CVAR's December-January Cities Report has arrived! Get all the latest and greatest real estate industry and property development updates happening right now in the Greater San Gabriel Valley, right here!

CITIES REPORT - December 2022/January 2023


Construction of the 9.1-mile, $1.6 billion Foothill GoldLine Extension light-rail project in the eastern San Gabriel Valley is nearly two-thirds complete, with most of the bridge and grade crossing work done, according to a year-end wrap from the rail line construction authority.

That progress keeps the project on track to complete construction in the first quarter of 2025 and turn the rail line back over to the Los Angeles County Metropolitan Transportation Authority for train car testing and ultimately taking on passengers.

The rail line construction is being led by a joint venture of Omaha, Nebraska-based Kiewit Corp. and Centreville, Virginia-based Parsons Corp. When this construction phase is complete, the eastern terminus of the Gold Line will move from its current location in Azusa to Pomona. The Gold Line begins at Union Station in downtown Los Angeles.

Another 3.2-mile extension to take the Foothill Gold Line across the San Bernardino County line to Montclair has yet to be fully funded. That segment was broken off from the original project in 2018.

The Dec. 28 report from the Foothill Gold Line Extension Construction Authority said overall construction was 63% complete. But that’s not 63% across the board. Some portions of the project, such as grade crossings and bridge construction/upgrades, are almost entirely complete. Kiewit-Parsons led crews have largely wrapped up work on 20 out of 21 at-grade crossings and 18 out of 19 new or renovated bridges.

But construction is only about 25% complete on the four new stations on the route in Glendora, San Dimas, La Verne and Pomona. Construction on the main platform at one of those stations – Pomona – has yet to begin.

Nonetheless, the construction update said work is proceeding on schedule for all four stations to be completely built by the end of this year.

Another major portion of the construction – the actual laying of rail track – is also 63% complete. Also, six of eight power substations for the electrical systems have been built, with the remaining two scheduled for completion by the end of this year.

The December report from the authority also contained an update on obtaining the funds for the 3.1-mile extension to Montclair, which has seen its projected cost balloon from $550 million in late 2018 to roughly $800 million today.

Later this month the California State Transportation Agency is supposed to issue its decision on whether to fully fund this segment.

When the Foothill Gold Line Construction Authority and Metro applied for the funding last year, the state budget was flush with some $98 billion in surplus funds. The state is now facing a projected deficit of $22.5 billion for the 2023-24 fiscal year. That has added uncertainty over funding requests.


The City of Baldwin Park is informing businesses of the new state mandated Commercial Recycling-AB341 program. Those businesses and multi family complexes which generate more than 4 cubic yards of organic waste per week which includes food scraps, flowers, grass and tree clippings MUST have organics recycling service. Those businesses who generate more than 4 cubic yards of waste per week and multi family complexes with 5 or more units, MUST have recycling services. To help businesses comply with the recycling law, Baldwin Park Commercial Trash rates include a FREE recycle bin of any size, serviced up to 2 times per week. Call (626) 856-1242 to set up your recycling service.

Additionally the state mandated Organics Recycling-AB 1826 applies to those businesses and multifamily complexes who generate more than 4 cubic yards of organic waste per week which includes food scraps, flowers, grass and tree clippings - these MUST have organics recycling service.  

To assist with compliance, the City of Baldwin Park suggests that businesses contact Waste Management which can provide a free recycling audit of your location and assist you in setting up a recycling program to become compliant with AB 341 and AB1826. For more information contact: (626) 856-1242.



The City of Chino has been recognized as a "Boomtown," which means it is one of the top ten fastest growing cities in the nation. reviewed the data for 494 of the largest cities in the United States, measuring population, income, GDP, business, housing growth, and changes in unemployment. Of the cities surveyed, Chino was ranked #10, with almost 30% growth in population and an impressive 42% increase in median household income over the last five years.

Partially driving Chino’s current growth is its prime location in the southwestern most corner of San Bernardino County, bordering Orange County to the south, Los Angeles County to the west, and Riverside County to the east.

As Chino’s population has grown, its businesses have thrived. The City’s proximity to Ontario International Airport, rail lines, major highways such as the 60 and 10 freeways, and the ports, have made it a popular location. A new FedEx Ground facility, the relocation to Chino of an In N’ Out warehouse, and the groundbreaking of high quality developments such as The Town Center at The Preserve reflect the varied opportunities that exist in Chino.



On December 20, the City of Covina acquired the Covina Center for the Performing Arts (CCPA), a 26,000 square foot performing arts theater located on Citrus Avenue in the heart of Covina’s historic downtown. As planned, the City will reprogram the space with a variety of comedy, music, community events and performing arts performances in March 2023. This acquisition is one of several strategic City initiatives to further enhance the downtown’s unique charm and appeal.

The City is working to enhance Downtown Covina with a variety of new amenities and infrastructure improvements to complement its existing strong business core. To help achieve this goal, Senator Rubio secured a $3 million grant to acquire the CCPA and preserve it as a performing arts space for the region.

The CCPA, once known as the Covina Valley Playhouse, was formerly operated by longtime Covina residents Chris and Retha Champion. They purchased the building in 2001 and the theater became a hub for community members to share their love of the performing arts. Prior to the City’s recent acquisition, the CCPA was managed by The Champion Family Foundation.

The City expects the CCPA to resume regular performances in March 2023, in addition to continuing the space’s use for filming, banquets, weddings and other events. The City is currently exploring opportunities to partner with a management operator for the space that will provide comedy and music performances, performing arts events and other performances for the whole family.

In addition to the acquisition of the CCPA, the City is currently underway with a grant-funded rehabilitation of Citrus Avenue and recently completed upgrades to its public parking structures and lots, including the addition of new electric vehicle charging stations. Other anticipated projects in the Downtown area include a $20 million grant-funded Recreation Village and Library, a new 4,000 square foot business co-working/shared office space and the redevelopment of the former Clippinger Chevrolet site with mixed-use housing and retail amenities.

More information on CCPA events and operations will be made available in the coming months. Stay updated by visiting the CCPA website at:

For more information on upcoming developments in Covina, visit the City’s website:



The City of El Monte has announced their Garage Sale Regulations for 2023.  Under the code, Garage Sales are defined as any sale of personal property in, at, or upon any residentially  zoned property, or upon any commercially zoned property independent  of a business that is licensed for retail sales.  The title of Garage Sale embraces any and all of the similar named sales, including “Yard Sale”, ”Front Yard Sale”, “Back Yard Sale”, “Home Sale”, “Patio Sale” or any and all similar designations.

Garage sales may be conducted only on the first weekend of the months of March, June, September and December of each year.  Weekend means Saturdays and Sundays. The hours during which the sale may be conducted are from 8:00am to 5:00pm inclusive.

If there is a problem of inclement weather or an emergency that makes the sale impossible or questionable, the City Manager has the authority to select an alternative weekend for the Sale.  If the personal property for sale follows a court order or a judicial process, an exception will be granted. It should be noted that a permit is not required to conduct a Garage Sale.

The sale should consist of the personal property of the seller only.  No other merchandise may be brought to the sale and offered to the public. No signs may be placed in the public right of way (ROW), this includes telephone poles and city stop signs.  Any such sign may be immediately removed by City Staff.



The City of La Puente has updated their Yard Sale regulations.

Per La Puente Municipal Code LPMC section 5.50.010 “No person shall engage in, conduct or carry on a yard sale without a permit issued pursuant to this chapter.” Per LPMC 5.50.070 Operating requirements areas follows: No Yard Sale shall be conducted by any person or at any location more frequently than once every six (6) months. Furthermore, yard sales shall be limited to a period of two consecutive days.  No yard sale shall begin before 9:00 am nor continue beyond 6:00 pm.

Yard Sale Requirements:

Frequency and duration: No yard sale shall be conducted by any person or at any location more frequently than once every six months. Furthermore, yard sales shall be limited to a period of two consecutive days.

Hours of Sales: No yard sale shall begin before 9:00 a.m. nor continue beyond 6:00 p.m.

Permitted Locations: Yard Sale items shall be displayed or store only within a permanent structure or in the driveway, front yard, side yard or backyard. Yard sale items will not be placed on or within three feet of the sidewalk or streets.

Ownership of Property: Merchandise sold at a yard sale shall be limited to property owned exclusively by the person conducting the yard sale.

Inspection: All merchandise offered for sale at a yard sale shall be made available for inspection by the Los Angeles County Sheriff’s Department, if requested by the Sheriff’s Department.  The person conducting the sale shall produce evidence of title or ownership to the merchandise offered for sale.

Advertising: Placement of the sign or signs shall comply with the following criteria:

Location: No sign or other form of advertisement of a proposed yard sale shall be placed upon any public property within the city or upon any other property within the city, except upon the premises where a sale is legally permitted.

Vehicle Signs: No sign or other form of advertising for a yard sale shall be placed or posted on the exterior of any vehicle.

To conduct a yard sale, please complete the application and submit it to the La Puente City Hall.

Link to application:



EDENS has acquired two grocery-anchored shopping centers in La Verne. The asset collection includes The Commons at La Verne and Foothill Plaza. Both properties are situated in dense, infill submarkets of Los Angeles County, with a population of more than 91,000 residents and an average income above $94,000 within a 3-mile radius of each shopping center.

Located at 1608 Foothill Blvd., The Commons at La Verne sits on a 10.4-acre site and totals 120,720 square feet. The retail center was completed in 2008 and is anchored by Ross and Vons. In 2019, the property was subject to a $22.5 million loan originated by Bank of America, according to Commercial Edge data.

The second property, Foothill Plaza, spans 65,000 square feet and is located at 1375 Foothill Blvd. in La Verne, Calif. Bank of America and Sprouts Farmers Market anchor the shopping center. The property last traded in 2003, when Combined Properties acquired it for $10.9 million.



Duckett-Wilson Development Company has purchased a freestanding, single-story outparcel at the Vineyard Ontario Plaza neighborhood center in Ontario, CA. Progressive Real Estate Partners’ Paul Su arranged the $1.15 million sale and leaseback of the 3,000-square-foot building, representing both Duckett-Wilson and the seller, LifeStream Blood Bank.

LifeStream is a nonprofit blood donor center, and they will continue to operate at the location and leaseback the space from the new owner. Located on 1959 East 4th St., the 100% occupied Vineyard Ontario Plaza is an 85,000-square-foot center anchored by Stater Bros, and features several dining spots including Del Taco and Popeyes.

The center is located at a signalized intersection that sees 40,000 cars per day. It’s also situated across from a recently built industrial park that is home to QVC and Best Buy distribution centers.



As part of the 9.1 mile Foothill Gold Line light rail project, KPJV crews will be fully rebuilding the railroad crossing for the new light rail system on Garey Ave. in the City of Pomona. This work requires a full closure of Garey Ave. at the railroad crossing beginning February 1st for approximately 45 days.

During the closure a detour route will be in place and signage will be posted to direct motorists and pedestrians as well as Metrolink customers. Please follow detour signs.

Garey Ave. will be fully closed to all traffic at the railroad crossing between Arrow Hwy. and Bonita Ave.

The access to the Metrolink Station from Garey Ave. will be closed during the street closure (access to the station will remain available from Arrow Hwy and Fulton Rd. or Pine St.)

Towne Ave. (northbound and southbound) will serve as the main detour route, see details below.

Arrow Hwy. (eastbound and westbound) will remain open to all traffic.

Bonita Ave. (eastbound and westbound) will remain open. to all traffic.

For questions:

Project Construction Questions Hotline: (626) 513-5788

General Project Questions: (626) 471-9050





The City of Rancho Cucamonga, acting as the lead agency in the re-imagination of what the Pacific Electric Railway could be, joined together with the San Bernardino Associated Governments (SANBAG) and surrounding cities to develop a multi-purpose trail that would link the cities of Claremont, Montclair, Upland, Rancho Cucamonga, Fontana, and Rialto. The trail officially opened in the early 2000’s and included parts of the old historic railway on the Route 66 trailhead to pay homage to its original use.  

The Pacific Electric Trail and the 36 miles of recreational trails in Rancho Cucamonga are an integral part of the City’s commitment to promoting a healthy, active, and environmentally responsible lifestyle. In 2021, during the height of the COVID-19 pandemic, when fitness options were significantly reduced, Rancho Cucamonga unveiled the trail’s newest health and wellness amenity. The exciting Fitness Court®, created by National Fitness Campaign is an open-air exercise facility that allows users to leverage their own body weight to get a complete workout.

This new fitness resource along with future innovative projects included in the City’s Master Plan reflects Rancho Cucamonga’s ongoing efforts to preserve the historic Pacific Electric Railway, while providing its RCcommUNITY with safe and equitable access to exercise, convenient access  to schools, jobs, community facilities, and shopping all year-round along the Pacific Electric Trail.



As part of the Foothill Gold Line light rail project, the Bonita Avenue and Cataract Avenue intersection in San Dimas will remain under temporary lane configurations with restricted turns through February 28th 2023 for roadway safety as crews install traffic signals, finalize street drainage and paving and continue work on the new light rail bridge.  Access to Downtown San Dimas businesses on Bonita Avenue and residential streets will be maintained at all times.  It should be noted that crews plan to work daily from 7:00am to 5:00pm, however, longer hours and Sunday work may be required. For more information call (626) 513-5788



The Lakes, a 174,000-square-foot class A office campus in the city of West Covina, is now 92.5 percent leased upon the recent completion of a five-year 13,000-square-foot expansion and renewal with Wells Fargo as announced by Waterford Property Company (Waterford). Wells Fargo has been a tenant at The Lakes since 1992.

Waterford and funds managed by Oaktree Capital Management, L.P. (Oaktree) acquired the property in 2020. Waterford then embarked on a repositioning of The Lakes by enhancing common areas while investing capital into move-in ready spec suites. During the COVID shutdowns, Waterford pivoted and began focusing on leasing space within the campus to medical office tenants.

The property’s east San Gabriel Valley suburban location supports tenants who are balancing a hybrid work from home model and the medical office uses bring more people to the campus daily who need to be in the office.