West Covina City Council
July 7, 2026

CITY OF WEST COVINA

CITY COUNCIL/SUCCESSOR AGENCY
Public Comment Instructions
JULY 7, 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 JULY 7, 2026, 7:00 PM
REGULAR MEETING

INVOCATION
Led by Pastor Mason Okubo from Immanuel First Lutheran Church

PLEDGE OF ALLEGIANCE
Led by Councilwoman Diaz

ROLL CALL

REPORTING OUT FROM CLOSED SESSION

PRESENTATIONS
Proclamation Celebrating Parks Make Life Better
Taste of West Covina Presentation Mizuri Tea
Taste of West Covina Presentation Wallace Chicken
Property Tax Relief for Small Businesses

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

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.

ORDINANCES FOR ADOPTION - Procedural Waiver. Waive full reading of each ordinance on the agenda and authorize the approval of each ordinance by title only. 1) CONSIDERATION OF ADOPTION OF ORDINANCE NO. 2541 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
It is recommended that the City Council adopt the following ordinance:

ORDINANCE NO. 2541 - AN ORDINANCE 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, THE DEL

NORTE SPECIFIC PLAN, AND OPEN SPACE (O-S) FOR THE PROPERTY LOCATED AT 1501 W. DEL NORTE STREET

CITY MANAGER'S OFFICE
2) CONSIDERATION OF AMENDMENTS TO FY 2025-2026 AND FY 2026-2027 BUDGETS It is recommended that the City Council adopt the following resolutions:

RESOLUTION NO. 2026-71 - 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 (CALRECYCLE HOUSEHOLD HAZARDOUS WASTE GRANT)
RESOLUTION NO. 2026-37 - A RESOLUTION OF THE CITY COUNCIL OF THE

CITY OF WEST COVINA, CALIFORNIA, ADOPTING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2026 AND ENDING JUNE 30, 2027 (CDBG ACTION PLAN AND LOCAL HAZARD MITIGATION PLAN GRANT) 3) CONSIDERATION OF A RESOLUTION OF INTENTION TO LEVY AN ASSESSMENT FOR

THE WEST COVINA AUTO PLAZA BUSINESS IMPROVEMENT DISTRICT FOR FISCAL YEAR 2026-27
It is recommended that the City Council:

Approve the Annual Report for Fiscal Year 2026-27 for the West Covina Auto Plaza Business Improvement District.

1. 2. Adopt the following resolution:

RESOLUTION NO. 2026-77 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AN

ASSESSMENT WITHIN THE BUSINESS IMPROVEMENT AREA KNOWN AS THE

WEST COVINA AUTO PLAZA BUSINESS IMPROVEMENT DISTRICT FOR FISCAL YEAR 2026-27 AND SETTING THE TIME AND PLACE FOR A PUBLIC HEARING

THEREON

COMMUNITY DEVELOPMENT
4) CONSIDERATION OF RENEWAL OF LANDSCAPE MAINTENANCE DISTRICTS 4, 6, AND 7 - ORDERING AND APPROVAL OF THE PRELIMINARY CONSOLIDATED ENGINEER'S

REPORT AND ADOPTION OF RESOLUTIONS OF INTENTION TO LEVY ASSESSMENTS IN THE DISTRICTS FOR FISCAL YEAR 2026-27
It is recommended that the City Council:

1. Adopt the following resolutions:

RESOLUTION NO. 2026-60 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ORDERING THE PREPARATION AND FILING OF A REPORT REGARDING THE FISCAL YEAR 2026-27 ASSESSMENT TO BE LEVIED IN CONNECTION WITH LANDSCAPE MAINTENANCE DISTRICT NO. 4
RESOLUTION NO. 2026-61 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ORDERING THE PREPARATION AND FILING OF A REPORT REGARDING THE FISCAL YEAR 2026-27 ASSESSMENT TO BE LEVIED IN CONNECTION WITH LANDSCAPE MAINTENANCE DISTRICT NO. 6
RESOLUTION NO. 2026-62 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ORDERING THE PREPARATION AND FILING OF A REPORT REGARDING THE FISCAL YEAR 2026-27 ASSESSMENT TO BE LEVIED IN CONNECTION WITH LANDSCAPE MAINTENANCE DISTRICT NO. 7

2. Following adoption of Resolutions Nos. 2026-60, 2026-61, and 2026-62, approve the Preliminary Consolidated Fiscal Year 2026-27 Engineer’s Report for Landscape Maintenance Districts 4, 6 & 7.

3. Following approval of the Preliminary Consolidated Fiscal Year 2026-27 Engineer’s Report for Landscape Maintenance Districts 4, 6 & 7, adopt the following resolutions:

RESOLUTION NO. 2026-63 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AND COLLECT ASSESSMENTS WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 4 FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC HEARING REGARDING SUCH

ASSESSMENTS
RESOLUTION NO. 2026-64 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AND COLLECT ASSESSMENTS WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 6 FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC HEARING REGARDING SUCH

ASSESSMENTS
RESOLUTION NO. 2026-65 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AND COLLECT ASSESSMENTS WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 7 FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC HEARING REGARDING SUCH

ASSESSMENTS
5) CONSIDERATION OF RESOLUTION DECLARING INTENT TO COLLECT CITYWIDE SEWER SERVICE CHARGE ON COUNTY TAX ROLL FOR FISCAL YEAR 2026-27 It is recommended that the City Council adopt the following resolution:

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

RESOLUTION NO. 2026-66 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO COLLECT THE

CITYWIDE SEWER SERVICE CHARGE ON THE COUNTY TAX ROLL FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC HEARING REGARDING THE METHOD OF COLLECTION FOR JULY 21, 2026
6) CONSIDERATION OF RENEWAL OF THE CITYWIDE LIGHTING AND MAINTENANCE

DISTRICT - ORDERING AND APPROVAL OF THE ENGINEER'S REPORT, PRELIMINARY

APPROVAL OF THE ENGINEER'S REPORT, AND ADOPTION OF RESOLUTION OF INTENTION TO LEVY ASSESSMENTS IN THE DISTRICT FOR FISCAL YEAR 2026-27 It is recommended that the City Council:

1. Adopt the following resolution:

RESOLUTION NO. 2026-68 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ORDERING THE PREPARATION AND FILING OF A REPORT REGARDING THE FISCAL YEAR 2026-27 ASSESSMENT TO BE LEVIED IN

CONNECTION WITH THE CITYWIDE LIGHTING AND MAINTENANCE DISTRICT

2. Following adoption of Resolution No. 2026-68, approve the Preliminary Fiscal Year 2026-27 Engineer's Report for the Citywide Lighting and Maintenance District.

3.Following approval of the Preliminary Fiscal Year 2026-27 Engineer's Report for the Citywide Lighting and Maintenance District, adopt the following resolution:

RESOLUTION NO. 2026-72 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AND

COLLECT ASSESSMENTS WITHIN THE CITYWIDE LIGHTING AND MAINTENANCE DISTRICT FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC HEARING

REGARDING SUCH ASSESSMENTS

PUBLIC WORKS
7) 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. 2026-76 – 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

END OF CONSENT CALENDAR

DEPARTMENTAL REGULAR MATTERS

COMMUNITY DEVELOPMENT
8) STATUS OF THE UPDATE TO STREET SWEEPING PROGRAM IMPLEMENTATION 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 21, 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: July 7, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, City Manager
SUBJECT: CONSIDERATION OF ADOPTION OF ORDINANCE NO. 2541 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
RECOMMENDATION:

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

ORDINANCE NO. 2541 - AN ORDINANCE 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, THE DEL NORTE SPECIFIC PLAN, AND OPEN SPACE (O-S) FOR THE PROPERTY LOCATED AT 1501 W. DEL NORTE STREET BACKGROUND:

On June 16, 2026, the City Council conducted a public hearing and approved the entitlements associated with the redevelopment of the former Del Norte School site located at 1501 W. Del Norte Street. The approvals included adoption of a Mitigated Negative Declaration and General Plan Amendment, approval of Precise Plan No. 25-01, Tentative Tract Map No. 004618, and Tree Removal Permit No. 25-10, and the introduction of Ordinance No. 2541 approving Zone Change No. 25-01. The staff report from the June 16, 2026 meeting is included as Attachment No. 2.

The project consists of the redevelopment of the former school site with a 232-unit residential development, including 34 detached single-family homes, 198 attached townhomes, extension of Del Norte Street to Sunset Avenue, and a 1.45-acre park dedication to expand Del Norte Park.

DISCUSSION:

The City Council introduced Ordinance No. 2541 on June 16, 2026. The ordinance would amend the zoning of the property from Single-Family Residential (R-1) to Specific Plan No. 33 (Del Norte Specific Plan) and Open Space (O-S), consistent with the project approvals granted by the City Council at the June 16, 2026 Council meeting.

Staff recommends that the City Council adopt Ordinance No. 2541.

The Ordinance will take effect on the 31st day following adoption, on or about August 7, 2026.

LEGAL REVIEW:

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

ENVIRONMENTAL REVIEW:

The environmental review for the project was completed pursuant to the California Environmental Quality Act (CEQA). On June 16, 2026, the City Council adopted a Mitigated Negative Declaration and Mitigation Monitoring Program for the project. No further environmental review is required for the adoption of Ordinance No. 2541.

Prepared by: Arturo Cervantes, Deputy Community Development Director Attachments
Attachment 1 - 2541 Zone Change Ordinance Adoption
Attachment No. 2 - Staff Report
CITY COUNCIL GOALS & OBJECTIVES: A Well-Planned Community Enhance City Image and Effectiveness
ORDINANCE NO. 2541

AN ORDINANCE OF THE CITY COUNICL 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, 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. 2541
Zone Change No. 25-01

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:

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.

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

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 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. 2541
Zone Change No. 25-01

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, adopts the Del Norte Specific Plan (SP-33) set forth in Exhibit B and amends 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 7th day of July, 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 7th day of July, 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

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.

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.

Not to Scale

EXISTING

DEL NORTE PARK

EXISTING

SINGLE FAMILY

N O R A A V E N U E

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

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

DRIVEWAY C DRIVEWAY J

DRIVEWAY O

DRIVEWAY D

DRIVEWAY E

DRIVEWAY B

DRIVEWAY FDRIVEWAY G

DRIVEWAY I DRIVEWAY H

DRIVEWAY M

DRIVEWAY T

DRIVEWAY R

DRIVEWAY P

DRIVEWAY A

DRIVEWAY K

DRIVEWAY A

DRIVEWAY C

DRIVEWAY A

DRIVEWAY L

DRIVEWAY S

DRIVEWAY Q

DRIVEWAY N

12.23.25 WEST COVINA, CA
L-1

DEL NORTE -
Collaborative

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

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

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

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

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

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

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

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

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

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

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

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

EXISTING

DEL NORTE PARK

EXISTING

SINGLE FAMILY

N O R A A V E N U E

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

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

DRIVEWAY C DRIVEWAY J

DRIVEWAY O

DRIVEWAY D

DRIVEWAY E

DRIVEWAY B

DRIVEWAY FDRIVEWAY G

DRIVEWAY I DRIVEWAY H

DRIVEWAY M

DRIVEWAY T

DRIVEWAY R

DRIVEWAY P

DRIVEWAY A

DRIVEWAY K

DRIVEWAY A

DRIVEWAY C

DRIVEWAY A

DRIVEWAY L

DRIVEWAY S

DRIVEWAY Q

DRIVEWAY N

12.23.25 WEST COVINA, CA
L-1

DEL NORTE -
Collaborative

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

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

2.1: Land Use & Circulation Map.

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

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

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

Dimensioned Site Plan.

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

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

2.3 DEVELOPMENT

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

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

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

Residential Detached Development
Standards and illustrated in Exhibit 2.3:

Dimensioned Site Plan.

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

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

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

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

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

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

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

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

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

Table 2.1: Residential Detached
Development Standards

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

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

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

Guest parking may be provided as
perpendicular or parallel spaces.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

2.3.10 Signage
All signage shall comply with the WCMC.

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

February 2026 Architectural Design Guidelines | Page 3-1

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

3.2 DESIGN

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

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

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

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

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

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

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

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

3.3 DETACHED

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

3.2: Detached Residential Conceptual
Plotting Plan.

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

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

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

TYP.
10'-0"
S.B.

TYP.
±17'-0"
±16'-0"
15'-0"

SETBACK
±16'-0"
±17'-0"
26'-0"

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

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

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

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

DISHWASHER
1'-0"
39"
REF.

PANTRY

STORAGE
160 CU. FT.
24" DEEP

HANGING

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

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

PRIMARY BATH
W.I.C.

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

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

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133

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

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

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

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

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

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

STORAGE
160 CU. FT.
24" DEEP

HANGING

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

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

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

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

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

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133

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

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

Not to Scale
Exhibit 3.5: Attached Residential Streetscene

3.4 ATTACHED

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

Townhome uses.

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

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

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

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

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

TYP.
10'-0"
S.B.

TYP.
±17'-0"
±16'-0"
15'-0"

SETBACK
±16'-0"
±17'-0"
26'-0"

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

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

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

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

CRC TOWNS

FIRST FLOOR

SECOND FLOOR

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

SECOND FLOORN

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

THIRD FLOOR

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

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133

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

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

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

CRC TOWNS

FIRST FLOOR

SECOND FLOOR

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

SECOND FLOOR

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

THIRD FLOOR

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

Suite 200
Irvine, CA 92614
ktgy.com
949.851.2133

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

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

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

FIRST FLOOR

SECOND FLOOR

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

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

SECOND FLOOR

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

THIRD FLOOR

ROOF PLAN

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

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

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

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

4.2 LANDSCAPE

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

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

4.3 OPEN SPACE

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

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

4.4 PUBLIC

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

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

Not to Scale
Exhibit 4.1a: Conceptual Landscape Plan

EXISTING

DEL NORTE PARK

EXISTING

BASEBALL FIELD
(DEDICATED AREA)

EXISTING

DEL NORTE PARK

EXISTING

MEDICAL CLINIC

EXISTING

SINGLE FAMILY

EXISTING

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

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

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

DRIVEWAY C DRIVEWAY J

DRIVEWAY O

DRIVEWAY D

DRIVEWAY E

DRIVEWAY B

DRIVEWAY FDRIVEWAY G

DRIVEWAY I DRIVEWAY H

DRIVEWAY M

DRIVEWAY T

DRIVEWAY R

DRIVEWAY P

DRIVEWAY A

DRIVEWAY K

DRIVEWAY A

DRIVEWAY C

DRIVEWAY A

DRIVEWAY S

DRIVEWAY Q

DRIVEWAY L

DRIVEWAY N

02.16.25 WEST COVINA, CA
L-1

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

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

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

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

02.16.25L-10
Collaborative

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

BOTANICAL NAME COMMON NAME SIZE

BOTANICAL NAME COMMON NAME SIZE

BOTANICAL NAME COMMON NAME SIZE
TREE SCHEDULE:

SHRUB SCHEDULE:

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

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

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

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

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

WEST COVINA, CA

DEL NORTE -CONCEPTUAL PLANTING PALE

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

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

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

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

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

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

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

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

4.6 PRIVATE

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

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

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

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

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

DRIVEWAY A

DRIVEWAY C

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

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

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

02.16.25 WEST COVINA, CA
L-2

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

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

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

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

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

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

4.7.2 Secondary Spaces
Secondary spaces, as illustrated in Exhibit

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

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

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

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

4.9 LIGHTING &

OUTDOOR

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

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

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

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

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

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

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

02.16.25 WEST COVINA, CA
L-3

DEL NORTE -
Collaborative

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

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

EXISTING

DEL NORTE PARK

02.16.25 WEST COVINA, CA
L-4

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

DRIVEWAY A

DRIVEWAY A

DRIVEWAY R

DRIVEWAY T

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

EXISTING

DEL NORTE PARK

02.16.25 WEST COVINA, CA
L-4

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

DRIVEWAY A

DRIVEWAY A

DRIVEWAY R

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

EXISTING

DEL NORTE PARK

02.16.25 WEST COVINA, CA
L-4

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

DRIVEWAY A

DRIVEWAY A

DRIVEWAY R

DRIVEWAY T

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

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

Perimeter Wall - 6’-0” ht.

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

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

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

Pool Enclosure Wall - 6’-0”ht.

Pool Enclosure Fence - 6’-0”ht.

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

EXISTING

DEL NORTE PARK

EXISTING

DEL NORTE PARK

EXISTING

MEDICAL CLINIC

EXISTING

SINGLE FAMILY

EXISTING

SINGLE FAMILY

N O R A A V E N U E

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

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

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

EXISTING

BASEBALL FIELD
(DEDICATED AREA)

DRIVEWAY C DRIVEWAY J

DRIVEWAY O

DRIVEWAY D

DRIVEWAY E

DRIVEWAY B

DRIVEWAY FDRIVEWAY G

DRIVEWAY I DRIVEWAY H

DRIVEWAY M

DRIVEWAY T

DRIVEWAY R

DRIVEWAY P

DRIVEWAY A

DRIVEWAY K

DRIVEWAY A

DRIVEWAY C

DRIVEWAY A

DRIVEWAY L

DRIVEWAY S

DRIVEWAY Q

DRIVEWAY N

02.16.25 WEST COVINA, CA
L-5

DEL NORTE -
Collaborative

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

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

Color to match pool building.

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

02.16.25 WEST COVINA, CA
L-6

DEL NORTE -
Collaborative

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

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

5.2 GRADING &

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

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

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

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

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

Exhibit 5.1: Conceptual Drainage & Grading Plan

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

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

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

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

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

PAD ELE

LOT SQUA
BUILDING 21
PAD=431.25

BUILDING

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

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

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

LOT NUMBER

PAD ELEVATION

LOT SQUARE FOOT
BUILDING 21
PAD=431
25 BUILDING NUMBER

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

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

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

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

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

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

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

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

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

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

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

Not to Scale

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

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

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

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

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

LOT NUMBER

PAD ELEVATION

LOT SQUARE FOOT
BUILDING 21
PAD=431.25

BUILDING NUMBER

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

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

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

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

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

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

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

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

LOT NUMB

PAD ELEVA

LOT SQUARE
BUILDING 21
PAD=431.25

BUILDING NU

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

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

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

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

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

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

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

5.6 ELECTRICITY &

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

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

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

5.7 BROADBAND &
TELECOM.

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

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

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

February 2026 Utilities & Services | Page 5-7

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

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

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

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

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

LOT NUMB

PAD ELEVA

LOT SQUARE
BUILDING 21
PAD=431.25

BUILDING NU

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

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

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

5.9 PUBLIC SAFETY
& EMERGENCY

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

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

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

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

1.2 miles from the site to the east.

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

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

February 2026 Utilities & Services | Page 5-9

DEL NORTE STREET

NORA AVENUE

SUNSET AVENUE

DEL NORTE STREET

DEDICATION
YALETON AVE.

HOLLOW AVE.

FOXDALE AVE.

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

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

PROPOSED
DRIVEWAY "H"

PROPOSED
DRIVEWAY "K"
POOL
POOL

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

LOT NUMB

PAD ELEVA

LOT SQUARE
BUILDING 21
PAD=431.25

BUILDING NU

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

APPENDIX A -

GENERAL PLAN CONSISTENCY ANALYSIS

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

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

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

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

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

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

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

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

P1.2 Promote the use of energyefficient vehicles.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

A5.7 Reduce demand through water
conservation techniques.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

P6.12 Address safety during
development review process.

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

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

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

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

Section 5.9 of the Specific Plan addresses
fire prevention.

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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

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:

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 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
AGENDA ITEM NO. 2

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: July 7, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, City Manager
SUBJECT: CONSIDERATION OF AMENDMENTS TO FY 2025-2026 AND FY 2026-2027 BUDGETS RECOMMENDATION:

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

RESOLUTION NO. 2026-71 - 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 (CALRECYCLE HOUSEHOLD HAZARDOUS WASTE GRANT)
RESOLUTION NO. 2026-37 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ADOPTING A BUDGET AMENDMENT FOR THE FISCAL YEAR COMMENCING JULY 1, 2026 AND ENDING JUNE 30, 2027 (CDBG

ACTION PLAN AND LOCAL HAZARD MITIGATION PLAN GRANT)
BACKGROUND:

Household Hazardous Waste Discretionary Grant
In partnership with the Regional Recycling Group and Ross-Campbell, Inc., the City submitted an application to CalRecycle's 2025-2026 Household Hazardous Waste (HHW) Discretionary Grant Program.  The proposal was awarded $50,000 to conduct a public outreach campaign to educate residents about proper HHW disposal and to direct them to Los Angeles County's Countywide Household Hazardous and Electronic Waste Collection Program facilities.  The aim of the campaign is to increase the number of households that properly dispose of HHW and the overall HHW residential collection totals.

Program Year (PY) 2026 Community Development Block Grant (CDBG) Action Plan The PY 2026 CDBG Action Plan was approved on June 2, 2026.  The Plan included funding allocations for planned activities as shown below.

Project/Activity Amount Account

1.   Housing Preservation Program * $       401,032 131.505.22.20.24.00.61.61200

2.   Storefront Improvement Program 100,000 131.505.22.23.21.00.61.61200

3.   Friendship Park Improvements, Phase II * 646,573 131.503.80.84.00.00.77.77000

4.   Administration 170,000 131.504.61.10.00.00.XX.XXXX

5.   Senior Meals Program 60,000 131.504.61.51.34.00.61.61200

6.   Domestic Violence Victim Advocate 20,000 131.504.61.51.34.00.61.61200

7.   Housing Rights Center 10,000 131.505.61.20.25.00.61.61200

8.   Action Food Pantry 6,775 131.504.61.51.34.00.62.62070

9.   ESGV Coalition for the Homeless 6,775 131.504.61.51.34.00.64.64670

10.  Project 29:11 6,775 131.504.61.51.34.00.62.62030

11.  Covina Valley Community Support 6,775 131.504.61.51.34.00.64.64620

12.  Senior Assistance Program  (YWCA) 6,775 131.504.61.51.34.00.64.64440

13.  Shepherd's Pantry 3,000 131.504.61.51.34.00.64.64660 * Includes carry-over of unexpended balance from prior year, as approved on June 2, 2026.

Local Hazard Mitigation Plan Grant
On July 9, 2024, the City was notified by Cal OES that FEMA had approved the City’s application to the Hazard Mitigation Grant Program. In total, $209,950 was awarded.  This includes a total of $200,000 for the project.  This amount is comprised of $150,000 from the Hazard Mitigation Grant Program and $50,000 from the Prepare CA Match Program.  FEMA approved an additional $9,950 for administrative costs.  The project is underway.

Regional Food Recovery Program (SB 1383)
The enactment of SB 1383 established statewide targets to reduce the disposal of organic waste and increase the recovery of edible food for human consumption. To comply with these requirements, local jurisdictions are required to establish food recovery programs and strengthen existing food recovery networks. Since November 2022, the City has participated in the San Gabriel Valley Regional Food Recovery Program, administered by the San Gabriel Valley Council of Governments (SGVCOG), to satisfy these requirements.

The CalRecycle SB 1383 Local Assistance Grant that currently funds the Program will expire on November 2, 2026. The SGVCOG has agreed to continue administering the Program following the expiration of the grant; however, ongoing program costs will be funded by participating member agencies. The City's anticipated cost for FY 2026-2027 is expected to be approximately $30,000, which will be funded through existing waste management fee revenues.

DISCUSSION:

The budget amendment included as Attachment No. 1 appropriates funding related to the Household Hazardous Waste Discretionary Grant from CalRecycle into the FY 2025-2026 Budget.

The budget amendment included as Attachment No. 2 appropriates funding for the PY 2026 CDBG Action Plan, the unexpended balance of the Local Hazard Mitigation Plan Grant, and funding for the City's participation in the Regional Food Recovery Program into the FY 2026-2027 Budget.

LEGAL REVIEW:

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

OPTIONS:

The City Council has the following options:

1. Approve staff's recommendation; or

2. Provide alternative direction.

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

The attached budget amendments appropriate funding as described in the report.

Attachments
Attachment No. 1 - Resolution No. 2026-71
Attachment No. 2 - Resolution No. 2026-37
Attachment No. 3 - HD45-25-0061 Grant Agreement
CITY COUNCIL GOALS & OBJECTIVES: Protect Public Safety
Achieve Fiscal Sustainability and Financial Stability
Address Homeless Issues
A Well-Planned Community
Maintain Good Intergovernmental Relations
An Accessible Community
ATTACHMENT NO. 1
RESOLUTION NO. 2026-71

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 (CALRECYLE

HOUSEHOLD HAZARDOUS WASTE GRANT)
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. 2026-27, 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 7th day of July, 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. 2026-71 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 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. 2026-27
Fund No. - Name
Current
Budget
Proposed
Amendment
Amended
Budget
Fund 158 –CRV
Revenue 0 24,462 24,462
Expenditures 0 21,576 21,576
Net Change in Fund Balance 0 2,886 2,886
REVENUE TOTAL INCREASE 24,462
EXPENDITURE TOTAL INCREASE 21,576
ATTACHMENT NO. 2
RESOLUTION NO. 2026-37

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ADOPTING A BUDGET

AMENDMENT FOR THE FISCAL YEAR COMMENCING
JULY 1, 2026 AND ENDING JUNE 30, 2027 (CDBG ACTION

PLAN AND LOCAL HAZARDOUS MITIGATION PLAN
GRANT)
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, on May 5, 2026, the City Manager presented to the City Council a proposed budget for Fiscal Year 2026-27 in compliance with Section 2-151(m) of the West Covina Municipal Code; and
WHEREAS, the City 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 16, 2026, the City Council adopted a budget for Fiscal Year 2026-27; 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. 2027-01, attached hereto as Exhibit A, for Fiscal Year 2026-27.

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 7th day of July, 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. 2026-37 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 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 2026-27
Budget Amendment No. 2027-01
Fund No. - Name
Current
Budget
Proposed
Amendment
Amended
Budget
Fund 129 – AB 969
Revenue 375,700 0 375,700
Expenditures 29,510 30,000 59,510
Net Change in Fund Balance 349,190 30,000 319,190
REVENUE TOTAL INCREASE 0
EXPENDITURE TOTAL INCREASE 30,000
Fund 131 –CDBG
Revenue 800,000 0 800,000
Expenditures 519,054 1,199,756 1,718,810
Net Change in Fund Balance 280,946 1,199,756 (918,810)
REVENUE TOTAL INCREASE 0
EXPENDITURE TOTAL INCREASE 1,199,756
Fund 138 – CAL OES Grant
Revenue 0 24,950 24,950
Expenditures 0 24,950 24,950
Net Change in Fund Balance 0 0 0
REVENUE TOTAL INCREASE 24,950
EXPENDITURE TOTAL INCREASE 24,950
Fund 139 – FEMA Grant
Revenue 0 145,890 145,890
Expenditures 0 145,890 145,890
Net Change in Fund Balance 0 0 0
REVENUE TOTAL INCREASE 145,890
EXPENDITURE TOTAL INCREASE 145,890
Exhibit A
City of West Covina
Fiscal Year 2026-27
Budget Amendment No. 2027-01
(Continued)
Fund 158 – CRV Recycling Grant
Revenue 0 33,625 33,625
Expenditures 0 33,625 33,625
Net Change in Fund Balance 0 0 0
REVENUE TOTAL INCREASE 33,625
EXPENDITURE TOTAL INCREASE 33,625

HD45-25-0061
City of West Covina
State of California - California Environmental
Protection Agency
CalRecycle 110 (Rev 10/19)
Department of Resources Recycling and
Recovery (CalRecycle)
Grant Agreement Cover Sheet
Grant Number
HD45-25-0061
Name of Grant Program
2025-26 Household Hazardous Waste Discretionary Grants
Grantee Name
City of West Covina
Taxpayer's Federal Employer Identification Number
Total Grant not to Exceed
$50,000.00
Start of Grant Term
Notice to Proceed Email Date
End of Grant Term
February 28, 2029
The Department of Resources Recycling and Recovery (CalRecycle) and City of West Covina (the “Grantee”), in mutual consideration of the promises made herein, agree to comply with the provisions of this Agreement, which consists of this Grant Agreement Cover Sheet and the following Exhibits, which are incorporated by this reference and made a part of this Agreement as if attached hereto:

Exhibit A – Terms and Conditions
Exhibit B – Procedures and Requirements
Exhibit C – Application with revisions, if any, and any amendments

This Agreement is of no force or effect until signed by both parties. Grantee shall not commence performance until it receives written approval from CalRecycle. In witness whereof, the parties hereto have executed this Agreement as of the dates entered below.

ATTACHMENT NO. 3

HD45-25-0061
City of West Covina

Department/Grantor Name Grantee Name
CalRecycle City of West Covina
Signature of CalRecycle’s Authorized
Signatory
Signature of Grantee’s Authorized Signatory
(as authorized in Resolution, Letter of
Commitment, or Letter of Designation)
X
Printed Name of CalRecycle’s Authorized
Signatory
Printed Name of Grantee’s Authorized
Signatory
Lu Saephanh
Title Title
Deputy Director, CalRecycle
Date Date

Grantee Payment Address
City Manager's Office
1444 W Garvey Ave. S
West Covina, CA 91790

Revised Grantee Payment Address (if needed)

02/02/2026 01/23/2026
Acting City Manager
Milan Mrakich
Milan Mrakich Digitally signed by Milan Mrakich Lu Saephanh Date: 2026.01.29 15:39:25 -08’00’ Digitally signed by Lu Saephanh
Date: 2026.02.02 10:50:28 -08’00’

HD45-25-0061
City of West Covina
Certification of Funding
Amount Encumbered by
this Agreement
Prior Amount Encumbered for
this Agreement
Total Amount
Encumbered to Date
$50,000.00 $50,000.00

Grant Year/Program Chapter Statute Year
2025-26 Household
Hazardous Waste
Discretionary Grants
4 2025
Org Code Reference Fund
3970 101 0387

Enactment Year Fiscal Year Fund Title
2025 2025-26 IWMA
Fi$Cal Expenditure Information

Reporting Structure Program (PGM-SUB-TSK) Account/Alt Account 39705310 3700000224 5432000

I hereby certify upon my own personal knowledge that budgeted funds are available for the period and purpose of the expenditure stated above.

Signature of CalRecycle Budget Office Date
Jacqueline Fulkerson  Digitally signed by Jacqueline Fulkerson Date: 2026.01.22 10:50:45 -08’00’
AGENDA ITEM NO. 3

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: July 7, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, City Manager
SUBJECT: CONSIDERATION OF A RESOLUTION OF INTENTION TO LEVY AN ASSESSMENT

FOR THE WEST COVINA AUTO PLAZA BUSINESS IMPROVEMENT DISTRICT FOR FISCAL YEAR 2026-27
RECOMMENDATION:

It is recommended that the City Council:

Approve the Annual Report for Fiscal Year 2026-27 for the West Covina Auto Plaza Business Improvement District.

1. 2. Adopt the following resolution:

RESOLUTION NO. 2026-77 - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AN ASSESSMENT

WITHIN THE BUSINESS IMPROVEMENT AREA KNOWN AS THE WEST COVINA AUTO PLAZA BUSINESS IMPROVEMENT DISTRICT FOR FISCAL YEAR 2026-27 AND SETTING

THE TIME AND PLACE FOR A PUBLIC HEARING THEREON
BACKGROUND:

The Parking and Business Improvement Area Law of 1989 (California Streets and Highways Code sections 36500 et seq.) ("PBIA Law") establishes the framework for business improvement districts.

The State wanted to make it possible for groups of businesses to band together and invest in their commercial neighborhoods for the purposes of revitalization, stability, and growth.  On June 1, 1993, the City Council adopted Ordinance No. 1923, which established the West Covina Auto Plaza Business Improvement District ("Auto Plaza BID" or "BID"). The City created this BID at the request of the businesses located in the area. Each year, the City Council holds a noticed public hearing before deciding to renew the BID for another year.

The assessment revenue is collected from businesses located within the Auto Plaza BID and is used to pay for the capital costs, operation and maintenance of an LED readerboard sign located in the West Covina Auto Plaza, adjacent to the I-10 freeway, and for the operation and maintenance of the Auto Plaza entry monument sign and landscaping located at the southeast corner of Azusa Avenue and Garvey Avenue South.  Assessment revenue is also used for landscaping maintenance along the I-10 freeway immediately facing and parallel to the Auto Plaza dealerships.

On April 19, 1994, the City Council appointed an Advisory Board consisting of the owners (and/or their On April 19, 1994, the City Council appointed an Advisory Board consisting of the owners (and/or their representatives) of the auto dealerships located at the Auto Plaza.  The function of the Advisory Board is to make recommendations to the City Council on the expenditure of revenues derived from the levy of assessments, on the classification of businesses, and on the method and basis of levying the assessments.  Pursuant to the PBIA Law, for each fiscal year that assessments will be levied, the Advisory Board is required to cause a report to be prepared containing the following:
(1) any proposed changes in the boundaries of the BID or in any benefit zones within the area; (2) the improvements and activities to be provided for that fiscal year; (3) an estimate of the cost of providing the improvements and the activities for that fiscal year; (4) the method and basis of levying the assessment in sufficient detail to allow each business owner to estimate the amount of the assessment to be levied against his or her business for that fiscal year; (5) the amount of any surplus or deficit revenues to be carried over from a previous fiscal year; and (6) the amount of any contributions to be made from sources other than assessments levied.

The purpose of this report is to request that the City Council approve the Annual Report and adopt the resolution of intention to levy the assessment for Fiscal Year (FY) 2026-27.

DISCUSSION:

On June 18, 2026, the Auto Plaza BID Advisory Board held its annual meeting and approved the Annual Report (Attachment No. 1).  The Annual Report was filed with the City Clerk as required by the PBIA Law. The next step is for the City Council to approve the report. The City Council may approve the report as filed by the Advisory Board or may modify any particulars contained in the report and approve it as modified. After the City Council approves the report, it is required to adopt a resolution of intention to levy the annual assessment. The PBIA Law requires that the resolution of intention contain specified information, including fixing the time and place for the public hearing to be held regarding the proposed assessment.

The proposed resolution (Attachment No. 2) sets the date for the required public hearing for July 21, 2026, at 7:00 p.m., or as soon thereafter as the matter may be heard. At the conclusion of the public hearing, the City Council may adopt a resolution confirming the Annual Report as originally filed or as changed by it. Adoption of the resolution constitutes levy of the assessment for FY 2026-27.

The Annual Report includes a total budget of $121,168, with an assessment of $16,524.00 per dealership site. The gross estimated annual cost for operating expenditures including programming, maintenance, electricity, and insurance for the readerboard sign, landscaping, landscape maintenance, taxes and preparation costs, is $60,750.

The Advisory Board voted to assess themselves $16,524.00 (the same as last year), which would generate $115,668.00 for FY 2026-27. In addition, $5,500 will be generated in interest income, for a total revenue of $121,168 for FY 2026-2027. As the annual expenditures are $60,750, the assessments will cover the total annual expenditures, with a surplus of $60,418. An assessment of $16,524.00 for each of the seven (7) dealership sites in the Auto Plaza BID will be placed on the tax rolls by the County of Los Angeles Department of Auditor-Controller.

As outlined above, the PBIA Law requires approval of the Annual Report and adoption of a resolution of intention to initiate proceedings for the FY 26-27 assessment for the Auto Plaza BID.

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: Gerardo Rojas, Economic Development Project Coordinator Fiscal Impact
FISCAL IMPACT:

There is no impact to the City's General Fund by adopting the resolution of intention and setting the Public Hearing for July 21, 2026. As part of the Annual Report approval by the Auto Plaza BID is the repayment of the City loan. All costs are covered by assessments collected from the West Covina Auto Plaza Business Improvement District dealerships. In addition, the Auto Plaza Business Improvement District is charged a nominal administrative fee for City staff’s time to administer the West Covina Plaza BID and monitor the annual budget.

Attachments
Attachment No. 1 - West Covina Auto Plaza Annual Report - 2026-2027 Attachment No. 2 - Resolution No. 2026-77
CITY COUNCIL GOALS & OBJECTIVES: Achieve Fiscal Sustainability and Financial Stability Maintain Good Intergovernmental Relations
Expand Economic Development Opportunities
ATTACHMENT NO. 1

WEST COVINA AUTO PLAZA

BUSINESS IMPROVEMENT DISTRICT

ANNUAL REPORT
FOR
FISCAL YEAR 2026-2027

1. Any proposed changes in the boundaries of the business improvement district area.

None.

2. The improvements and activities to be provided for Fiscal Year 2026-2027.

Financing the operation and maintenance of an LED readerboard sign located in the West Covina Auto Plaza adjacent to the San Bernardino Interstate 10 Freeway as well as financing of the operation and maintenance costs for the entry monument to the Auto Plaza, which includes the sign and landscaping located at the southwest corner of Azusa Avenue and Garvey Avenue South. Financing also includes landscape maintenance along Interstate 10 Freeway immediately facing and parallel to the Auto Plaza Dealerships.

3. Estimate of the cost of providing the improvements and the activities for Fiscal Year 2026-2027.

Gross estimated annual cost/expenditures for operating expenditures including programming, maintenance, electricity, and insurance for the readerboard sign, landscaping, landscape maintenance, taxes and preparation costs, amongst other costs is $60,750. The Advisory Board voted to assess themselves $16,524.00 (the same as last year) which would generate $115,668.00 for FY 2026-2027. In addition, $5,500 will be generated in interest income, for a total revenue of $121,168 for FY 2026-2027. As the annual expenditures are $60,750, the assessment will cover the total annual expenditures with a surplus of $60,418. An assessment of $16,524.00 for each of the seven (7) dealership sites in the business improvement district will be placed on the tax rolls by the County of Los Angeles Department of Auditor-Controller.

4. Method and basis of levying the assessment for Fiscal Year 2026-2027.

The method and basis of levying the assessment will be pursuant to Ordinance No. 1923, which was adopted by the City Council on June 1, 1993.

5. Amount of any surplus or deficit revenues to be carried over from Fiscal Year 2026- 2027.

FY 2026-2027 is anticipated to have a surplus of $60,418.

6. Amount of any contributions to be made from sources other than the assessments levied.

None.

EXHIBIT A
ATTACHMENT NO. 2
Resolution No. 2026-77

RESOLUTION NO. 2026-77

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DECLARING ITS

INTENTION TO LEVY AN ASSESSMENT WITHIN THE

BUSINESS IMPROVEMENT AREA KNOWN AS THE WEST

COVINA AUTO PLAZA BUSINESS IMPROVEMENT
DISTRICT FOR FISCAL YEAR 2026-27 AND SETTING THE

TIME AND PLACE FOR A PUBLIC HEARING THEREON
The City Council of the City of West Covina finds and declares as follows:

WHEREAS, in adopting the Parking and Business Improvement Area Law of 1989 (California Streets and Highways Code sections 36500 et seq.), the California Legislature authorized cities to levy assessments on businesses in order to promote economic revitalization and tourism, create jobs, attract new businesses, and prevent erosion of business districts; and
WHEREAS, on June 1, 1993, the City Council adopted Ordinance No. 1923, which established the West Covina Auto Plaza Business Improvement District (“District”) for purposes of levying an assessment within the District to fund the construction, operation and maintenance of an electronic readerboard to be located adjacent to the I-10 freeway and benefit the West Covina Auto Plaza dealerships to be assessed. The District was established with one hundred percent (100%) property owner consent; and WHEREAS, on April 19, 1994, the City Council appointed the owners and/or their representatives of the auto dealerships located in the West Covina Auto Plaza as the advisory board of the District as required by California Streets and Highways Code section 36530 (“Advisory Board”); and
WHEREAS, the Advisory Board has caused the Annual Report for Fiscal Year 2026-27 required by California Streets and Highways Code section 36533 to be prepared and filed with the City Clerk; and
WHEREAS, the City Council has approved said Annual Report; and WHEREAS, the City Council proposes to levy and collect assessments within the District for Fiscal Year 2026-27; and
WHEREAS, this Resolution of Intention will commence proceedings under the Parking and Business Improvement Area Law of 1989 to levy the annual assessment for the District for the 2026-27 Fiscal Year.

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

Resolution No. 2026-77

SECTION 1. Intention; Assessment. The City Council hereby declares its intention to levy and collect assessments in the District for Fiscal Year 2026-27 pursuant to California Streets and Highways Code sections 36500 et seq. The boundaries of the District are set forth in Exhibit A, attached hereto and incorporated herein. The proposed amount of the annual assessment is $16,524.00. Pursuant to California Streets and Highways Code section 36531, new businesses commenced after the effective date of the resolution levying the assessment will be exempt from the levy of assessment.

SECTION 2. Types of Activities to Be Funded. The proposed use of the assessment revenue collected through the levy of the annual assessment is for financing the operation and maintenance of an LED readerboard sign located in the West Covina Auto Plaza adjacent to the San Bernardino Interstate 10 Freeway as well as financing of the operation and maintenance costs for the entry monument to the Auto Plaza, which includes the sign and landscaping located at the southwest corner of Azusa Avenue and Garvey Avenue South. The assessment revenue is also proposed to be used to finance landscape maintenance along Interstate 10 Freeway immediately facing and parallel to the dealerships located within the District.

SECTION 3. Annual Report. The Annual Report for Fiscal Year 2026-27 for the District is on file in the City Clerk’s Office. Said report provides a detailed description of the improvements and activities to be provided in Fiscal Year 2026-27, the boundaries of the District, and the proposed assessments to be levied upon the businesses within the District for Fiscal Year 2026-27.

SECTION 4. Method and Basis of Levy. The method and basis of levying the assessment will be pursuant to Ordinance No. 1923, which was adopted by the City Council on June 1, 1993.

SECTION 5. Time and Place of Public Meeting/Hearing. The time and place of the public hearing on the levy of an annual assessment for Fiscal Year 2026-27 shall be 7:00 p.m., or as soon thereafter as the matter may be heard, on July 21, 2026, in the City Council Chambers located at 1444 West Garvey Avenue South, West Covina, California.

At the public hearing set forth above, the testimony of all interested persons for or against the annual levy of the assessment for the District, the extent of the area, and/or the furnishing of specific types of improvements or activities will be heard by the City Council.

SECTION 6. Protests. Consistent with California Streets and Highways Code sections 36524 and 36525, the following rules shall apply to all protests:
(a) A protest may be made orally or in writing by any interested person. Any protest pertaining to the regularity or sufficiency of the proceedings shall be in writing and shall clearly set forth the irregularity or defect to which the objection is made.

Resolution No. 2026-77

(b) Every written protest shall be filed with the City Clerk’s Office, West Covina City Hall, 1444 West Garvey Avenue South, West Covina, California 91790, at or before the time fixed for the public hearing as set forth above. (c) The City Council may waive any irregularity in the form or content of any written protest, and, at the public hearing, may correct minor defects in the proceedings.
(d) A written protest may be withdrawn in writing at any time before the conclusion of the public hearing.
(e) Each written protest shall contain a description of the business in which the person subscribing the protest is interested sufficient to identify the business and, if a person subscribing is not shown on the official records of the City as the owner of the business, the protest shall contain or be accompanied by written evidence that the person subscribing is the owner of the business. A written protest which does not comply with this section shall not be counted in determining a majority protest. (f) If written protests are received from the owners of businesses in the District which will pay fifty percent (50%) or more of the assessments to be levied and protests are not withdrawn so as to reduce the protests to less than the fifty percent (50%), no further proceedings on the proposal to continue to levy the assessment, as specified by this Resolution, shall be taken by the City Council for a period of one year from the date of the filing of a majority protest.
(g) If the majority protest is only against the furnishing of a specified type or types of improvement or activity within the District, those types of improvements or activities shall be eliminated.

SECTION 7. Additional Information. Any person seeking additional information may contact Gerardo Rojas, Economic Development Project Coordinator, 1444 West Garvey Avenue South, Room 205, West Covina, California 91790; Telephone Number:
(626) 939-8417.

SECTION 8. Publication. The City Clerk shall cause this Resolution of Intention to be published once in a newspaper of general circulation in the City at least seven (7) days before the July 21, 2026 public hearing.

SECTION 9. Certification; Effective Date. 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.

Resolution No. 2026-77

APPROVED AND ADOPTED this 7th day of July, 2026.

Letty Lopez-Viado
Mayor

APPROVED AS TO FORM ATTEST

Thomas P. Duarte Lisa Sherrick, CMC
City Attorney Assistant City Clerk
I, LISA SHERRICK, ASSISTANT CITY CLERK, CMC of the City of West Covina, California, do hereby certify that the foregoing Resolution No. 2026-77 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
Resolution No. 2026-77
Exhibit A

EXHIBIT A
AGENDA ITEM NO. 4

AGENDA STAFF REPORT
City of West Covina | Office of the City Manager
DATE: July 7, 2026
TO: Mayor and City Council
FROM: Milan Mrakich, City Manager
SUBJECT: CONSIDERATION OF RENEWAL OF LANDSCAPE MAINTENANCE DISTRICTS 4, 6, AND 7 - ORDERING AND APPROVAL OF THE PRELIMINARY CONSOLIDATED

ENGINEER'S REPORT AND ADOPTION OF RESOLUTIONS OF INTENTION TO LEVY ASSESSMENTS IN THE DISTRICTS FOR FISCAL YEAR 2026-27 RECOMMENDATION:

It is recommended that the City Council:

1. Adopt the following resolutions:

RESOLUTION NO. 2026-60 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ORDERING THE PREPARATION AND FILING OF A REPORT REGARDING THE FISCAL YEAR 2026-27 ASSESSMENT TO BE LEVIED IN CONNECTION WITH LANDSCAPE MAINTENANCE DISTRICT NO. 4
RESOLUTION NO. 2026-61 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ORDERING THE PREPARATION AND FILING OF A REPORT REGARDING THE FISCAL YEAR 2026-27 ASSESSMENT TO BE LEVIED IN CONNECTION WITH LANDSCAPE MAINTENANCE DISTRICT NO. 6
RESOLUTION NO. 2026-62 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ORDERING THE PREPARATION AND FILING OF A REPORT REGARDING THE FISCAL YEAR 2026-27 ASSESSMENT TO BE LEVIED IN CONNECTION WITH LANDSCAPE MAINTENANCE DISTRICT NO. 7

2. Following adoption of Resolutions Nos. 2026-60, 2026-61, and 2026-62, approve the Preliminary Consolidated Fiscal Year 2026-27 Engineer’s Report for Landscape Maintenance Districts 4, 6 & 7.

3. Following approval of the Preliminary Consolidated Fiscal Year 2026-27 Engineer’s Report for Landscape Maintenance Districts 4, 6 & 7, adopt the following resolutions:

RESOLUTION NO. 2026-63 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AND COLLECT ASSESSMENTS WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 4 FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC HEARING REGARDING SUCH ASSESSMENTS RESOLUTION NO. 2026-64 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AND COLLECT ASSESSMENTS WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 6 FOR FISCAL YEAR ASSESSMENTS WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 6 FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC HEARING REGARDING SUCH ASSESSMENTS RESOLUTION NO. 2026-65 – A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DECLARING ITS INTENTION TO LEVY AND COLLECT ASSESSMENTS WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 7 FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC HEARING REGARDING SUCH ASSESSMENTS BACKGROUND:

The Landscaping and Lighting Act of 1972 (California Streets and Highways Code section 22500 et seq.) (the "Act") specifies the procedures for renewal of landscape maintenance districts.

Landscape Maintenance District No. 4 (“LMD4”) was established in 1975. This district is in the southeasterly part of the City. The assessments collected are used to maintain landscaping, irrigation, hardscape (e.g., sidewalks, walls, etc.), and area lighting on 130 acres of public open space within the boundaries of the district. To encourage innovative housing types and neighborhood designs and to preserve the ridge lines in the San Jose Hills, this area was originally developed with relatively narrow street rights-of-way and small lot sizes. The resulting surplus land was converted to landscaped slope areas and park-like "green belt" areas containing walkways, landscaping, and lighting.

Landscape Maintenance District No. 6 (“LMD6”) was established in 1980 at the request of the owner of the development in lieu of forming a Homeowners’ Association. LMD6 is located in the easterly end of the City known as South Hills. The funds collected by LMD6 are used to maintain landscaping and irrigation in public open space areas within its boundaries. LMD6 contains 238 single-family dwellings, approximately 12 acres of landscaped and irrigated areas, and approximately 65 acres of natural area.

Landscape Maintenance District No. 7 (“LMD7”) was established in 1980 at the request of the owner of the development in lieu of forming a Homeowners' Association. LMD7 is generally located at the easterly end of the City. The funds collected by the district are used to maintain landscaping and irrigation in public open space areas within its boundaries. Currently, LMD7 contains 372 improved and 8 unimproved single-family residential parcels. When development is 100 percent complete, LMD7 will contain 380 developed single-family residential parcels, 25 acres of landscaped and irrigated area, and 105 acres of natural area.

DISCUSSION:

The initial step of the renewal process is to adopt the resolution ordering the Engineer’s Report. The assessment engineer, Webb Municipal Finance, has prepared a Preliminary Consolidated Report for LMD4, LMD6 and LMD7 which includes plans and specifications for improvements, estimated costs, assessment diagrams, and assessments spread to cover the estimated costs for each district. The report was prepared in accordance with the Act.

The next step in the renewal process is the approval of the Engineer’s Report and adoption of the Resolution of Intention concerning the levy and collection of assessments for LMD4, LMD6 and LMD7.

The Act also requires the Resolution of Intention to give notice of, and fix a time and place for, a public hearing regarding the proposed assessments. Pursuant to the Act, the public hearing must be held at a regular meeting before August 10th. Staff recommends holding the required public hearing on July 21, 2026. At the public hearing, the City Council will consider all written and oral comments regarding the level of assessments, and the maintenance and capital improvement work proposed for LMD4, LMD6 and LMD7. The renewal process requires that a public notice, in the form of the Resolution of Intention, be posted and published in a locally circulated newspaper, but does not require notices to be mailed to each resident. Upon the conclusion of the hearing, the City Council should adopt a resolution confirming the diagram and assessment levy, either as proposed or as changed by the City Council.

Staff recommends that the assessment rates be maintained at their current levels for Fiscal Year 2026-27. The annual assessment rates for LMD4 will be maintained at $49.16 for commercial units in 2026-27. The annual assessment rates for LMD4 will be maintained at $49.16 for commercial units in A1 zone, $77.89 for condominium units in A2 zone, $49.33 for condominium/apartment units in A3 zone, $232.48 for condominium units in A4 zone, $260.98 for single-family residential in A5 zone, $289.99 for single-family residential in A6 zone, $348.02 for a single dwelling unit in A7 zone, $386.66 for a fourplex unit in the A8 zone, and $464 for a duplex unit in the A9 zone. The annual assessment rates for LMD6 will be maintained at $650 per lot annually ($54.16 per month). The annual assessment rates for LMD7 will be maintained at $464.06 per developed lot and $139.22 per undeveloped lot.

In FY 23-24, the City entered into a new landscaping agreement that increased the scope of services to include the entire hillside that will be trimmed to a maximum of 4 feet in height. This work continued through FY 24-25, FY 25-26 and will be maintained for FY 26-27.

If determined that rates are to be increased in the future, it would require a vote by the affected property owners. Pending completion of further analysis, this report recommends that assessment rates be maintained at their current levels for FY 2026-27.

LEGAL REVIEW:

The City Attorney has reviewed the resolutions and approved them as to form.

OPTIONS:

The City Council has the following options:

1.    Approve Staff's recommendation; or

2.    Provide alternative direction.

ENVIRONMENTAL REVIEW:

This item is statutorily exempt from the provisions of the California Environmental Quality Act (“CEQA”) pursuant to Section 15273 (Rates, Tolls, Fares, and Charges) and generally exempt from CEQA pursuant to Section 15061(b)(3) of the CEQA Guidelines in that it consists of the continuing maintenance and operations of landscaping and irrigation within the districts, which does not have the potential for causing a significant effect on the environment.

Prepared by: Sarah Garcia, Administrative Assistant II
Additional Approval: Neil Mehta, Assistant City Manager Fiscal Impact
FISCAL IMPACT:

The Fiscal Year 2026-27 Consolidated Engineer’s Report for LMD4, 6 and 7 recommends that the assessment rates be maintained at their current levels. The annual assessment rates for LMD4 will be maintained at $348.02 for a single dwelling unit and $464 for a duplex unit. The projected income from the recommended rates is $1,162,827. The annual assessment rate for LMD6 is based on a special uniform benefit to the property owners and is recommended to remain at its current level of $650 per lot annually ($54.16 per month). The total projected revenue from the recommended rates is $154,700. The annual assessment rates for LMD7 will be maintained at $464.06 per improved lot and $139.22 per unimproved lot. The total projected revenue is $173,744. There are no legal requirements or formal guidelines for the amount of reserves in an assessment district. Ongoing improvements such as irrigation system improvements, enhancement to existing landscaping, tree trimming, and other extras are being eliminated to maintain the operating budget within projected revenues from the capped assessment rates.

Attachments
Attachment No. 1 - Resolution No. 2026-60
Attachment No. 2 - Resolution No. 2026-61
Attachment No. 3 - Resolution No. 2026-62
Attachment No. 4 - Resolution No. 2026-63
Attachment No. 5 - Resolution No. 2026-64
Attachment No. 6 - Resolution No. 2026-65
Attachment No. 7- Engineers Report
CITY COUNCIL GOALS & OBJECTIVES: A Well-Planned Community Enhance City Image and Effectiveness
ATTACHMENT NO. 1
RESOLUTION NO. 2026-60

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, ORDERING THE

PREPARATION AND FILING OF A REPORT REGARDING
THE FISCAL YEAR 2026-27 ASSESSMENT TO BE LEVIED

IN CONNECTION WITH LANDSCAPE MAINTENANCE
DISTRICT NO. 4
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the City’s Landscape Maintenance District No. 4 (the “District”) has been established pursuant to the Landscaping and Lighting Act of 1972 (California Streets and Highways Code Section 22500 et seq.) (the “Act”) to fund the maintenance and servicing of certain public landscaping and appurtenant facilities in the City; and WHEREAS, in connection with the District, the City annually levies an assessment against real property; and
WHEREAS, the City Council desires to initiate proceedings to levy the assessment for Fiscal Year 2026-27 in connection with the District; and WHEREAS, no increased assessments, new improvements nor substantial changes in existing improvements within the District are proposed.

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

SECTION 1. The above recitals are true and correct.

SECTION 2. The City Council orders Webb Municipal Finance, LLC, as assessment engineer, to prepare and file with the City Clerk a report on the assessment in connection with the District for Fiscal Year 2026-27. Such report shall include all information required by Section 22565 et seq. of the Act.

SECTION 3. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.

APPROVED AND ADOPTED this 7th day of July, 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. 2026-60 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
ATTACHMENT NO. 2
RESOLUTION NO. 2026-61

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ORDERING THE

PREPARATION AND FILING OF A REPORT
REGARDING THE FISCAL YEAR 2026-27

ASSESSMENT TO BE LEVIED IN CONNECTION WITH
LANDSCAPE MAINTENANCE DISTRICT NO. 6
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the City’s Landscape Maintenance District No. 6 (the “District”) has been established pursuant to the Landscaping and Lighting Act of 1972 (California Streets and Highways Code Section 22500 et seq.) (the “Act”) to fund the maintenance and servicing of certain public landscaping and appurtenant facilities in the City; and WHEREAS, in connection with the District, the City annually levies an assessment against real property; and
WHEREAS, the City Council desires to initiate proceedings to levy the assessment for Fiscal Year 2026-27 in connection with the District; and WHEREAS, no increased assessments, new improvements nor substantial changes in existing improvements within the District are proposed.

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

SECTION 1. The above recitals are true and correct.

SECTION 2. The City Council orders Webb Municipal Finance, LLC, as assessment engineer, to prepare and file with the City Clerk a report on the assessment in connection with the District for Fiscal Year 2026-27. Such report shall include all information required by Section 22565 et seq. of the Act.

SECTION 3. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.

APPROVED AND ADOPTED this 7th day of July, 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. 2026-61 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
ATTACHMENT NO. 3
RESOLUTION NO. 2026-62

A RESOLUTION OF THE CITY COUNCIL OF THE CITY

OF WEST COVINA, CALIFORNIA, ORDERING THE

PREPARATION AND FILING OF A REPORT
REGARDING THE FISCAL YEAR 2026-27

ASSESSMENT TO BE LEVIED IN CONNECTION WITH
LANDSCAPE MAINTENANCE DISTRICT NO. 7
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the City’s Landscape Maintenance District No. 7 (the “District”) has been established pursuant to the Landscaping and Lighting Act of 1972 (California Streets and Highways Code Section 22500 et seq.) (the “Act”) to fund the maintenance and servicing of certain public landscaping and appurtenant facilities in the City; and WHEREAS, in connection with the District, the City annually levies an assessment against real property; and
WHEREAS, the City Council desires to initiate proceedings to levy the assessment for Fiscal Year 2026-27 in connection with the District; and WHEREAS, no increased assessments, new improvements nor substantial changes in existing improvements within the District are proposed.

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

SECTION 1. The above recitals are true and correct.

SECTION 2. The City Council orders Webb Municipal Finance, LLC, as assessment engineer, to prepare and file with the City Clerk a report on the assessment in connection with the District for Fiscal Year 2026-27. Such report shall include all information required by Section 22565 et seq. of the Act.

SECTION 3. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.

APPROVED AND ADOPTED this 7th day of July, 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. 2026-62 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
ATTACHMENT NO. 4
RESOLUTION NO. 2026-63

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DECLARING ITS

INTENTION TO LEVY AND COLLECT ASSESSMENTS
WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 4
FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC

HEARING REGARDING SUCH ASSESSMENTS
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the City’s Landscape Maintenance District No. 4 (the “District”) has been established pursuant to the Landscaping and Lighting Act of 1972 (California Streets and Highways Code Section 22500 et seq.) (the “Act”) to fund the maintenance and servicing of certain public landscaping and appurtenant facilities in the City; and WHEREAS, in connection with the District, the City annually levies an assessment against real property; and
WHEREAS, by its Resolution No. 2026-60, adopted July 7, 2026, the City Council directed Webb Municipal Finance, LLC, as assessment engineer (the “Engineer”), to prepare and file a report regarding the District; and
WHEREAS, the Engineer has filed said report, entitled “Preliminary Consolidated Engineer’s Report, Fiscal Year 2026-2027, City of West Covina Landscape Maintenance Districts 4, 6 & 7” (the “Consolidated Report”), and the Consolidated Report is on file and available for public inspection in the Office of the City Clerk and is incorporated herein by reference; and
WHEREAS, the City Council, by minute action, has approved the Consolidated Report; and
WHEREAS, the City Council desires to continue with proceedings to levy the assessment in connection with the District for Fiscal Year 2026-27 as described in the Consolidated Report.

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

SECTION 1. The City Council declares its intention to levy and collect assessments within the District for Fiscal Year 2026-27 and notes that:
(a) The distinctive name of the District is the “City of West Covina Landscape Maintenance District No. 4.”
(b) The District is generally located in the southeasterly part of the City. (c) The existing and proposed improvements are generally described as landscaping, irrigation, hardscape, and paseo lighting on 130 acres of public open space within the boundaries of the District. No substantial changes are proposed to the nature of the improvements.
(d) Reference is made to the Consolidated Report, on file with the City Clerk, for a full and detailed description of the improvements, the boundaries of the assessment district and any zones therein, and the proposed assessments upon assessable lots and parcels of land within the District. (e) The rate of this assessment is not proposed to increase from the rate levied in Fiscal Year 2025-26.

SECTION 2. A public hearing is set for Tuesday, July 21, 2026, at 7:00 p.m., or as soon thereafter as the matter may be heard, in the City Council Chambers located at 1444 West Garvey Avenue South in the City of West Covina, to take the testimony on the issue of whether or not the assessments should be approved.

SECTION 3. The City Clerk shall give notice of said public hearing in the time, form, and manner as required by law, including, but not limited to, publication of this resolution in accordance with California Streets and Highways Code Sections 22552 and 22553.

SECTION 4. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.

APPROVED AND ADOPTED this 7th day of July, 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. 2026-63 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
ATTACHMENT NO. 5
RESOLUTION NO. 2026-64

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DECLARING ITS

INTENTION TO LEVY AND COLLECT ASSESSMENTS
WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 6
FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC

HEARING REGARDING SUCH ASSESSMENTS
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the City’s Landscape Maintenance District No. 6 (the “District”) has been established pursuant to the Landscaping and Lighting Act of 1972 (California Streets and Highways Code Section 22500 et seq.) (the “Act”) to fund the maintenance and servicing of certain public landscaping and appurtenant facilities in the City; and WHEREAS, in connection with the District, the City annually levies an assessment against real property; and
WHEREAS, by its Resolution No. 2026-61, adopted July 7, 2026, the City Council directed Webb Municipal Finance, LLC, as assessment engineer (the “Engineer”), to prepare and file a report regarding the District; and
WHEREAS, the Engineer has filed said report, entitled “Preliminary Consolidated Engineer’s Report, Fiscal Year 2026-2027, City of West Covina Landscape Maintenance Districts 4, 6 & 7” (the “Consolidated Report”), and the Consolidated Report is on file and available for public inspection in the Office of the City Clerk and is incorporated herein by reference; and
WHEREAS, the City Council, by minute action, has approved the Consolidated Report; and
WHEREAS, the City Council desires to continue with proceedings to levy the assessment in connection with the District for Fiscal Year 2026-27 as described in the Consolidated Report.

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

SECTION 1. The City Council declares its intention to levy and collect assessments within the District for Fiscal Year 2026-27 and notes that:
(a) The distinctive name of the District is the “City of West Covina Landscape Maintenance District No. 6.”
(b) The District is generally located in the easterly part of the City of West Covina on the westerly-facing slopes of the San Jose Hills. (c) The existing and proposed improvements are generally described as to landscaping and irrigation in public open space areas within the boundaries of the District. No substantial changes are proposed to the nature of the improvements.
(d) Reference is made to the Consolidated Report, on file with the City Clerk, for a full and detailed description of the improvements, the boundaries of the assessment district and any zones therein, and the proposed assessments upon assessable lots and parcels of land within the District. (e) The rate of this assessment is not proposed to increase from the rate levied in Fiscal Year 2025-26.

SECTION 2. A public hearing is set for Tuesday, July 21, 2026, at 7:00 p.m., or as soon thereafter as the matter may be heard, in the City Council Chambers located at 1444 West Garvey Avenue South in the City of West Covina, to take the testimony on the issue of whether or not the assessments should be approved.

SECTION 3. The City Clerk shall give notice of said public hearing in the time, form, and manner as required by law, including, but not limited to, publication of this resolution in accordance with California Streets and Highways Code Sections 22552 and 22553.

SECTION 4. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.

APPROVED AND ADOPTED this 7th day of July, 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. 2026-64 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
ATTACHMENT NO. 6
RESOLUTION NO. 2026-65

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

WEST COVINA, CALIFORNIA, DECLARING ITS

INTENTION TO LEVY AND COLLECT ASSESSMENTS
WITHIN LANDSCAPE MAINTENANCE DISTRICT NO. 7
FOR FISCAL YEAR 2026-27 AND SETTING A PUBLIC

HEARING REGARDING SUCH ASSESSMENTS
The City Council of the City of West Covina hereby finds and declares as follows:

WHEREAS, the City’s Landscape Maintenance District No. 7 (the “District”) has been established pursuant to the Landscaping and Lighting Act of 1972 (California Streets and Highways Code Section 22500 et seq.) (the “Act”) to fund the maintenance and servicing of certain public landscaping and appurtenant facilities in the City; and WHEREAS, in connection with the District, the City annually levies an assessment against real property; and
WHEREAS, by its Resolution No. 2026-62, adopted July 7, 2026, the City Council directed Webb Municipal Finance, LLC, as assessment engineer (the “Engineer”), to prepare and file a report regarding the District; and
WHEREAS, the Engineer has filed said report, entitled “Preliminary Consolidated Engineer’s Report, Fiscal Year 2026-2027, City of West Covina Landscape Maintenance Districts 4, 6 & 7” (the “Consolidated Report”), and the Consolidated Report is on file and available for public inspection in the Office of the City Clerk and is incorporated herein by reference; and
WHEREAS, the City Council, by minute action, has approved the Consolidated Report; and
WHEREAS, the City Council desires to continue with proceedings to levy the assessment in connection with the District for Fiscal Year 2026-27 as described in the Consolidated Report.

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

SECTION 1. The City Council declares its intention to levy and collect assessments within the District for Fiscal Year 2026-27 and notes that:
(a) The distinctive name of the District is the “City of West Covina Landscape Maintenance District No. 7.”
(b) The District is generally located the easterly part of the City of West Covina on the north-facing slopes of the San Jose Hills.
(c) The existing and proposed improvements are generally described as to landscaping and irrigation in public open space areas within the boundaries of the District. No substantial changes are proposed to the nature of the improvements.
(d) Reference is made to the Consolidated Report, on file with the City Clerk, for a full and detailed description of the improvements, the boundaries of the assessment district and any zones therein, and the proposed assessments upon assessable lots and parcels of land within the District. (e) The rate of this assessment is not proposed to increase from the rate levied in Fiscal Year 2025-26.

SECTION 2. A public hearing is set for Tuesday, July 21, 2026, at 7:00 p.m., or as soon thereafter as the matter may be heard, in the City Council Chambers located at 1444 West Garvey Avenue South in the City of West Covina, to take the testimony on the issue of whether or not the assessments should be approved.

SECTION 3. The City Clerk shall give notice of said public hearing in the time, form, and manner as required by law, including, but not limited to, publication of this resolution in accordance with California Streets and Highways Code Sections 22552 and 22553.

SECTION 4. The City Clerk shall certify to the adoption of this resolution and shall enter the same in the book of original resolutions and it shall become effective immediately.

APPROVED AND ADOPTED this 7th day of July, 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. 2026-65 was duly adopted by the City Council of the City of West Covina, California, at a regular meeting thereof held on the 7th day of July, 2026, by the following vote of the City Council:

AYES:

NOES:

ABSENT:

ABSTAIN:

Lisa Sherrick, CMC
Assistant City Clerk
Preliminary Consolidated Engineer’s Report
Fiscal Year 2026-2027
City of West Covina
Landscape Maintenance Districts 4, 6 & 7
Prepared For
July 2026
ATTACHMENT NO. 7
Table of Contents
Sections
Section i. Engineer’s Statement ________________________________________________i Section 1. Plans and Specifications_______________________________________________i Section 2. Cost Estimates _____________________________________________________ 5 Section 3. Method of Apportionment ___________________________________________ 7 Section 4. Assessment Roll ___________________________________________________ 12 Section 5. Assessment Diagram _______________________________________________ 13 Tables
Table 2-2. Estimated Costs ____________________________________________________ 6 Table 3-1. LMD 4 Land Use Codes and Assessment Units ____________________________ 9 Table 3-2. LMD 4 Preliminary Assessment Summary and Comparison _________________ 10 Table 3-3. LMD 6 Assessment Summary and Comparison___________________________ 10 Table 3-4. LMD 7 Preliminary Assessment Summary and Comparison _________________ 11 Appendices
Appendix A. Assessment Roll __________________________________________________ A-1 Appendix B. Assessment Diagram ______________________________________________ B-1 i. Engineer’s Statement
City of West Covina Landscape Maintenance District Nos. 4, 6, and 7 Engineer’s Report for Fiscal Year 2026-2027 i
AGENCY: CITY OF WEST COVINA
PROJECT: LANDSCAPE MAINTENANCE DISTRICT NO. 4
LANDSCAPE MAINTENANCE DISTRICT NO. 6
LANDSCAPE MAINTENANCE DISTRICT NO. 7
TO: CITY COUNCIL

CITY OF WEST COVINA

STATE OF CALIFORNIA
Report Pursuant to "Landscaping and Lighting Act of 1972" Pursuant to direction from the City Council (the “City Council”) of the City of West Covina (the “City”), State of California, submitted herewith is the Engineer’s Report for Landscape Maintenance District No. 4, Landscape Maintenance District No. 6, and Landscape Maintenance District No. 7 (the "Report"), consisting of the following parts, pursuant to the provisions of Division 15, Part 2 of the Streets and Highways Code of the State of California, being the "Landscaping and Lighting Act of 1972" (the “1972 Act”), as amended, commencing with Section 22500, and which is in accordance with Resolution No. _____ adopted by the City Council, Los Angeles County, California ordering the preparation of the Report for Landscape Maintenance District No. 4 (“LMD 4”), Landscape Maintenance District No. 6 (“LMD 6”), and Landscape Maintenance District No. 7 (“LMD No. 7”). This Report is applicable for the ensuing 12-month period, being the Fiscal Year commencing July 1, 2026, to June 30, 2027.

SECTION 1 PLANS AND SPECIFICATIONS of the improvements to be maintained and/or improved for Fiscal Year 2026-2027. The plans and specifications show and describe the existing improvements and are sufficient in showing and describing the general nature, location, and extent of the improvements for each LMD.

SECTION 2 A COST ESTIMATE of the improvements to be maintained and-or improved for the mentioned Fiscal Year for each LMD.

SECTION 3 The METHOD OF APPORTIONMENT showing the proportionate amount of the assessment to be charged in proportion to the benefits to be received by each lot or parcel within the exterior boundaries of each LMD as shown in Appendix B.

SECTION 4 An ASSESSMENT showing the proportionate amount of the assessment to be charged in proportion to the benefits to be received by each lot or parcel within the boundaries of the District, as shown in Appendix B.

SECTION 5 An ASSESSMENT DIAGRAM of the District. Said Diagrams shall show the boundaries of the District.

Reference is made to the Los Angeles County (the “County”) Assessor's Maps for a detailed description of the lines and dimensions of any lots or parcels. The lines and dimensions of each lot shall conform to those shown on the County Assessor's Maps for the Fiscal Year to which the Report applies.
i. Engineer’s Statement
City of West Covina Landscape Maintenance District Nos. 4, 6, and 7 Engineer’s Report for Fiscal Year 2026-2027 ii
I, Matthew E. Webb, a Professional Civil Engineer (employed at Albert A. Webb Associates and retained through an agreement between Webb Municipal Finance, LLC and my employer), acting on behalf of the City of West Covina, pursuant to the Act do hereby assess and apportion the total amount of the costs and expenses upon the parcels of land within Landscape Maintenance Districts 4, 6, and 7 liable therefore and benefited thereby, in proportion to the estimated benefits that each parcel receives, respectively, from said maintenance, works of improvement, and appurtenances.

Executed this day of 2026.

ALBERT A. WEBB ASSOCIATES
MATTHEW E. WEBB
PROFESSIONAL CIVIL ENGINEER NO. 37385

ENGINEER OF WORK

ON BEHALF OF THE CITY OF WEST COVINA

STATE OF CALIFORNIA
Final approval, confirmation and levy of the annual assessment and all matters in the Engineer's Report were made on the day of 2026, by adoption of Resolution No. by City Council.

CITY CLERK

CITY OF WEST COVINA

STATE OF CALIFORNIA
A copy of the Assessment Roll and Engineer's Report was filed in the City Clerk’s Office on the day of 2026.

CITY CLERK

CITY OF WEST COVINA

STATE OF CALIFORNIA
i. Engineer’s Statement
City of West Covina Landscape Maintenance District Nos. 4, 6, and 7 Engineer’s Report for Fiscal Year 2026-2027 iii
WHEREAS, on July 7, 2026, the City Council, under the Act, adopted its Resolution Initiating Proceedings for the Levy and Collection of Assessments and the Preparation of an Engineer’s Report for LMD Nos. 4, 6, and 7; Whereas, the Resolution of Intention directed Webb Municipal Finance, LLC, to prepare and file a report presenting plans and specifications describing the general nature, location and extent of the improvements to be maintained, an estimate of the costs of the maintenance, operation and servicing of the improvements for LMD Nos. 4, 6, and 7 for the referenced Fiscal Year, a diagram for LMD Nos. 4, 6, and 7 showing the area and properties to be assessed, and an assessment of the estimated costs of the maintenance, operation and servicing of the improvements, assessing the net amount upon all assessable lots and/or parcels within LMD Nos. 4, 6, and 7 in proportion to the special benefit received;

1. Plans and Specifications
City of West Covina Landscape Maintenance District Nos. 4, 6, and 7 Engineer’s Report for Fiscal Year 2026-2027 1
Overview
The purpose of this report is to set forth findings and the engineering analysis for the City of West Covina (“City”) districts listed below, herein referred to as the “Districts”, for Fiscal Year 2026-27, in compliance with the requirements of Article 4, Chapter 1, of the Landscaping and Lighting Act of 1972 (the “1972 Act”) which is Part 2, Division 15 of the California Streets and Highways Code (The “Act”). • Landscape Maintenance District No. 4 (“LMD 4”) (Formed in 1975) • Landscape Maintenance District No. 6 (“LMD 6”) (Formed in 1980) • Landscape Maintenance District No. 7 (“LMD 7”) (Formed in 1980) The districts were created at the request of the owner of the developments in lieu of forming a Homeowner’s Association. The funds collected by LMD 4 are used to maintain landscaping, irrigation, hardscape, and paseo lighting on 130 acres of public open space within the boundaries of LMD 4. The funds collected by LMD 6 are used to maintain landscaping and irrigation in public open space areas within its boundaries. The funds collected by LMD 7 are used to maintain landscaping and irrigation in public open space areas within its boundaries.

The costs of operation, maintenance and servicing of improvements to be funded by the Districts will be apportioned to each parcel within the applicable District in proportion to the special benefit it receives. The method of assessment may be amended, subject to the requirements of Proposition 218, from time to time by the City Council, in order to apportion the costs in relation to the benefits being received. Payment of the assessment for each parcel will be made in the same manner and at the same time as payments are made for property taxes. All funds collected through the assessment must be placed in a special fund and can only be used for the purposes stated within this Report.

As required by the Act, this Engineer's Report describes the improvements to be constructed, operated, maintained and serviced by the Districts for FY 2026-27, provides an estimated budget for the Districts, and lists the proposed assessments to be levied upon each assessable lot or parcel within the Districts. Following the approval of the preliminary report, either as submitted or as modified, the City Council will hold a Public Hearing to provide an opportunity for any interested person to be heard. All property owners must be noticed in accordance with Section 22626 of the Streets and Highways Code prior to the Public Hearing. At the conclusion of the Public Hearing, the City Council may adopt a resolution confirming the levy of assessments as originally proposed or as modified. Following the adoption of this resolution, the final assessor's roll will be prepared and filed with the County Tax Collector's office to be included on the FY 2026-27 tax roll.

Landscape Maintenance District No. 4
The existing facilities to be maintained and serviced in LMD 4 include public open space area, lighting, parkway, and manufactured slopes and appurtenant facilities. There are approximately 130 acres of open space within LMD

4. LMD 4 contains lighted paseos and approximately 30 to 50-foot landscaped hillside slopes vegetated with plants, shrubbery, and trees. The current scope of work for the operations, maintenance, and care of these areas include 3 to 5 feet of fire clearing at the tops and toes of slopes and irrigation maintenance repairs.

LMD 4 will fund the costs in connection with the district maintenance and servicing including, but not limited to, personnel, electrical energy, water, materials, contracting services, and other expenses necessary for the satisfactory operation of these facilities. The facilities and improvements which have been constructed within LMD 4, and which will be maintained and serviced are described as follows:

1. Plans and Specifications
City of West Covina Landscape Maintenance District Nos. 4, 6, and 7 Engineer’s Report for Fiscal Year 2026-2027 2
Landscaping Improvements
Facilities include but are not limited to landscaping, planting, shrubbery, trees, irrigation system, hardscape, fixtures, sidewalk maintenance resulting from landscape growth and appurtenant facilities, in public right-of-way, parkways, and dedicated easements within the boundaries of LMD 4.

Lighting Improvements
Facilities include but are not limited to poles, fixtures, bulbs, conduits, conductors, equipment including guys, anchors, posts and pedestals, metering devices and appurtenant facilities as required to provide lighting in the public right-of-way and dedicated easements within the boundaries of LMD 4.

The detailed plans and specifications of the LMD 4 improvements are on file in the office of the City Public Works Department and by reference are made part of this Report.

Zones of Benefit
The parcels, lots, subdivisions and developments within the LMD 4 are identified and grouped into ten (10) zones of benefit referred to as “Zones”. Each Zone reflects the landscape improvements associated with the development of properties in that Zone, in order to fairly and equitably apportion the net cost of providing those improvements to the properties that receive special benefits from the service and activities associated with those improvements. Most of the parcels in LMD 4 are identified as single-family and multi-family residential properties.

All parcels receive special benefits from the improvements because of the increased desirability of a parcel that is located in an area with landscaping, and open space areas. Public agency parcels within LMD 4 will not be used for residential occupancies or commercial/industrial workplaces, and therefore, do not receive special benefit and will not be assessed. The assessments proposed to be levied on each property do not exceed the reasonable cost of proportional special benefit conferred on each property from the funded improvements.

The following is a brief description of the LMD 4 Zones:

Zone A1
Parcels in this zone are commercial properties, which are located at the intersections of major arterial roadways.

These parcels benefit from the District improvements to a lesser degree due to their proximity to the open space areas. Nonetheless, the parcels are benefited by aesthetically pleasing landscaping and open space areas which enhance the desirability of living in the District, because its promotion of evening business and industry vitality, and contribution to a positive nighttime visual image.

Zone A2
Parcels in this zone are condominium type homes with open space areas located along the fringes of the zone.

Due to the nature and higher density of the parcels and the higher intensity of the property use, the parcels derive benefits such as providing a more peaceful and relaxed lifestyle due to the surrounding open space areas. Each parcel is assessed per dwelling unit.

Zone A3
Parcels in this zone are made up of condominiums and apartment complexes with smaller areas of open space within the zone. Due to the denser housing within this zone, Zone A3 is distinctly benefited by the interspersed open space areas within the zone. Although open space areas are smaller than in other zones, the incorporation of such areas into Zone A3’s higher-intensity property uses peculiarly benefits Zone A3’s parcels by providing aesthetically pleasing landscaping and enhancing the desirability of living in Zone A3. Each parcel is assessed per dwelling unit.

1. Plans and Specifications
City of West Covina Landscape Maintenance District Nos. 4, 6, and 7 Engineer’s Report for Fiscal Year 2026-2027 3
Zone A4
Parcels in this zone are condominium type homes. The open space areas are in close proximity to the condominiums in this zone, thus providing the zone’s parcels with benefits such as the enhancement of quality of life within the community characterized by openness, landscape and natural vistas, wildlife and relaxed, peaceful living. Each parcel is assessed per dwelling unit.

Zone A5
Parcels in this zone are made up of detached single-family homes with large open space areas in close proximity.

Zone A5 parcels derive a benefit particular to their zone, based on the significant size and proximity of the open space areas to the parcels. The large open spaces in the vicinity of the parcels contribute to lower housing density due to the dedication of acreage for landscaping and natural areas, which thereby reduce the number of buildable parcels. Each parcel is assessed per dwelling unit.

Zone A6
Parcels in this zone are made up of detached single-family homes with open space areas located along the fringes of the zone. Having the open space areas along the perimeter of the zone is advantageous to the parcels within Zone A6 due to the open space areas’ positive results on the parcels, such as attracting natural flora and fauna, providing a more peaceful and relaxed lifestyle. Each parcel is assessed per dwelling unit.

Zone A7
Parcels in this zone are made up of detached single-family homes. The open space areas are in close proximity to the single-family homes. These open space areas are connected with paseos that include concrete walkways and lights. These paseos provide for safe pedestrian travel within the zone and into adjacent Zone A9. Each parcel is assessed per dwelling unit.

Zone A8
Parcels in this zone are made up of fourplexes with open space areas located along the fringes of the zone that provide a barrier from the major arterial roadway. The strategic location of open space areas at the fringe creates an aesthetically pleasing yet practical perimeter around the zone, which provides a more peaceful and relaxed lifestyle by attracting natural flora and fauna to Zone A8 parcels which, because of the close proximity to major arterial roadways, would not otherwise receive such benefit. Moreover, the higher-intensity property use receives a significant benefit from the natural vistas and landscaping provided by the open space areas. Each parcel is assessed per dwelling unit.

Zone A9
Parcels in this zone are made up of duplexes. The open space areas are in close proximity to the duplexes and are connected by paseos. The paseos are improved with concrete walkways and lights. These paseos provide for safe pedestrian travel within the zone and into adjacent Zone A7 and promote social interaction. Each parcel is assessed per dwelling unit.

Zone A10
Parcels in this zone are made up of exempt properties. Exempted parcels include all publicly owned property that do not benefit from the District Improvements such as: public streets, public avenues, public lanes, public roads, public drives, public courts, public alleys, all public easements, and right of ways, all public parks, public greenbelts and parkways, and all public property being used for public purposes.

Landscape Maintenance District No. 6
LMD 6 is located in the easterly end of the City known as South Hills, on the westerly facing slopes of the San Jose Hills and includes 238 single family dwellings. The existing facilities to be maintained and serviced in LMD 6 include

1. Plans and Specifications
City of West Covina Landscape Maintenance District Nos. 4, 6, and 7 Engineer’s Report for Fiscal Year 2026-2027 4
public open space, manufactured slopes, and appurtenant facilities. There are approximately 12 acres of landscaped and irrigated area and 65 acres of natural open space within LMD 6. LMD 6 contains approximately 30 to 50-foot landscaped hillside slopes vegetated with plants, shrubbery, and trees. The current scope of work for the operations, maintenance, and care of these areas includes 3 to 5-feet of fire clearing at the tops and toes of slopes and irrigation maintenance repairs.

LMD 6 will fund the costs in connection with LMD 6 maintenance and servicing including, but not limited to, personnel, electrical energy, water, materials, contracting services, and other expenses necessary for the satisfactory operation of these facilities. The facilities are described as follows:

Landscaping Improvements
Facilities include but are not limited to trees, irrigation system, hardscape, fixtures, sidewalk maintenance resulting from landscape growth and appurtenant facilities, in open spaces and dedicated easements within the boundaries of LMD 6.

The detailed plans and specifications of the LMD 6 improvements are on file in the office of the City Public Works Department and by reference are made part of this Report.

Landscape Maintenance District No. 7
LMD 7 is generally located in the easterly end of the City on the north-facing slopes of the San Jose Hills and includes 372 developed single-family residential parcels, approximately 19.5 acres of landscaped and irrigated areas and 92 acres of natural area. Upon completion, LMD 7 will contain 380 developed single family residential parcels, 25 acres of landscaped and irrigated areas and 105 acres of natural open space. The existing facilities to be maintained and serviced in LMD 7 include public open spaces and manufactured slopes and appurtenant facilities. LMD 7 contains landscaped hillside slopes vegetated with plants, shrubbery, and trees. The current scope of work for the operations, maintenance, and care of these areas include 3 to 5 feet of fire clearing at the tops and toes of slopes and irrigation maintenance and repairs.

LMD 7 will fund the costs in connection with LMD 7 maintenance and servicing including, but not limited to, personnel, electrical energy, water, materials, contracting services, and other expenses necessary for the satisfactory operation of these facilities. The facilities are described as follows:

Landscaping Improvements
Facilities include but are not limited to trees, irrigation system, hardscape, fixtures, sidewalk maintenance resulting from landscape growth and appurtenant facilities, in public open space areas and dedicated easements within the boundaries of LMD 7.