. 2026-40 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, ADOPTING GENERAL PLAN AMENDMENT NO. 25-01

4. Introduce the following ordinance to approve Zone Change No. 25-01:

5. Adopt the following resolution to approve Precise Plan No. 25-01 and Tree Removal Permit No. 25-10:

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

6. Adopt the following resolution to approve Tentative Tract Map No. 004618 (25-01):

RESOLUTION NO. 2026-42 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING TENTATIVE TRACT MAP NO. 004618 BACKGROUND:

The subject property is located on the northeast corner of Nora Avenue and Del Norte Street, with a small portion of the lot fronting on Sunset Avenue. The project site was previously developed and used as Del Norte Intermediate School, which closed in 1989. Following the closure, the subject property was used for the East San Gabriel Valley Regional Occupational Program (ROP) Technical Center.

The Technical Center has been relocated, leaving the existing structures on the site vacant. The subject property is improved with school buildings, a surface parking lot, and sports fields. Vehicular access to the site is via Del Norte Street, which currently ends at a parking lot that also allows access from Sunset Avenue. The subject property is adjacent to Del Norte Park, located to the north of the site.

ITEM DESCRIPTION

ZONING AND GENERAL PLAN

DESIGNATION
“Single-Family Residential” (R-1 Area
District 1) and Civic: Schools

SURROUNDING LAND USES AND
ZONING
North: Del Norte Park; “O-S” Open Space
South: Single-Family Residencies; “R-1”
Single Family Residential
East: Del Norte Park, Office Use, and
Single-Family Residence; “O-S” Open
Space, “OPMU” Office Professional Mixed
Use
West: Single-Family Residencies; “R-1”
Single Family Residential
CURRENT DEVELOPMENT Improved with School Buildings, but currently vacant.

LEGAL NOTICE Notices of Public Hearing have been
mailed to 741 owners and occupants of
properties located within 1,000 feet of the
subject site.

PLANNING COMMISSION HEARING
The Planning Commission held a public hearing on the proposed Del Norte School development on April 28, 2026. The Commission heard from several public speakers during the hearing, with some in favor of the project and some with concerns about the development. Those in favor focused on the reduction in units, the dedication of the ballfield area for the park, and the fees that the applicant would be paying to the City. Those with concerns discussed the traffic, parking, pedestrian safety, density of the project (the number of units), need for more open space, that money from project should be used in the neighborhood, that the ballfield is in poor condition, the proposed buildings should have more decorative elements, and the school district’s process. Commissioner Lewis initially made a motion to not recommend approval to the City Council, that motion died for lack of a second. At the conclusion of the hearing, the Planning Commission decided to recommend approval with recommended conditions.

The motion to approve was made by Chair Becerra and seconded by Commissioner Heng. The motion passed 3 – 1 (Lewis) with Castellanos absent. The recommended conditions included the following.

Revise condition of approval qq. regarding CCR’s to clarify, that garages must be used to park vehicles to the full extent occupying household has vehicles to place in the garage.

1. 2. Ballfield to be dedicated in an improved condition with improvements in a safe condition.

3. The amount of guest parking shall be increased.

4. Address traffic issues from Workman Avenue on Sunset Avenue.

5. A sidewalk shall be installed on the south side of Del Norte Street from Nora to Sunset.

6. Provide undergrounding of additional utilities outside of subject property on Sunset Avenue.

Condition qq. has been revised in the Precise Plan and Tentative Tract Map Resolutions and the other recommendations provided by the Planning Commission have been added as conditions uu. Through yy. under Planning in those City Council Resolutions.

DISCUSSION:

The applicant originally submitted a 282-unit residential project that included 2-story single-family houses, 3 story townhomes and 4-story stacked flats. A public hearing before the Planning Commission was scheduled for December 9, 2025. Prior to the hearing, the applicant decided to revise the site plan to reduce the number of units proposed to 260. The Commission heard public testimony from 19 speakers, who expressed concerns about parking, traffic, loss of recreation space, neighborhood compatibility, environmental and safety issues, and inadequate public outreach. The Planning Commission continued the public hearing to January 27, 2026, to allow the applicant to submit complete plans for the 260-unit project. Subsequently, prior to the January 27, 2026, the applicant determined to revise the project to 232 residential units and include the dedication of the northeast section of the property to the City for park purposes. The project with 232 residential units was presented to the Planning Commission on April 28, 2026.

The applicant is proposing to build a 232-unit residential project consisting of 34 single-family houses on the frontage of Del Norte Street and Nora Avenue, 198 attached, three-story townhomes in the central and eastern part of the development, and a 1.45-acre park dedication where a little league baseball field is currently located. Each dwelling unit on the site includes a two-car garage, some of which are tandem garages. There will also be 66 guest parking spaces on the site, and additional street parking available on Nora Avenue and Del Norte Street. A common area for use by the residents is located in the center of the project and includes a swimming pool and other amenities. Del Norte Street will be extended through the subject property to intersect with Sunset Avenue.

The project requires the granting of the following entitlements:

General Plan Amendment (GPA) to change the land use designation from Civic: Schools to Neighborhood Medium Residential (up to 20 units per acre) and Parks and Open Space.

Zone Change from “R-1” Single Family Residential to Del Norte Specific Plan (SP-33) and Open Space (O-S).

Precise Plan to allow the development of the site.

Tentative Tract Map to allow for the subdivision.

Tree Removal Permit for the removal of 1 significant tree.

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.

Park Site Dedication
The applicant is offering the northeast section of the subject property for a park dedication. That portion of the Del Norte School site has been developed and used for a little league ballfield. The existing ballfield is adjacent to another ballfield to the north (Del Norte Park) and tennis courts to the east (Del Norte Park). To the west and south is the Del Norte School site which will be developed with residential units. To the northeast of the existing ballfield is the parking lot for Del Norte Park. A six-foot wall/fence will be constructed along the perimeter of the ballfield, three feet of solid wall and the three feet of tubular steel fencing above the wall. As the proposed units will be adjacent to the ballfield outfield, a condition has been included that the homeowner’s association would be responsible for installing netting or fencing to protect the condominium units and vehicles and other private properties from errant balls.

Community Outreach
The applicant held five community outreach events, three in 2025 and two in 2026. For the 2025 events, two were held during summer in the multipurpose room at the Del Norte school facility, on Wednesday July 8, 2025, and Wednesday August 13, 2025. A third community outreach event was held on Thursday August 21st, 2025, at City Hall during a Town Hall meeting for Councilmember Brian Gutierrez. For the outreach events the applicant sent invitations for the community meetings to all properties within 500 feet of the project site. Based on the sign-in sheets (Attachment No. 6), attendance for the first two meetings were 8 and 26, respectively.

Topics raised at the Community Meetings included the following.

Traffic and congestion
Guest Parking (On-site and along N Nora Ave and W Del Norte St) and whether it is sufficient Gating/fencing
Price estimates for the units and lack of affordability When homes would be available for purchase and an interest list sign up If items from the school will be donated before demo
Removing two fields from Little League access
Not enough amenities provided for the density
Following the Planning Commission hearings scheduled in December and January, the applicant held two additional community outreach events. One was held on February 19, 2026 at City Hall as part of Councilmember Guiterrez’s Town Hall meeting. The second was held on March 4, 2026 at the multipurpose room at Del Norte School. At this meeting there were 45 individuals in attendance.

Topics discussed at the March Community Meeting included the following:

The proposed type of residential units proposed, two-story developments in the area, and why high end homes were not proposed.

Will there be RV parking be provided.

The proposed pool for homeowners.

The benefit to the park of the dedication, little league use, and existing dog park to remain.

Police impacts, the requirements for impact fees and requirements for calculating impact fees.

Traffic counts.

Construction impacts.

General Plan Amendment
The site currently has a General Plan Land Use Designation of Civic: Schools, which does not allow for residential development. Approval of a General Plan Amendment (GPA) is required to allow for the proposed residential development and also the applicant’s proposal to dedicate 1.45 acres to the City for the expansion of Del Norte park. The proposal requires the subject property to be amended to Neighborhood Medium Residential (up to 20 units per acre) for 11.74 acres and to Parks and Open space for 1.45 acres (Attachment No. 2).

The proposed designation of Neighborhood—Medium Residential (NM) allows up to 20 dwelling units per acre. The proposal is for 19.76 dwelling units per acre. This designation “anticipates a mixture of per acre. The proposal is for 19.76 dwelling units per acre. This designation “anticipates a mixture of detached and attached dwellings and higher building types at approximately 9 to 20 dwelling units per acre…with small scale commercial at key locations, primarily at intersections and adjacent to corridors.” 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.

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

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

Policy 8.6 Develop a network of open spaces.

Zone Change
The subject property is currently zoned Single-Family Residential (R-1), Area District 1. The applicant is requesting a zone change to Specific Plan No. 33 (Del Norte Specific Plan) to allow for higher density and multi-family residential units and to allow for the park dedication. For the 11.74-acre residential development the proposed development standards of the Specific Plan would replace those of the Municipal Code. A Specific Plan is a planning document that implements the goals and policies of the General Plan. Specific Plans contain development standards and implementation measures that are created for a project located in a specified geographic area. For the 1.45-acre park dedication, the zoning would be changed to Open Space (O-S) to be consistent with Del Norte Park and other parks in the City.

Properties to the west and south are zoned Single Family Residential (R-1). The property to the north is zoned Open Space (O-S), and the properties to the east are zoned Office Professional Mixed-Use (OPMU) and Residential-Agriculture (R-A). The proposed zone change to a Specific Plan will ensure that the project is developed in a manner compatible with the surrounding uses. The proposed zone change to Open Space (O-S) will ensure that the park site is compatible with other park sites in the City.

Precise Plan
The precise plan is for the review of the site plan and architecture of the residential project. The proposed park dedication would become part of the park and therefore would then be improved through the implementation of a Park Master Plan.

The proposed project is a 232-unit residential project consisting of detached and attached residences.

The proposal includes 2-story single-family units and 3-story townhomes. For each type of unit proposed, there are a variety of plans. Below is a breakdown of the available plans for each proposed unit type.

Single-Family Units (2-Story)
16 Units (Plan 3222) – 1,678 sf – 3 Bedroom, 2.5 Bathrooms 18 Units (Plan 3522) – 1,957 sf – 4 Bedroom, 3 Bathrooms Townhomes (3-Story)
44 Units (Plan 1) – 1,226 sf – 2 Bedroom, 2.5 Bathrooms 77 Units (Plan 2) – 1,470 sf – 3 Bedroom, 3 Bathrooms
77 Units (Plan 3) – 1,755 sf – 4 Bedrooms, 4 Bathrooms
Architecture
The proposal includes a variety of building types with two architectural styles: Spanish and Seaside.

The Spanish architectural style is characterized by gable roofs with "s" roof tiles, stucco walls, shutters, clay vent end details, and window details. The Spanish architecture colors are earthtones with beige wall colors, terra cotta colored roof tiles, and brown accents. The Seaside architectural style is characterized by gable roofs with composite shingle roofs, stucco walls, accent areas of horizontal siding, shutters, exposed rafter tails, corbels under windows, and window details. The Seaside architecture colors are light gray wall colors, dark colored roofs, and blue accents.

Single Family Units
The detached single-family units are 2-stories and a maximum of 24 feet, 6 inches in height. Enhanced side elevations are included on the house adjacent to Del Norte Park, the house adjacent to Sunset Avenue, and on the houses on either side of the two drive entries. A condition of approval has been included requiring the location of the enhanced elevations.

The single-family houses each have front, side, and rear yards for private open space. Generally, these units have a minimum 18-foot front yards, 5-foot side yards and 10-foot rear yards, but there is some variety. Lot sizes range from 2,646 square feet to 3,379 square feet.

Townhomes
The townhome units are 3-stories and a maximum of 37 feet, 10 inches in height. Enhanced elevations for the townhomes are included on the side elevations that face Del Norte Park and on other side elevations that front onto the interior driveways.

The townhome units have a range of private open space between 88 and 214 square feet. Some units have ground floor patios; all units have second story balconies.

Site Plan
The design of the development includes single-family houses along Del Norte Street and Nora Avenue.

Two drive lanes, one on Del Norte Street and one on Nora Avenue, allow vehicular access to the project site. A system of internal drive lanes provides access to the townhomes as well as their garages.

The detached units along Del Norte Street and Nora Avenue are set back 18 feet from the property line.

Two-car-wide driveways are proposed along these frontages leading to two-car garages. A 12-foot parkway is proposed along the new Del Norte frontage, 10 feet along the existing Del Norte frontage and 10 feet along the Nora frontage. On the new Del Norte frontage along the south side of the new street, a 13-foot parkway is proposed and a 9-foot-wide parking area adjacent to the curb. The parkway will be improved with sidewalks and curbs. The single-family homes have front entrances facing the corresponding street. These houses would have minimum 5-foot side yard and 10-foot rear yard. The single-family properties would be subdivided to allow for the sale of the unit with the property (fee simple). The attached units would be condominiums, with the property owned in common (air space).

Air conditioning condensers for all dwellings are at the ground level located within the rear yard area for the detached units and in the front or side of the attached units. The condensers will be screened with low walls or landscaping.

Vehicular access to the subject property will be provided by two driveways, one on Del Norte Street and one on Nora Avenue. The entry driveways (26 feet in width) will route vehicles to private lanes (26 feet in width) throughout the site to the dwelling units, guest parking spaces, and the private recreation area.

The development is adjacent to Del Norte Park on its northern perimeter and on a portion of the eastern perimeter. Along both property lines, the buildings would be set back 10 feet minimum.

Parking
Each attached and detached unit has a two-car garage. A total of 464 parking spaces are provided in the garages. Of the 232 garages provided, 155 are two-car garages and 77 are tandem garages. All tandem garages are provided for the townhomes. In addition to the parking within the garages, the proposal includes 66 guest parking spaces. These guest parking spaces are spread out through the development in 90-degree parking spaces. A total of 530 parking spaces are provided for the units, which is 2.28 spaces per unit. In addition, the detached houses have driveways that will allow 2 cars (an additional 68 spaces). Street parking is allowed on the surrounding streets. In the newly developed portion of Del Norte Street, 11 parking spaces will be added on the south side of the street.

Comparison with Recent School Site Projects
Recently, two other former school site were approved and developed with housing. Below is a chart that provides a comparison of those projects. Both of the two former projects (Pioneer and Vincent school sites) were approved in 2021. Land values, construction costs and housing costs have increased since that time.

School Site Pioneer (3/9/21) Vincent (5/25/21) Del Norte Lot Size 9.14 acres 8.05 acres 11.74 acres
# of Units 158 119 232
Density 17.29 units per acre 14.8 units per acre 19.76 units per acre Total Parking 415 parking spaces 285 parking spaces 530 parking spaces Guest Parking 99 parking spaces 47 parking spaces 66 parking spaces Parking Ratio 2.6 per unit 2.39 per unit 2.28 per unit
Central Open Space 10,450-square foot 8,578 square feet 21,000 square feet Mailing Radius
Noticing
300 feet 300 feet 1,000 feet
Code requirements for the mailing radius were changed in 2024. The Municipal code currently requires a mailing radius of 500 feet. The applicant voluntarily agreed to a 1,000-foot radius for noticing.

Walls/Fences, Lighting, and Landscaping
The proposal includes a variety of walls and fences in the project. The northern and eastern perimeter adjacent to Del Norte Park would have a 6-foot-tall fence, with 3-foot being a block wall and the upper 3 feet being tubular steel. This includes the area adjacent to the park dedication ballfield site. The area behind the existing medical use and single-family house on the eastern side would retain the existing 6-foot wall. A new 6-foot block wall would be constructed between the new houses and existing house along the extended Del Norte Street. The front yards of the single-family houses along Del Norte Street and Nora Avenue would be open. The side and rear yards of the houses would include 6-foot vinyl fences.

Light poles will be located along Del Norte Street and Nora Avenue and along the interior driveway network. Low bollards and tree uplighting will provide illumination throughout the rest of the site.

The proposal is to remove all trees from the site and from the surrounding parkways. The Arborist Report submitted for the project, indicates that there is one Coast Live Oak tree. The Coast Live Oak is a significant tree per the West Covina Municipal Code and therefore a Tree Removal Permit is required.

The applicant is proposing to install landscaping on all non-paved/non-built surfaces of the site, primarily around the buildings. Street trees, approved by the City, will be planted along the Del Norte Street and Nora Avenue parkways. Additional trees of various species will be planted along the internal drive network and common open space areas. A variety of shrub and ground cover types will also be planted. The preliminary landscape plan provided indicates that the project will include 293 trees.

Approval of a final landscape and irrigation plan is required by the conditions of approval.

Tree Removal Permit
There are a total of 16 on-site trees and 8 street trees along Nora Avenue and Sunset Avenue.

Development of the site will require removal of all 26 trees. Of these, 1 tree is significant per City Ordinance (Section 26-294 Division 9 – Preservation, Protection and Removal of Trees – Protection of trees during development activity). Significant trees are defined as certain species or located within the front setback. The significant tree on site is a Coast Live Oak tree, which is located between buildings on the Del Norte frontage. The removal of the tree requires the approval of a tree removal permit. The applicant will be required to replace the significant trees on the site and the street trees at a 1:1 ratio, with the required replacement tree being a 36-inch box tree.

Community Open Space
The proposal includes 208,818 square feet of open space in the development. Open space is provided in a central open space, secondary open spaces, paseos, private yards, patios and decks, as well as the park dedication. A large community open space is proposed in the center of the project. This central open space is 21,000 square feet and would include amenities such as a swimming pool, spa, barbeque area, shade structure, and a turf area. Secondary open space areas are provided in smaller areas mainly along drive lane frontages and on the perimeter of the development. Paseos are in areas between buildings that provide front door access to units. The park dedication is 1.45 acres (63,349 square feet).

Community Benefit Contribution
As a part of the Precise Plan, the applicant would be required to establish a homeownership assistance program for no less than twenty-seven homes (10 percent). The homeownership assistance program will be made available to first-time homebuyers with priority given to existing West Covina residents, and/or low- or moderate-income individuals/families. A minimum of $15,000 a unit will be required to be dedicated to the program.

Regional Housing Needs Assessment (RHNA)
Since 1969, the State has required all local governments to plan for the housing needs of the community. The process starts with the State Department of Housing and Community Development (HCD), determining how much housing is needed. Each City in California is then required to adopt housing elements, which among other things, indicate how the City will meet their assigned local housing needs. The housing need is specified in different ranges of housing affordability including very low, low, moderate, and above moderate (market rate). West Covina was assigned 5,346 units for the City to allow between October 15, 2021, through October 15, 2029. Below is a chart that indicates the status of housing completed since October 15, 2021.

Housing Type Required
Units
2022 2023 2024 Total Units
Completed
Units
Needed
Very Low 1,653 0 19 33 52 1,601
Low 850 31 44 24 99 751
Moderate 865 21 24 12 57 808
Above
Moderate
1,978 0 231 72 303 1,675
Total 5,346 52 318 141 511 4,835
Public Art
As a part of the Precise Plan, public art would be required. The applicant has the option of commissioning their own public art piece or paying the in-lieu contribution equal to one-half percent of the total project costs.

Development Impact Fees/Park Fees
The City adopted Development Impact Fees in December 2015. In this case, the fees are currently $2,059 (per unit) for single-family detached and $1,468 for attached/multi-family. In addition, the applicant is required to pay a park dedication in-lieu fee of $961,350. The applicant has submitted an SB 330 application to “freeze” applicable fees at the amount they were at the date the application was submitted.

Tentative Tract Map
The applicant has applied for a Tentative Tract Map to subdivide the land. The 34 single-family houses would be for sale lots (fee simple). The remainder of the site will be an air rights subdivision with the townhomes available for sale as condominiums. The project will utilize a Homeowner's Association (HOA) that will be responsible for maintaining the project, except for the interior of the units. Covenants, Conditions, and Restrictions (CC&Rs) will be created to regulate the HOA. The HOA will maintain all streets, curbs, and gutters, utilities, perimeter walls, building exteriors, common open space areas, sidewalks, site walls, signage, and exterior lighting. For the single-family houses, the HOA will maintain their front yards and parkways in front of the houses. The owners of the property will maintain the rear their front yards and parkways in front of the houses. The owners of the property will maintain the rear yards.

REQUIRED FINDINGS
Findings are required to allow the Planning Commission to approve the precise plan and tentative tract map. The findings for entitlements are included in each of the resolutions (Attachment Nos. 4 and 5, respectively) and are also presented below. Factual support for several of the findings below is contingent upon the passage of the General Plan amendment and Zone Change in order to find consistency between the project and legislative standards.

Findings necessary for the approval of a Precise Plan are as follows:
a. The proposed development plans and the uses proposed are consistent with the General Plan and any applicable specific plan.

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.

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 single-family 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, park dedication, and all required development standards set forth in the West Covina Municipal Code and the Del Norte 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.

Findings necessary for the approval of a Tentative Tract Map are as follows:
a. The proposed map is consistent with the general plan and any applicable adopted specific plans.

An amendment to the City’s General Plan land-use map to change the designation of the site from Civic: Schools to Neighborhood Medium Residential (up to 20 units per acre) and Open Space is proposed. 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 property 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 designations include 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 19.76 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 property 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 property in favor of Southern California Edison. The easement for power lines that run along the south side of the property where Del Norte Street will be extended.

These power lines serve the houses to the south of the subject property. 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.

CONCLUSION
The Mitigated Negative Declaration of Environmental Impact (MND) prepared for the project disclosed that the project will not have a significant impact on the environment. Mitigation measures have been incorporated into the project’s design as conditions of approval to reduce impacts on the environment to a less than significant level.

The applicant has reduced the number of units and density of the project. Their original proposal included 282 units, which included 110 four-story Stacked Flats. All the units are now two or three story and the density is under 20 units per acre and consistent with the other school site developments (Pioneer and Vincent Schools). The proposed development would provide 232 new housing units in a variety of housing types, including single-family houses and attached townhomes. Unit sizes would range from 1,226 square feet to 1,957 square feet. While the applicant did not provide any affordable units, they have agreed to contribute funding to the Homebuyer Assistance Program.

The project has been designed with a variety of unit types, with two-story single-family homes proposed along the street frontages of Del Norte Street and Nora Avenue. Behind the single-family homes to the east and north (adjacent to Del Norte Park), three-story townhomes are proposed. The Project’s varied density has been designed to minimize potential impacts to existing single-family housing in the area.

The proposal includes a 1.45-acre park dedication. The site is on the northeastern corner of the site and has historically been used as a little league baseball field. The park dedication can be included in the Del Norte park site and is adjacent to another ballfield to the north and the tennis courts to the east.

LEGAL REVIEW:

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

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

OPTIONS:

The City Council has the following options:

1. Approve the project as recommended by the Planning Commission; or

2. Provide alternative direction.

ENVIRONMENTAL REVIEW:

The City reviewed the environmental impacts of the project pursuant to the California Environmental Quality Act (Public Resources Code §§ 21000, et seq. “CEQA”) and the regulations (14 Cal. Code of Regs. §§ 15000, et seq., the “CEQA Guidelines”). An Initial Study (“IS”) was prepared (by Rincon) in accordance with the CEQA Guidelines § 15063 which shows that, if mitigated, the Project would not cause any significant environmental impacts. Accordingly, pursuant to CEQA § 21091, the City prepared a Mitigated Negative Declaration (“MND”) of environmental impacts. Based on the IS findings, and with proposed mitigation measures for Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous Materials, Noise, and Tribal Cultural Resources, the project would not result in significant environmental impacts.

To determine the potential impacts of the project, the following studies were completed and included as Appendices.

Arborist Report
Air Quality Analysis
Preliminary Geotechnical Due Diligence Study
Greenhouse Gas Analysis
Cultural Resources Technical Report
Noise Impact Analysis
Vehicle Miles Traveled (VMT) Screening Evaluation
Traffic Study Scoping Agreement
Traffic Engineering and Construction Evaluation
Sewer Area Study
The IS and MND, and a notice of intent to adopt the IS and MND was prepared, circulated, and made available for public review between Tuesday, October 28, 2025, and Monday, December 1, 2025.

During this period, the City received two comment letters from area agencies. A Response to Comments was prepared and is attached as Attachment No. 7. Therefore, no further environmental review is required. The MND, Response to Comments, and other CEQA documents can be found on the City website at https://www.westcovina.gov/245/Projects-Environmental-Documents.

A Mitigation Monitoring Program is an exhibit of Attachment No. 1 and provides information on the mitigation measures and monitoring by responsible agencies.

The IS-MND was prepared for the original project submitted with 282 units, and which included 4-story units. Based on the revision of the project to 232 units, Rincon prepared a Findings of Consistency (Findings) document to analyze whether the proposed residential project is consistent with the findings and assumptions in the circulated IS-MND. The Findings conclude that 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 significant environmental effects beyond those identified in the circulated IS-MND. These Findings of Consistency are located in Attachment No. 8.

Prepared by: Jeff Anderson, Contract Planner
Fiscal Impact
FISCAL IMPACT:

The development project will have the following fiscal impact.

1. The applicant will pay a park in-lieu fee of $961,350.

The applicant will pay impact fees of $360,670 ($2,059 for each single family unit and $1,468 for each multi-family unit).

2. Attachments
Attachment 1 - Resolution Adopting MND - Del Norte - Final Attachment 2 - 2026-40 GPA Resolution Final
Attachment 3 - 2541 Zone Change Ordinance Final w SP
Attachment 4 - 2026-41 Precise Plan Resolution Final
Attachment 5 - 2026-42 Tentative Tract Map Resolution Final Attachment No. 6 - Community Outreach
Attachment No. 7 - MND Response to Comments
Attachment No. 8 - MND Findings of Consistency
Attachment No. 9 - PC Minutes 4/28/26
CITY COUNCIL GOALS & OBJECTIVES: A Well-Planned Community Enhance City Image and Effectiveness
ATTACHMENT NO. 1
Resolution No. 2026-39

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RESOLUTION NO. 2026-39

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING A MITIGATED

NEGATIVE DECLARATION AND APPROVING AND

ADOPTING A MITIGATION AND MONITORING PROGRAM
FOR GENERAL PLAN AMENDMENT NO 25-01, ZONE
CHANGE NO. 25-01, PRECISE PLAN NO. 25-01,
TENTATIVE TRACT MAP NO. 004618, AND TREE
REMOVAL PERMIT NO. 25-10 FOR THE DEVELOPMENT
OF A 232-UNIT RESIDENTIAL PROJECT AT 1501 W. DEL

NORTE STREET PURSUANT TO THE CALIFORNIA

ENVIRONMENTAL QUALITY ACT
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 single-family 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 proposed Project is considered a “project” pursuant to the terms of the California Environmental Quality Act (CEQA); and WHEREAS, an Initial Study was prepared for the Project; and WHEREAS, following completion of the Initial Study, the City determined that the proposed Project will not have a significant impact on the environment and will not individually or cumulatively have an adverse effect on wildlife resources, as defined in Section 711.2 of the California Fish and Game Code; and WHEREAS, the City, through its environmental consultant, prepared an Initial Study and Mitigated Negative Declaration (IS/MND) which included revisions to and/or conditions placed on the Project, which were determined by the environmental coordinator to avoid or reduce the potentially significant effects to a level that is clearly Resolution No. 2026-39

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less than significant and that there was, therefore, no substantial evidence that the Project, as revised and conditioned, would have a significant effect on the environment; and; and
WHEREAS, the IS/MND was prepared for the original 282-unit project; and WHEREAS, the IS/MND was circulated for public review between October 28, 2025 and December 1, 2025; and
WHEREAS, comments were received during the public review period from the following entities: Los Angeles County Sanitation Districts and the California Department of Transportation. The letters and responses to comments are included in the final mitigation monitoring and reporting program; and
WHEREAS, in December 2025, the applicant reduced the Project to 260 residential units; and
WHEREAS, on December 9, 2025, the Planning Commission conducted a duly noticed hearing to consider the Project, and continued the public hearing to January 27, 2026; and
WHEREAS, the City’s environmental consultant prepared Findings of Consistency to analyze whether the revised project with 260 residential units is consistent with the findings and assumptions analyzed in the circulated IS/MND and concluded that the revised project would not introduce new land use types or expand the previously analyzed development footprint and, 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; and
WHEREAS, on January 27, 2026, a public hearing was noticed for the Planning Commission to conduct the continued public hearing to consider the Project, and, prior to the hearing, at the request of the applicant, continued the public hearing to a date uncertain; and
WHEREAS, the applicant subsequently further reduced the Project to 232 residential units; and
WHEREAS, just as the first reduction in units would not create any new land use types or expand the development footprint, a further reduction would also not create any new land uses or expand the development footprint and, therefore, the revised Project would not result in any new or increased significant environmental effects beyond those identified in the circulated IS-MND; and
WHEREAS, on April 28, 2026, the Planning Commission conducted the continued public hearing to consider the revised Project, at the conclusion of which the Planning Commission adopted resolutions recommending that the City Council approve and adopt Resolution No. 2026-39

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the Mitigated Negative Declaration, the General Plan Amendment, the Zone Change, the Precise Plan and Tree Removal Permit, and the Tentative Tract Map; and WHEREAS, on June 16, 2026, the City Council conducted a duly noticed public hearing to consider the Project; and
WHEREAS, in accordance with CEQA Guidelines Section 15074(b), the City has considered the proposed IS/MND together with the comments received during the public comment period and determined on the basis of the whole record before it that there is no substantial evidence that the Project will have a significant effect on the environment and that the MND reflects the City’s independent judgment and analysis; and WHEREAS, in making the various findings set forth herein, the City Council has considered all of the evidence presented by staff and the public, whether written or oral, and has considered the procedures and the standards required by the West Covina Municipal Code.

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

SECTION 1. Recitals. The foregoing recitals are true and correct and are incorporated herein.

SECTION 2. Adoption of Mitigated Negative Declaration. The City Council of the City of West Covina hereby adopts the Initial Study/Mitigated Negative Declaration. In its entirety, the document consists of the Initial Study and Mitigated Negative Declaration dated October 2025,incorporated by this reference as is fully set forth herein, and the Responses to Comments and Final Mitigation Monitoring and Reporting Program, attached hereto as Exhibit A. The City Council also approves and adopts the Mitigation Monitoring and Reporting Program set forth in Exhibit A.

SECTION 3. Record of Proceedings. The documents and other materials that constitute the record of proceedings upon which the City Council has based its decision are located in the office of the West Covina Deputy Community Development Director, 1444 West Garvey Avenue South, West Covina, CA 91790. The custodian of these documents and other materials is the West Covina Deputy Community Development Director.

SECTION 4. Compliance with Mitigation Measures. The applicant shall comply with the mitigation measures and monitoring or reporting requirements. Failure to comply with any mitigation measures and/or monitoring or reporting requirements will result in a written notice of violation from the City to the applicant at which time the City may order that all or a portion of pre-construction, construction, post-construction activity or project implementation must cease until compliance is reached.

Resolution No. 2026-39

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SECTION 5. Notice of Determination. Upon approval of the Project by the City Council, the environmental coordinator shall file a Notice of Determination with the County Clerk of Los Angeles County.

SECTION 6. 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. 2026-39 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. 1

EXHIBIT A

RESPONSES TO COMMENTS AND MITIGATION MONITORING AND REPORTING

PROGRAM
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.

Mitigation Monitoring and Reporting Program
Del Norte IS/MND 1
Mitigation Monitoring and Reporting Program
CEQA requires that a reporting or monitoring program be adopted for the conditions of project approval that are necessary to mitigate or avoid significant effects on the environment (Public Resources Code 21081.6). This mitigation monitoring and reporting program is intended to track and ensure compliance with adopted mitigation measures during the project implementation phase. For each mitigation measure recommended in the Final Initial Study/Mitigated Negative Declaration (Final IS/MND), specifications are made herein that identify the action required, the monitoring that must occur, and the agency or department responsible for oversight.

City of West Covina
1501 Del Norte IS/MND
2 Mitigation Measure/
Condition of Approval Action Required Monitoring Timing Monitoring
Frequency
Responsible
Agency
Compliance
Verification
Initial
Compliance
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Biological Resources
BIO-1 Nesting Bird Avoidance
Prior to issuance of grading permits, the
following measures shall be implemented:
 To avoid disturbance of nesting birds,
including raptorial species protected by the
MBTA and CFGC, construction activities
related to the project, including, but not
limited to, vegetation removal, ground
disturbance, and construction and
demolition shall occur outside of the bird
breeding season (February 1 through
August 31). If construction must begin
during the breeding season, then a preconstruction nesting bird survey shall be conducted no more than seven days prior
to initiation of construction activities. The
nesting bird pre-construction survey shall
be conducted on foot inside the project site,
including a 100-foot buffer, and in
inaccessible areas (e.g., private lands) from
afar using binoculars to the extent practical.

The survey shall be conducted by a qualified
biologist familiar with the identification of
avian species known to occur in southern
California.

Limit all initial ground disturbing
activities, including tree removal, to
the time period between February 1
and August 31.

Or
Submit a survey report prepared by the
qualified biologist to the City
documenting compliance with
mitigation measures and applicable
State and federal regulations.

Ensure the qualified biologist serves as
a construction monitor during any
work near active nests to prevent
inadvertent impacts.

Prior to
Construction: Review
pre-construction
survey no more than
seven days prior to
construction.

During Construction
(if applicable):

Monitor compliance
with avoidance
buffers and nesting
protection measures
during active
construction near
identified nests.

Once City of West
Covina
Planning
Division
Mitigation Monitoring and Reporting Program
Del Norte IS/MND 3
Mitigation Measure/
Condition of Approval Action Required Monitoring Timing Monitoring
Frequency
Responsible
Agency
Compliance
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 If active nests (i.e., nests occupied by eggs
or fledglings) are found, the 100-foot
avoidance buffer shall be demarcated by a
qualified biologist with bright orange
construction fencing, flagging, construction
lathe, or other means to mark the
boundary. All construction personnel shall
be notified as to the existence of the buffer
zone and to avoid entering the buffer zone
during the nesting season. No parking,
storage of materials, or construction
activities shall occur within this buffer until
the biologist has confirmed that
breeding/nesting is completed, and the
young have fledged the nest.

Encroachment into the buffer shall occur
only at the discretion of the qualified
biologist.
 A survey report by the qualified biologist
documenting and verifying compliance
with the mitigation and applicable State
and federal regulations protecting nesting
birds shall be submitted to the City. The
qualified biologist shall serve as a
construction monitor during those periods
when construction activities would occur
near active nest areas to ensure that no
inadvertent impacts on these nests would
occur.

Cultural Resources
CUL-1: Unanticipated Discovery of Cultural
Resources
In the event that archaeological resources are
unexpectedly encountered during grounddisturbing activities, work within 50 feet of the find shall halt and an archaeologist meeting the
Secretary of the Interior’s Professional
Halt work within 50 feet of the
discovery.

During grounddisturbing activities
and upon discovery
As Needed City of West
Covina
Planning
Division
City of West Covina
1501 Del Norte IS/MND
4 Mitigation Measure/
Condition of Approval Action Required Monitoring Timing Monitoring
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Comments
Qualifications Standards for archaeology
(National Park Service 1983) shall be contacted
immediately to evaluate the resource. If the
resource is determined by the qualified
archaeologist to be prehistoric, then a Native
American representative shall also be contacted
to participate in the evaluation of the resource.

If the qualified archaeologist and/or Native
American representative determines it to be
appropriate, archaeological testing for CRHR
eligibility shall be completed. If the resource
proves to be eligible for the CRHR and
significant impacts to the resource cannot be
avoided via project redesign, a qualified
archaeologist shall prepare a data recovery plan
tailored to the physical nature and
characteristics of the resource, per the
requirements of the California Code of
Regulations (CCR) Guidelines Section
15126.4(b)(3)(C). The data recovery plan shall
identify data recovery excavation methods,
measurable objectives, and data thresholds to
reduce any significant impacts to cultural
resources related to the resource. Pursuant to
the data recovery plan, the qualified
archaeologist and Native American
representative, as appropriate, shall recover
and document the scientifically consequential
information that justifies the resource’s
significance. The City shall review and approve
the treatment plan and archaeological testing as
appropriate, and the resulting documentation
shall be submitted to the regional repository of
the California Historical Resources Information
System, per CCR Guidelines Section
15126.4(b)(3)(C).

Contact a qualified archaeologist to
evaluate the resource.

If the resource is determined to be
prehistoric, notify and coordinate with
a Native American representative.

Conduct archaeological testing and/or
prepare a data recovery plan, if
appropriate.

Submit the data recovery plan to the
City for review and approval prior to
resuming work.

Submit final documentation to the
regional CHRIS repository.
of archaeological
resources.

City of West
Covina
Building and
Safety Division
Project
Applicant
Qualified
Archaeologist
(if needed)
Native
American
Representative
Mitigation Monitoring and Reporting Program
Del Norte IS/MND 5
Mitigation Measure/
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Frequency
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Compliance
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Compliance
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Comments
Geology and Soils
GEO-1: Unanticipated Discovery of Paleontological Resources In the event an unanticipated fossil discovery is
made during the course of project development,
construction activity shall be halted in the
immediate vicinity of the fossil, and a qualified
professional paleontologist shall be notified and
retained to evaluate the discovery, determine
its significance, and determine if additional
mitigation or treatment is warranted. Work in
the area of the discovery shall resume once the
find is properly documented and the qualified
professional paleontologist authorizes
resumption of construction work. Any
significant paleontological resources found
during construction monitoring shall be
prepared, identified, analyzed, and permanently
curated in an approved regional museum
repository under the oversight of the qualified
paleontologist.

Halt work in the immediate vicinity of
the fossil discovery.

Notify and retain a qualified
professional paleontologist to evaluate
the find and determine its significance.

Implement any additional mitigation or
treatment measures recommended by
the paleontologist.

Resume work only after the
paleontologist has documented the
find and authorized continuation of
construction.

Prepare, identify, analyze, and curate
any significant fossil specimens at an
approved regional museum repository.

During grounddisturbing activities
and upon discovery
of paleontological
resources.

As Needed City of West
Covina
Planning
Division
City of West
Covina
Building and
Safety Division
Project
Applicant
Qualified
Paleontologist
Hazards and Hazardous Materials
HAZ-1: Testing and Disposal for Building Materials Containing ACMs, Lead-Based Paint, and PCBs Prior to issuance of a demolition permit for any
building on the project site, the applicant shall
obtain and submit to the City for review and
approval a letter from a qualified consultant
verifying that no ACMs, lead-based paint, or
PCB-containing materials are present in the onsite buildings. This requirement can also be satisfied by completion of the Phase I
Environmental Assessment required by
Mitigation Measure HAZ-2. If any of these
materials are found to be present, they shall be
Retain a qualified environmental
consultant to inspect on-site buildings
for asbestos-containing materials
(ACMs), lead-based paint, and PCBcontaining materials.

Submit a verification letter to the City
confirming the absence or presence of
such materials prior to issuance of a
demolition permit.

Prior to issuance of
demolition and
building permits.

Once City of West
Covina
Planning
Division
City of West
Covina
Building and
Safety Division
City of West Covina
1501 Del Norte IS/MND
6 Mitigation Measure/
Condition of Approval Action Required Monitoring Timing Monitoring
Frequency
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abated in compliance with SCAQMD Rule 1403,
as well as other applicable State and federal
rules and regulations. Only asbestos trained and
certified abatement personnel shall be allowed
to perform asbestos abatement activities onsite. All such materials removed from any onsite structure shall be hauled and disposed offsite by a transportation company certified to handle these materials. If these abatement
measures are necessary, the applicant shall
submit documentation to the City
demonstrating that they have been properly
carried out prior to issuance of building permits
for the project.

If hazardous materials are identified,
ensure abatement is conducted by
certified personnel in accordance with
SCAQMD Rule 1403 and applicable
State and federal regulations.

Dispose of all hazardous materials
through a certified transportation
company to an approved disposal
facility.

Submit documentation to the City
verifying completion of abatement
prior to issuance of building permits.

Qualified
Environmental
Professional
HAZ-2: Phase I Environmental Site Assessment
Prior to the issuance of a demolition permit for
any building on the project site, the applicant
shall retain a qualified environmental
professional to prepare a Phase I Environmental
Site Assessment (ESA) for the project site in
accordance with the current ASTM E1527-21
standard. The Phase I ESA shall evaluate the
potential presence of hazardous substances,
including but not limited to contaminated soils,
asbestos-containing materials (ACMs), leadbased paint, and polychlorinated biphenyls (PCBs), based on the site’s historical use and age
of existing structures. If the Phase I ESA
identifies Recognized Environmental Conditions
(RECs), a Phase II ESA shall be conducted to
further investigate the nature and extent of
contamination. If contamination is confirmed,
appropriate remediation measures shall be
developed in consultation with the appropriate
Retain a qualified environmental
professional to prepare a Phase I
Environmental Site Assessment (ESA)
in accordance with ASTM E1527-21
standards.

If the Phase I ESA identifies Recognized
Environmental Conditions (RECs),
conduct a Phase II ESA to determine
the nature and extent of
contamination.

If contamination is confirmed, develop
and implement remediation measures
in coordination with appropriate
regulatory agencies.

Prior to issuance of
demolition and
grading permits.

Once City of West
Covina
Planning
Division
City of West
Covina
Building and
Safety Division
Qualified
Environmental
Professional
Mitigation Monitoring and Reporting Program
Del Norte IS/MND 7
Mitigation Measure/
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Comments
regulatory agencies. All required investigations
and, if necessary, remediation activities shall be
completed prior to issuance of grading permits.

Documentation of the completed assessments
and any required remediation shall be
submitted to the City for review and approval.

Complete all required investigations
and remediation activities prior to
issuance of grading permits.

Submit documentation of completed
assessments and any required
remediation to the City for review and
approval.

Noise
N-1: Construction Temporary Noise Barriers
The project applicant shall require the
installation of a minimum 12-foot high
temporary noise barrier on the portion of the
east side of the project site that is adjacent to
the homes as well as the entire south side of the
project site. The project applicant shall also
require the installation of minimum 8-foot high
temporary noise barriers around all stationary
equipment and concrete saws that are operated
within 30 feet of the homes located on the east
and south sides of the project site. The
temporary noise barriers shall be constructed
with either minimum 5/8” thick plywood or
oriented strand board (OSB) or sound blankets
that have a minimum Sound transmission class
(STC) rating of 15 STC.

Install a minimum 12-foot high
temporary noise barrier along the east
side of the project site adjacent to
homes and along the entire south side
of the site.

Install minimum 8-foot high temporary
noise barriers around all stationary
equipment and concrete saws located
within 30 feet of homes on the east
and south sides of the project site.

Construct barriers using either 5/8”
thick plywood, oriented strand board
(OSB), or sound blankets with a
minimum STC rating of 15.

Prior to and during
construction
activities near
adjacent homes.

Continuous City of West
Covina
Planning
Division
City of West
Covina
Building and
Safety Division
N-2: Construction Equipment Use Restrictions
The project applicant shall require that all
construction contractors restrict the operation
of any large bulldozers that is powered by a
greater than 150 horsepower engine from
operating within 20 feet of any off-site
structure. The grading contractor shall use a
small bulldozer (i.e., D1, D2, or D3 dozers) or
Restrict operation of bulldozers greater
than 150 horsepower within 20 feet of
any off-site structure.

Use small bulldozers (D1, D2, D3) or
equipment less than 150 horsepower
During all grading
and demolition
activities.

Continuous City of West
Covina
Building and
Safety Division
City of West Covina
1501 Del Norte IS/MND
8 Mitigation Measure/
Condition of Approval Action Required Monitoring Timing Monitoring
Frequency
Responsible
Agency
Compliance
Verification
Initial
Compliance
Verification
Date
Compliance
Verification
Comments
other type of equipment that is less than 150
horsepower to perform all demolition and
grading activities that are located within 20 feet
of any off-site structure.
for all grading and demolition activities
within 20 feet of off-site structures.

Tribal Cultural Resources
TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities A. The project applicant/lead agency
shall retain a Native American
Monitor from or approved by the
Gabrieleño Band of Mission Indians –
Kizh Nation. The monitor shall be
retained prior to the commencement
of any “ground-disturbing activity” for
the subject project at all project
locations (i.e., both on-site and any
off-site locations that are included in
the project description/definition
and/or required in connection with
the project, such as public
improvement work). “Grounddisturbing activity” shall include, but is not limited to, demolition,
pavement removal, potholing,
auguring, grubbing, tree removal,
boring, grading, excavation, drilling,
and trenching.

B. A copy of the executed monitoring
agreement shall be submitted to the
lead agency prior to the earlier of the
commencement of any grounddisturbing activity, or the issuance of any permit necessary to commence a
ground-disturbing activity.

C. The monitor will complete daily
monitoring logs that will provide
Retain a Native American Monitor
approved by the Gabrieleño Band of
Mission Indians – Kizh Nation prior to
any ground-disturbing activities.

Submit a copy of the executed
monitoring agreement to the lead
agency before ground disturbance or
permit issuance.

Ensure the monitor completes daily
logs describing activities, soil types,
locations, and any discoveries of tribal
cultural resources (TCRs).

Conclude on-site monitoring only after
written confirmation that all grounddisturbing activities are complete or the Kizh Tribe determines no further
impacts are possible.

Prior to grading
permit issuance and
during all grounddisturbing activities.

Continuous City of West
Covina
Planning
Division
City of West
Covina
Building
Division
City verifies
Native
American
Monitor that is
from or
approved by a
consulting
Tribe
Native
American
monitor and
archaeological
monitor to be
present during
construction
Mitigation Monitoring and Reporting Program
Del Norte IS/MND 9
Mitigation Measure/
Condition of Approval Action Required Monitoring Timing Monitoring
Frequency
Responsible
Agency
Compliance
Verification
Initial
Compliance
Verification
Date
Compliance
Verification
Comments
descriptions of the relevant grounddisturbing activities, the type of construction activities performed,
locations of ground-disturbing
activities, soil types, cultural-related
materials, and any other facts,
conditions, materials, or discoveries
of significance to the Tribe. Monitor
logs will identify and describe any
discovered TCRs, including but not
limited to, Native American cultural
and historical artifacts, remains,
places of significance, etc.,
(collectively, tribal cultural resources,
or “TCR”), as well as any discovered
Native American (ancestral) human
remains and burial goods. Copies of
monitor logs will be provided to the
project applicant/lead agency upon
written request to the Tribe.

D. On-site tribal monitoring shall
conclude upon the latter of the
following (1) written confirmation to
the Kizh from a designated point of
contact for the project applicant/lead
agency that all ground-disturbing
activities and phases that may involve
ground-disturbing activities on the
project site or in connection with the
project are complete; or (2) a
determination and written
notification by the Kizh to the project
applicant/lead agency that no future,
planned construction activity and/or
development/construction phase at
the project site possesses the
potential to impact Kizh TCRs.
excavation
activity
City of West Covina
1501 Del Norte IS/MND
10 Mitigation Measure/
Condition of Approval Action Required Monitoring Timing Monitoring
Frequency
Responsible
Agency
Compliance
Verification
Initial
Compliance
Verification
Date
Compliance
Verification
Comments
TRC-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/Non-Ceremonial) A. Upon discovery of any TCRs, all
construction activities in the immediate
vicinity of the discovery shall cease (i.e.,
not less than the surrounding 50 feet) and
shall not resume until the discovered TCR
has been fully assessed by the Kizh monitor
and/or Kizh archaeologist. The Kizh will
recover and retain all discovered TCRs in
the form and/or manner the Tribe deems
appropriate, in the Tribe’s sole discretion,
and for any purpose the Tribe deems
appropriate, including for educational,
cultural and/or historic purposes.

Halt all construction activities within at
least 50 feet of the discovery.

Allow the Kizh monitor and/or Kizh
archaeologist to assess the TCR.

Recover and retain discovered TCRs
according to the Tribe’s direction.

During ground
disturbing activities
and upon discovery
of TCR objects during
construction.

As Needed If significant PreContact and/or
Post-Contact
cultural
resources are
discovered and
avoidance
cannot be
ensured,
Qualified
Archaeologist
prepares a
treatment plan
for City review
and approval
TRC-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects A. Native American human remains are
defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any
state of decomposition or skeletal
completeness. Funerary objects,
called associated grave goods in
Public Resources Code Section
5097.98, are also to be treated
according to this statute.

B. If Native American human remains
and/or grave goods are discovered or
recognized on the project site, then
Public Resource Code 5097.9 as well
as Health and Safety Code Section
7050.5 shall be followed.

Halt all activities immediately upon
discovery of human remains or
associated funerary/ceremonial
objects.

Treat remains and associated objects in
accordance with PRC 5097.98, PRC
5097.9, and HSC 7050.5.

Preserve in place if feasible; otherwise,
follow procedures approved by the
Tribe and lead agency.

Maintain confidentiality of the
discovery to prevent disturbance.

During ground
disturbing activities
and upon discovery
of human remains or
funerary/ceremonial
objects.

As Needed Applicant to
consult with
the Tribe or
Tribal
Government
that
requested
consultation
Mitigation Monitoring and Reporting Program
Del Norte IS/MND 11
Mitigation Measure/
Condition of Approval Action Required Monitoring Timing Monitoring
Frequency
Responsible
Agency
Compliance
Verification
Initial
Compliance
Verification
Date
Compliance
Verification
Comments
C. Human remains and grave/burial
goods shall be treated alike per
California Public Resources Code
section 5097.98(d)(1) and (2).

D. Preservation in place (i.e., avoidance)
is the preferred manner of treatment
for discovered human remains and/or
burial goods.

E. Any discovery of human
remains/burial goods shall be kept
confidential to prevent further
disturbance.

City of West Covina
1501 Del Norte IS/MND
12 This page intentionally left blank.

ATTACHMENT NO. 2
RESOLUTION NO. 2026-40

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING GENERAL
PLAN AMENDMENT NO. 25-01
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 General Plan Amendment No. 25-01 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 adopt General Plan Amendment No. 25-01; and WHEREAS, on June 16, 2026, the City Council conducted a duly noticed public hearing to consider in part General Plan Amendment No. 25-01; and WHEREAS, studies and investigations made by the City Council and on its behalf reveal the following facts:

1. The Project includes a General Plan Amendment requesting to amend the land use designation of the site located at 1501 W. Del Norte Street from “Civic: Schools” to “Neighborhood Medium Residential” (up to 20 units per acre) and “Parks and Open Space” to allow for development to occur as indicated by the Precise Plan.

Resolution No. 2026-40

Page 2 ends

2. The Project includes a Tentative Tract Map to allow for the subdivision of the site, sale of the dwelling units, and the park dedication of approximately

1.45 acres of the site.

3. The Project includes a Precise Plan to construct 232 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-acre site.

4. The Project includes a tree removal permit to remove one significant tree on the site.

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, CALIFORNIA, DOES RESOLVE AS FOLLOWS:

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

SECTION 2. Approval of General Plan Amendment. The City Council of the City of West Covina hereby adopts 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 as set forth on Exhibit A and amending the Land Use Map of the City of West Covina, as set forth in Exhibit B, to reflect such redesignations.

SECTION 3. The City Clerk shall certify to the adoption of this Resolution and shall enter it into the book of original resolutions.

APPROVED AND ADOPTED on this 16th day of June, 2026.

Letty Lopez-Viado
Mayor
Resolution No. 2026-40

Page 3 ends

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. 2026-40 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
Assistant City Clerk

EXHIBIT A

CHANGES TO LAND USE DESIGNATIONS
Indicates the area to be changed from Civic: Schools to Neighborhood Medium Residential and Parks and Open Space

EXHIBIT B

LAND USE MAP
ATTACHMENT NO. 3
ORDINANCE NO. 2541

AN ORDINANCE OF THE CITY COUNICL OF THE CITY OF

WEST COVINA, CALIFORNIA, APPROVING OF ZONE
CHANGE NO. 25-01 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)” FOR THE PROPERTY LOCATED AT
1501 W. DEL NORTE STREET
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, local governments are authorized by Government Code section 65450 et seq. to prepare specific plans for the systematic implementation of the General Plan; and
WHEREAS, the Specific Plan implements the policies of the General Plan by providing an orderly, functional, and compatible land use pattern; and WHEREAS, the applicant has requested a General Plan Amendment (GPA 25-01) to amend the designation of the Land Use Element on the subject site from “Civic:

Schools” to “Neighborhood Medium Residential” (up to 20 units per acre) and “Parks and Open Space;” and
WHEREAS, consistent with this request, the applicant has requested a Zone Change to allow for the adoption of a new Specific Plan known as “Specific Plan-33: Del Norte Specific Plan” and to Open Space (O-S); and
Ordinance No. 2540
Zone Change No. 25-01

Page 2 ends

WHEREAS, consistent with this request, the applicant has also requested the approval of a new Specific Plan known as “Specific Plan-33: Del Norte Specific Plan”, which would allow for the development of a 232-unit residential development; 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 Zone Change No. 25-01 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 Zone Change No. 25-01; and
WHEREAS, on June 16, 2026, the City Council conducted a duly noticed public hearing to consider in part Zone Change No. 25-01; and
WHEREAS, studies and investigations made by the City Council and on its behalf reveal the following facts:

2. The Project includes a Tentative Tract Map to allow for the subdivision of the site and sale of the dwelling units.

4. The Project includes a tree removal permit to remove one significant tree on the site.

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 introducing this Ordinance, the City Council adopted Resolution No. 2026-39, adopting a Mitigated Negative Declaration for the Project and approving a Mitigation Monitoring and Reporting Program; and WHEREAS, prior to introducing this Ordinance, the City Council adopted Resolution No. 2026-40, adopting General Plan Amendment No. 25-01; and Ordinance No. 2540
Zone Change No. 25-01

Page 3 ends

WHEREAS, the City Council has duly considered all information presented to it, including written staff reports and any testimony provided at the public hearing, with all testimony received being made a part of the public record.

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

SECTION 1. Recitals. The foregoing recitals are true and correct and are incorporated herein.

SECTION 2. Consistency with General Plan. Based on the evidence presented, Zone Change No. 25-01 is found to be consistent with the City's General Plan.

SECTION 3. Approval of Zone Change. The City Council hereby approves Zone Change No. 25-01, redesignating the subject site from Single-Family Residential (R-1) to a Del Norte Specific Plan (SP-33) (11.74 acres) and Open Space (O-S) (1.45 acres) as set forth on Exhibit A, adopting the Del Norte Specific Plan (SP-33) set forth in Exhibit B and and amending the Zoning Map of the City of West Covina accordingly.

SECTION 4. Severability. If any section, subsection, sentence, clause, phrase, or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of West Covina hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.

SECTION 5. Certification. The City Clerk shall certify passage of this ordinance and shall cause the same to be published as required by law.

SECTION 6. Effective Date. This ordinance shall take effect and be in force thirty (30) days from and after the date of its passage.

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 Ordinance No. 2540 was introduced at a regular meeting of the City Council held on the 16th day of June, 2026, and adopted at a regular meeting of the City Council held on the __ day of _____ 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk

EXHIBIT A

Indicates the area to be changed from “Single Family Residential (R-1)” to “Specific Plan-33: Del Norte Specific Plan” and Open Space (O-S)

EXHIBIT B
SPECIFIC PLAN NO. 33, DEL NORTE SPECIFIC PLAN
2026

DRAFT SPECIFIC PLAN

CITY OF WEST COVINA

DEL NORTE

DRAFT DEL NORTE SPECIFIC PLAN
Prepared for:

City of West Covina
1444 West Garvey Avenue
West Covina, CA 91790
March 2026

CONTRIBUTORS
APPLICANT/DEVELOPER:

MLC Holdings/Meritage Homes
230 Progress
Irvine, CA 92618
www.meritagehomes.com/
Phone: (949) 299-3833
ARCHITECT:

KTGY
17911 Von Karman Avenue, Ste. 200
Irvine, CA 92614
www.ktgy.com
Phone: (888) 456-5850
CIVIL ENGINEER:

Moran Consulting Corporation
4500 E. Pacific Coast Highway, Ste.210
Long Beach, CA 90804
www.moran-corp.com
Phone: (562) 340-4680
LANDSCAPE ARCHITECT:

C2 Collaborative
100 Avenida Miramar
San Clemente, CA 92672
www.c2collaborative.com
Phone: (949) 366-6624

February 2026 Table of Contents | Page i

EXECUTIVE SUMMARY
1 - INTRODUCTION

1.1 Location & Setting...................................................................1-1

1.2 Regulatory Context .................................................................1-2

1.2.1 Statutory Requirements.........................................1-3

1.2.2 General Plan Relationship ....................................1-4

1.3 Specific Plan Objectives..........................................................1-4

1.4 Community Overview............................................................1-5 2 - CIRCULATION, LAND USE &

STANDARDS

2.1 Land Use ...................................................................................2-1

2.2 Circulation................................................................................2-1

2.3 Development Standards..........................................................2-3

2.3.1 Residential Detached.............................................2-3

2.3.2 Residential Attached..............................................2-3

2.3.3 Common Open Space ...........................................2-3

2.3.4 Parking Regulations...............................................2-5

2.3.5 Landscape Regulations..........................................2-6

2.3.6 Mechanical Equipment & Utilities.......................2-8

2.3.7 Walls & Fences........................................................2-8

2.3.8 Storage .....................................................................2-9

2.3.9 Lighting ...................................................................2-9

2.3.10 Signage.....................................................................2-9 3 - ARCHITECTURAL DESIGN

GUIDELINES

3.1 Purpose.....................................................................................3-1

3.2 Design Guidelines...................................................................3-1

3.2.1 Elevations................................................................3-1

3.2.2 Roof Forms .............................................................3-1

3.2.3 Windows .................................................................3-1

3.2.4 Details & Lighting..................................................3-1

3.2.5 Sustainability...........................................................3-2

3.3 Detached Residential .............................................................3-2

3.4 Attached Residential ..............................................................3-8

TABLE OF CONTENTS
Page ii | Draft Del Norte Specific Plan
4 - LANDSCAPE DESIGN GUIDELINES

4.1 Purpose.....................................................................................4-1

4.2 Landscape Character...............................................................4-1

4.3 Open Space Dedication ..........................................................4-1

4.4 Public Streetscapes..................................................................4-1

4.4.1 Corner Landscape..................................................4-6

4.4.2 West Del Norte Street............................................4-6

4.4.3 North Nora Avenue ...............................................4-6

4.5 Entries.......................................................................................4-6

4.5.1 Primary Entry.........................................................4-6

4.5.2 Secondary Entry.....................................................4-6

4.6 Private Circulation ..................................................................4-6

4.6.1 Lanes........................................................................4-6

4.6.2 Alleys .......................................................................4-6

4.7 Common Areas........................................................................4-8

4.7.1 Central Recreation.................................................4-8

4.7.2 Secondary Spaces...................................................4-8

4.7.3 Paseos.......................................................................4-8

4.8 Walls & Fences.........................................................................4-8

4.9 Lighting & Outdoor Furniture ..............................................4-8 5 - UTILITIES & SERVICES

5.1 Introduction.............................................................................5-1

5.2 Grading & Drainage ...............................................................5-1

5.2.1 Grading....................................................................5-1

5.2.2 Stormwater Drainage & Treatment......................5-1

5.3 Domestic Water ......................................................................5-3

5.4 Sewer.........................................................................................5-3

5.5 Solid Waste ...............................................................................5-6

5.6 Electricity & Natural Gas........................................................5-6

5.7 Broadband & Telecommunications ......................................5-6

5.8 Schools......................................................................................5-6

5.9 Public Safety & Emergency Services.....................................5-8 6 - ADMINISTRATION &

IMPLEMENTATION

6.1 Administration ........................................................................6-1

6.1.1 Interpretations........................................................6-1

6.1.2 Substantial Conformance......................................6-1

6.1.3 Modifications & Minor Adjustments..................6-1

6.2 Implementation .......................................................................6-2

6.2.1 Phasing ....................................................................6-2

6.2.2 Financing ................................................................6-2

6.2.3 Maintenance ...........................................................6-2

6.2.4 Conveyance of Land ..............................................6-2

APPENDIX A - GENERAL PLAN

CONSISTENCY ANALYSIS
February 2026 Table of Contents | Page iii
Exhibit 1.1: Vicinity Map.......................................................................1-1 Exhibit 1.2: Conceptual Site Plan .........................................................1-6 Exhibit 2.1: Land Use & Circulation Map...........................................2-2 Exhibit 2.2: Typical Private Circulation Cross Sections....................2-4 Exhibit 2.3: Dimensioned Site Plan......................................................2-7 Exhibit 3.1: Detached Residential Streetscene....................................3-2 Exhibit 3.2: Detached Home Conceptual Plotting Plan....................3-3 Exhibit 3.3a: Plan 3222 Floor Plan.......................................................3-4 Exhibit 3.3b: Plan 3222 Elevations.......................................................3-5 Exhibit 3.4a: Plan 3522 Floor Plan.......................................................3-6 Exhibit 3.4b: Plan 3522 Elevations.......................................................3-7 Exhibit 3.5: Attached Townhome Streetscene ....................................3-8 Exhibit 3.6: Attached Townhome Conceptual Plotting Plan............3-9 Exhibit 3.7a: Composite A (4-Plex) Townhome Floor Plan............3-10 Exhibit 3.7b: Composite A (4-Plex) Townhome Floor Plan............3-11 Exhibit 3.7c: Composite A (4-Plex) Townhome Floor Plan ............3-12 Exhibit 3.7d: Composite A (4-Plex)Townhome Elevations.............3-13 Exhibit 3.8a: Composite B (6-Plex) Townhome Floor Plan.............3-14 Exhibit 3.8b: Composite B (6-Plex) Townhome Floor Plan ............3-15 Exhibit 3.8c: Composite B (6-Plex) Townhome Floor Plan.............3-16 Exhibit 3.8d: Composite B (6-Plex) Townhome Elevations ............3-17 Exhibit 3.9a: Composite C (8-Plex) Townhome Floor Plan ............3-18 Exhibit 3.9b: Composite C (8-Plex) Townhome Floor Plan............3-19 Exhibit 3.9c: Composite C (8-Plex) Townhome Floor Plan ............3-20 Exhibit 3.9d: Composite C (8-Plex) Townhome Elevations............3-21 Exhibit 4.1a: Conceptual Landscape Plan...........................................4-2 Exhibit 4.1b: Conceptual Landscape Plan Key...................................4-3 Exhibit 4.2a: Conceptual Planting Palette...........................................4-4 Exhibit 4.2b: Conceptual Planting Palette Legend.............................4-5 Exhibit 4.3: Conceptual Primary Entry...............................................4-7 Exhibit 4.4: Conceptual Central Community Space..........................4-9 Exhibit 4.5: Conceptual Secondary Spaces ........................................4-10 Exhibit 4.6a: Conceptual Wall & Fence Plan .....................................4-11 Exhibit 4.6b: Conceptual Wall & Fence Imagery ..............................4-12 Exhibit 5.1: Conceptual Drainage & Grading Plan............................5-2 Exhibit 5.2: Conceptual Storm Drain Plan .........................................5-4 Exhibit 5.3: Conceptual Domestic Water Plan ...................................5-5 Exhibit 5.4: Conceptual Sewer Plan.....................................................5-7 Exhibit 5.5: Conceptual Fire Access Plan............................................5-9

LIST OF EXHIBITS
Page iv | Draft Del Norte Specific Plan
Table 2.1: Residential Detached Dev. Standards.................................2-5 Table 2.2: Residential Attached Dev. Standards..................................2-6

LIST OF TABLES
February 2026 Executive Summary| Page ES-1

EXECUTIVE SUMMARY
The Del Norte Specific Plan encompasses approximately 11.74 acres of land located at the northwest corner of North Sunset Avenue and West Del Norte Street in the City of West Covina, California. Exhibit 1.1: Vicinity Map, illustrates the location and setting of the specific plan area.

The existing project site includes a former regional occupation center. The site consists of various buildings, parking lots, a large grass field, and a number of mature trees.

The site is surrounded by Del Norte Park and West Rowland Avenue to the north; North Sunset Avenue to the east, North Nora Avenue to the west, West Del Norte Street to the south.

Single-family homes are located around the eastern, western, and southern boundaries of the specific plan area. Interstate 10 (I-10) provides regional access to the site, with on- and off-ramps available at North Vincent Avenue and North Sunset Avenue.

Downtown West Covina is located immediately south of I-10, less than a quarter mile from the project site. Regional mass transit, provided by Foothill Transit, is available via bus stops located on North Sunset Avenue.

As illustrated in Exhibit 1.2: Conceptual Site Plan, the Del Norte community consists of 34 two-story detached single family homes and 198 three-story attached townhomes (232 total homes) arranged around a common recreation area. The community design creates a transition between existing single-family residential neighborhoods and more dense multi-family uses. The centralized common area includes amenities and opportunities for relaxation, recreation, and social interaction. The remaining area of the existing project site will be an extension for Del Norte Street and a 1.45 acre park area, both of which will be dedicated to the City and are not included in the Specific Plan.

The architectural design of the project includes a blend of traditional and transitional architectural styles consistent with the design character of adjacent neighborhoods. Detached homes consist of two-story Spanish and Seaside styles that complement single-family homes along North Nora Avenue and West Del Norte Street. Three-story townhome buildings are designed in a Spanish and Seaside style that blends traditional and contemporary design elements to convey a more urban character along Del Norte Park and North Sunset Avenue, a busy principal arterial that transitions from single family homes near West Workman Avenue to commercial uses as it approaches the I-10 Freeway and Downtown West Covina to the south.

Construction is anticipated to occur in two (2) phases:
(1) Phase one consists of demolishing the existing school buildings and associated improvements, site preparation and grading, and utility installation. This phase is anticipated to last approximately six (6) months.

Page ES-2 | Executive Summary Draft Del Norte Specific Plan (2) Phase two will consist of roadway
improvements and building
construction. Phase two may be
further divided into sub-phases and
is anticipated to last approximately
twenty four (24) months depending
upon market conditions.

The project site is currently zoned
Single Family (R-1) and with a General
Plan designation of Civic: School.

Entitlements required for the project
include the following:
(1) Adoption of a General Plan
Amendment to change the land use
designation from Civic: School to
Neighborhood Medium Residential (9
to 20 units per acres) and Parks and
Open Space
(2) A Zone Change to Specific Plan (SP30: Del Norte) to accommodate the proposed density and design and a
Zone Change to Open Space for the
park dedication.
(3) Adoption of this Specific Plan.
(4) Approval of a Precise Plan and
Tentative Tract Map.
(5) Approval of a Tree Removal Permit
for one (1) Oak Tree on site.

Environmental review for the project
will comply with the requirements of
the California Environmental Quality
Act (CEQA).

The Del Norte Specific Plan is organized
into the following sections:

Chapter 1 - Introduction: Introduces the
reader to the project setting, regulatory
context, relationship to the General
Plan, Specific Plan Objectives, and
Community Overview.

Chapter 2 - Circulation, Land Use &
Standards: Describes the land use and
circulation for the site; establishes
permitted uses and development
intensity; provides development
standards for privative roadways and
each land use including minimum
setbacks, building height limits, parking
requirements, and more.

Chapter 3 - Architectural Design
Guidelines: Provides graphic conceptual
representations of the intended
architectural design including styles, colors
and materials, and other design guidelines.

Chapter 4 - Landscape Design Guidelines:

Provides a graphic representation of
the intended landscape design for the
community including plant palettes and
specifications for design elements such as
mailboxes, seating, signage, and more.

Chapter 5 - Utilities & Services:

Describes the required infrastructure
and services needed to support the
project including grading, water, sewer,
stormwater drainage and treatment, waste
management, energy, emergency access
and services, and more.

Chapter 6 - Administration and
Implementation: Describes the review
process for subsequent development
applications and how the proposed
improvements will be financed.

Appendix A - General Plan Consistency
Analysis: Provides a detailed analysis of
the specific plan’s consistency with general
plan polices and actions as required by the
Land Use and Climate Innovation (LCI).

February 2026 Introduction | Page 1-1

1.1 LOCATION &

SETTING
The Del Norte Specific Plan encompasses
approximately 11.74 acres of land located
at the northwest corner of North Nora
Avenue and West Del Norte Street in the
City of West Covina, California. Exhibit

1.1: Vicinity Map illustrates the location
and setting of the specific plan area.

The specific plan area is located less
than a half mile north of Interstate 10
(I-10) at 1501 West Del Norte Street. Two
major shopping centers, the Plaza West
Covina (Westfield Shopping Town) and
the Marketplace at the Lakes, are located
across the freeway less than a mile south.

These two shopping centers represent the
northerly end of West Covina’s downtown.

North Nora Avenue and West Del Norte
Street form the western and southern edge
of the specific plan area. West Garvey
Avenue North on- and off-ramps to I-10
and leads into North Sunset Avenue with
Not to Scale
Exhibit 1.1: Vicinity Map
Nora Avenue
Single-Family
Specific
Plan
Area
Single-Family
Vincent Ave.

W. Covina Pkwy N. Orange Ave.

Plaza West Covina
Shopping Mall Downtown
West Covina
Transit Stops
W. Garvey Ave.

Apartments
10 Vincent
Place by
Meritage
Homes
1 - INTRODUCTION
Del Norte St

Page 1 ends

apartments and a hotel, transitioning
in the residential neighborhood. Singlefamily homes are located around the eastern, western, and southern boundaries
of the specific plan area.

The specific plan area is the former site of
the East San Gabriel Valley ROP Technical
Center, a occupation center operated by
San Gabriel Valley ROP and owned by
West Covina Unified School District.

The ROP Technical Center has relocated
to Glendora. The site contains various
buildings, a parking lot, a large grass field,
and a number of mature trees.

Bus stops on N Sunset Avenue provide
access to Line 185. Line 185 is operated
by Foothill Transit and serves Azusa,
Irwindale, Vincent, West Covina,
Valinda, La Puente, City of Industry, and
Hacienda Heights. These stops service
the following stops: Irwindale Raceway,
Santa Fe Dam Recreation Area, TriCommunity Adult Education - Griswold Center, East San Gabriel Valley Regional
Occupational Program And Technical
Center, Marinello School Of Beauty, West
Covina Community Services, Intercoast
Colleges, Hacienda La Puente Adult
Education - Hudson Campus, La Puente
Live Farmers Market, Workman, Temple
Family Homestead Museum, Hacienda
La Puente Unified School District-Adult
Education, William Steinmetz Park,
Dibble Adult School, Thomas S. Burton
Park, Pepperbrook Park, Countrywood
Park, and Schabarum Regional Park.

Additional transit service is available at
Plaza West Covina (Westfield Shopping
Town), located across the freeway less
than a mile south. Several Foothill Transit
lines run through the station providing
access to Los Angeles and other distant
destinations. Go West also operate services
in the Plaza West Covina transit center.

The Go West Shuttle service consists of
three (3) alignments (Red, Blue, and Green)
that serve destinations throughout the city
including Plaza West Covina, Eastland
Shopping Center, Heights Shopping Center,
West Covina Civic Center, West Covina
Senior Center, Cameron Community
Center, and many more.

1.2 REGULATORY

CONTEXT
As part of the specific plan process, a
General Plan Amendment was processed
concurrently to change the land use
designation of the specific plan area from
Civic: School to Neighborhood Medium
Residential (which allows for a density 9 to
20 dwelling units per acre) and Parks and
Open Space.

Existing W Del Norte Street and N Nora Avenue
intersection; Specific plan area is in the center.

Existing N Sunset Avenue looking East; Specific
plan area is on the right.

Existing N Foxdale Avenue looking Northeast;
Specific plan area is straight ahead.

February 2026 Introduction | Page 1-3
A Zone Change was also processed
concurrently to rezone the property
from Single-Family Residential (R-1)
to Specific Plan (SP-30: Del Norte) and
Open Space, thereby implementing the
Neighborhood Medium Residential
and Parks and Open Space general
plan designations and requiring the
preparation of this specific plan.

Sections 65450 through 65457 of the
California Government Code authorize
local jurisdiction to adopt specific plans.

A specific plan is a legislative tool for the
systematic implementation of the general
plan. Specific plans can range from
general policy documents to very detailed
regulatory documents that specify every
facet of development. This specific plan
is regulatory in nature and serves as the
zoning law for the specific plan area. As
such, this specific plan will be adopted by
ordinance. All subsequent development
plans, tentative parcel and/or tract map(s)
and/or similar entitlements for projects
within the specific plan area shall be
consistent with the regulations set forth
in the Del Norte Specific Plan and with
other applicable City of West Covina
regulations. Where the Del Norte Specific
Plan is silent, the West Covina Municipal
Code (WCMC) shall govern.

If any section, subsection, sentence,
clause, phrase, or portion of the Del Norte
Specific Plan, or any future amendments
or additions, is for any reason held to be
invalid or unconstitutional by the decision
of any court or competent jurisdiction,
such decision shall not affect the validity of
the remaining portions of this specific plan
or any future amendments or additions.

1.2.1 Statutory Requirements
Section 65451 of the Government Code
mandates that a specific plan shall include
all of the following in detail:
(1) The distribution, location, and extent
of land uses, including open space
(please see Land Use in Chapter 2).
(2) The proposed distribution, location,
and extent and intensity of major
components of public and private
transportation, sewage, water,
drainage, solid waste disposal, energy,
and other essential facilities proposed
and needed to support the land uses
described in the plan (please see
Chapter 2 for transportation, i.e.
circulation, and Chapter 5 for utilities
and services).

Existing W Del Norte Street and school site
buildings; Specific plan area is to the right.

Existing school site parking lot on W Del Norte
Street; Specific plan area is on the left.

Existing N Nora Avenue looking North; Specific
plan area is on the right.

Page 1 ends

A major theme of the General Plan is to
direct development toward the downtown
area. Although the specific plan area is
not directly located in the downtown, it
is immediately adjacent and meets the
intent of providing infill development that
supports downtown uses.

The Del Norte Specific Plan also
implements the General Plan creating a
diversity of housing options; providing
infill development; and providing new
growth that completes, enhances, and
reinforces the form and character of
West Covina neighborhoods. Please refer
to Appendix A for an in-depth analysis
of all applicable General Plan policies
and actions.

1.3 SPECIFIC PLAN

OBJECTIVES
To ensure the implementation of the
goals and policies of the general plan, the
following objectives have been established
for the Del Norte Specific Plan:
(1) Locate lower density housing adjacent
to existing single-family homes and
higher density housing adjacent to
existing park and office uses.
(2) Require new development to
include design features that preserve
the privacy of existing adjacent
residential backyards.
(3) Design new homes that improve
the Sunset Avenue corridor as
a transitional gateway to West
Covina’s downtown while respecting
the residential character of the
adjacent neighborhood.
(4) Engage the surrounding
neighborhood by facing front doors
toward public streets and providing
porches, patio walls, and similar
features that define the street edge
and add pedestrian scale.
(5) Enhance community design through
landscaping and recreational
amenities that promote a high-quality
living environment.
(6) Implement sustainable development
practices that promote water
and energy efficiency, minimize
impacts to stormwater, and support
alternative modes of travel.
(3) Standards and criteria by which
development will proceed, and
standards for the conservation,
development, and utilization of
natural resources, where applicable
(please see Development Standards in
Chapter 2).
(4) A program of implementation
measures including regulations,
programs, public works projects,
and financing measures (please see
Chapter 6).

In addition, the specific plan shall include
a statement of the relationship of the
specific plan to the General Plan.

1.2.2 General Plan Relationship
The primary purpose of a specific plan
is to implement the General Plan. State
law requires specific plans to include a
statement about the relationship between
the specific plan and the adopted General
Plan. Specific plans are required to be
consistent with the adopted General Plan
of the jurisdiction in which it is located.

In turn, all subsequent subdivisions and
development plans must also be consistent
with the General Plan.

February 2026 Introduction | Page 1-5
(7) Establish a Homeowners Association
(HOA) to ensure that the Del Norte
Community is well maintained and
remains an asset to the neighborhood.
(8) Provide more opportunities for open
space connected to Del Norte Park
adjacent to the new development.

1.4 COMMUNITY

OVERVIEW
The Del Norte Specific Plan proposes
to redevelop a former school site with
232 residential homes, including 34
detached homes and 198 three-story
attached townhomes, arranged around
a centralized common recreational area.

Please refer to Exhibit 1.2: Conceptual
Site Plan.

The Conceptual Site Plan has been
designed to create the transition between
existing single-family neighborhoods and
more dense multi-family uses.

Two-story detached homes are located
along the southern and western boundary,
adjacent to existing single-family
neighborhoods. Homes along North Nora
Avenue and West Del Norte Street have
been oriented with front doors facing
the street to complete and complement
the residential streetscene across the
street. Architectural styles reflect the
traditional character of the surrounding
neighborhood. Porch elements support
the traditional style of the streetscape and
provide variety and pedestrian scale.

Three-story attached townhomes are
located on the interior of the project as
a transitions between the single family
homes and the public park. Development
standards, including height and parking
requirements, are based on development
standards for the MF-20 zone to ensure
consistency with adjacent properties.

Not a part of the Specific Plan but part
of the project’s entitlements include
approximately 1.45 acres of land in the
northeast corner of the property site that
will be carved off as a separate lot to be
dedicated to the City of West Covina.

This area will be conveyed as is with the
existing baseball field improvements
remaining. This land will expand the
existing Del Norte Park and allow for
additional recreation opportunities by
residents of West Covina.

Page 1 ends

West Covina City CouncilJune 16, 2026

West Covina City Council
June 16, 2026