CVAR's February-March Cities Report has been released! Get all the latest industry relevant updates for the Greater San Gabriel Valley here!

Cities Report - February/March 2022


The city of Baldwin Park in partnership with San Gabriel Valley Habitat for Humanity has committed $3.6 million to fund construction of new homes as well as rehabilitate existing homes and provide home repairs to low-income residents.

The financial backing could potentially fund 30 to 40 affordable home-ownership opportunities through new home construction, the acquisition and overhauling of existing homes and at least three dozen critical home repairs for low-income individuals and families.



KB Home announced the grand opening of Lotus, a new, single-family home community situated in Chino, California. The new community is located at Tanzanite Lane and Bickmore Avenue, just east of U.S. Highway 71 and north of U.S. Highway 91. Lotus at the Seasons is close to shopping, dining and entertainment at Chino Spectrum Towne Center and minutes away from Prado Regional Park, which features walking and biking trails, disc golf, archery, a dog park, picnic facilities and play equipment. Homeowners will enjoy the community’s proximity to outdoor recreation, including several golf courses and horseback riding, hiking, biking and camping at Chino Hills State Park.

The new homes atLotus at the Seasons showcase desirable design characteristics like spacious kitchens overlooking large great rooms, expansive bedroom suites with walk-in closets, ample storage space and large backyards. The community’s floor plans feature up to five bedrooms and three baths, and range in size from approximately 1,800 to 2,300 square feet. The master plan offers stunning mountain views as well as several future amenities, including a pool, children’s play area and sports courts. Additionally, Lotus at the Seasons is zoned for the highly ranked Chino Valley Unified School District.

The Lotus at theSeasons sales office and model homes are open for private in-person tours by appointment, and walk-in visits are welcome. Homebuyers also have the flexibility to arrange a live video tour with a sales counselor. Pricing begins in the low $700,000s.

For more information on KB Home, call 888-KB-HOMES or visit



A new structure going up at Soquel Canyon Parkway and Pomona Rincon Road in Chino Hills will become a 119-room Holiday Inn Express with opening anticipated in the fall.

The70,000-square-foot hotel is being built in the northern end of the retail center, near the Marriott Town place Suite.

Adjacent to the hotel is a three-story 31,633-square-foot medical building purchased byProvidence Medical Foundation.

In 2016 Providence merged with St. Joseph Health  to become the third largest health care provider in the United States.

St. Jude Heritage Medical Group, part of St. Joseph Health, recently opened a clinic in the building, providing primary care and pediatric services, with urgent care coming in March, and dermatology and OB-GYN services in May.

Also in the building is Rezolut Imaging that opened last month in partnership with  Providence, offering imaging technology including 3T MRI, 3D mammography, CT, digital X-ray, ultrasound, and bone density scans.

The Rincon includes a 6,500-square-foot single-story medical building with Spectrum MRI ImagingCenter occupying 4,515-square-feet.

Other businesses are the Southern California Injury Treatment Center, Wendy’s, 7 Leaves Café, KiddieAcademy, The Loop, Luchador Brewing Company, Take UR Seat, Omnia Dental, and more.



Following a lengthy debate, including one final opportunity for public comment, the Claremont City Council selected a new council district map, narrowly staying on schedule to meet a fast-approaching deadline for the 2022 election. By a unanimous vote, the council eliminated eight other choices and settled on map 203, described as a “small scale change” design.

After an almost five hour debate, the Council settled on a map known as Map 203. The council described the map as a compromise, partially uniting some traditional neighborhoods, while dividing others. By largely sticking with the existing district boundaries, it was also one of the least disruptive, resulting in a small amount of temporary voter disenfranchisement.

Reacting to a string of demand letters sent to other California cities warning that at-large elections violated the state’s Citizens Voting Rights Act, Claremont leaders proactively decided in 2018 to divide the city into five council districts. The original district map adopted in 2019 was based on 2010 U.S. Census data, but federal law requires the city to revisit its map to reflect demographic changes revealed by the 2020 Census.

Redistricting is largely an exercise in adjusting the current boundaries so that the most populous district has fewer than 10% more people than the least populous district. But city leaders can also consider less easy to define parameters, such as established neighborhoods or “communities of interest.” The Citizens Voting Rights Act requires that any protected class of voters not be concentrated in one district or diluted among many districts. Above all else, the districts cannot violate the Federal Voting Rights Act or have racial gerrymandering.

Starting in January, the city held three public hearings to gain input from Claremont residents about where they would like the new council boundaries to be drawn. Feedback largely centered on ensuring established neighborhoods remained intact. Several people who live in the residential area of the Village, which had been split up the middle at Indian Hill Boulevard, expressed interest in reuniting that area into a single district.

Deliberations over the nine maps largely centered on two conflicting priorities. A plan to radically redraw the districts to be “highly regional” and the desire to minimize the number of Claremont voters forced to sit out two election cycles because of the redistricting process.

The overarching conflict as described by Douglas Johnson of National Demographic Corporation lay in the absence of a realistic way to achieve both goals. Maps 206 and 207 posed the fewest voter disruptions, but achieved almost no other goals, including those brought up during the three previous public hearings. Maps 209 and 208 abandoned the “vertical” design of the current map in favor of more compact “regional” districts but resulted in between 3,000 and 3,900 effective disenfranchisements.

The chosen map, Map 203 expands District 3, currently represented by Stark, into portions of Districts 1, 2 and 5. It partially achieves the goal of uniting the Village with select neighborhoods west of Indian Hill, east of Cambridge Avenue, south of Foothill and north of Eighth Street joining District 3. A four-block notch between Eighth and Tenth streets, and west of Oxford Avenue remains in District 1. A mixed residential and commercial zone south of Sixth Street, east of Indian Hill, west of College Avenue and north of Bonita Avenue also moves to District 3.

Districts 2, 3 and 4 will vote this November while districts 1 and 5 will vote in 2024. As such any voter moved from a district that votes this year to one that votes in two years will have sat out two consecutive voting cycles.

Pilgrim Place, a definite community of interest, will remain split between districts 1 and 4, in keeping with the wishes of its residents.

The council will hear a second reading of the motion to approve its new map during the March 22 meeting, giving the city plenty of time to meet the April 17 deadline to finalize the map.  The various maps as well as Map 203 can be found here:



El Monte is joining the city and county of Los Angeles in introducing a guaranteed income pilot program, which will provide $500 per month to 125 eligible participants for one year, city officials announced.

The El Monte City Council approved a contract with RAND Corporation to administer the program, which will be funded by federal American Rescue Plan Act funds that were approved in December 2021.

Eligible participants must be female heads of household (no spouse present), and El Monte residents with children under 18 years of age who have been impacted by COVID-19 with a verified household income at or below poverty level based on U.S. Department of Department of Commerce thresholds.

Officials expect to initiate outreach and enrollment for the program in May.

Los Angeles County's pilot program will give 1,000 randomly selected residents $1,000 a month for three years. Participants must be at least 18 years old, have a household income under $56,000 for a single person or $96,000 for a family of four and have experienced negative impacts due to the COVID-19 pandemic.

The county will begin accepting applications on March 31.

The city of LosAngeles also launched a guaranteed basic income program last year.



The homeless population in the city of La Puente increased six-fold since 2018, up from nearly 16 in 2018 to almost 100 in 2020. That’s according to an analysis of figures from the Los Angeles Homeless Services Agency.

As a smaller city with about 40,000 residents, La Puente doesn’t have any homeless shelters but refers people to nearby programs that do. The city sends referrals to Union Station Homeless Services, a Pasadena nonprofit that provides services to unhoused folks.

The city has four rental complexes, each ranging from 80 to 300 units, that accept Section 8 housing vouchers: Nantes Manor, La Puente Park Apartments, Lavilla Puente Apartments, and Sunny Gardens Apartments.

City officials have said that the City  has gotten many questions about rental disputes with landlords and whether there are low-incomeSection 8 housing units available. Officials are looking into options and programs to help provide some relief.



Following years of study and community debate, the La Verne Fire Department will continue to operate independently after city leaders rejected negotiating further over a possible contract with Los Angeles County.

In a unanimous vote, the City Council agreed to notify the county that it will cease talks for a possible contract that would have placed the city's fire and emergency medical services under county supervision.

The decision was made as a deadline neared to refer the issue to voters this June.

With its vote Monday, Feb. 28, the council brought an end to a chapter of uncertainty for the 110-year-old Fire Department that for the past few years has faced a range of issues — from complaints about lack of leadership to recruitment and retention of staff. Negotiations with the county have been ongoing since June 2019 when the city requested an initial feasibility study.

In a presentation to the council , fire Chief Christopher Nigg and City Manager Bob Russi outlined how a fire department run by LA County would compare to existing city services.

Among the notable findings, keeping the fire department city-run would mean more available resources on any given day. The department currently operates two fire stations with 10 personnel, one ladder truck and two ambulances on hand per shift. In total, the department has 36 full-time employees.

Fire Station No. 3, located at 5100 Esperanza Drive, is expected to reopen next month. It would give the city three operating fire stations for the first time since January 2020, when the station closed due to staffing shortages.

If the Fire Department transitioned to county control, the city would lose a fire station, two personnel, its ladder truck and one ambulance on hand per shift, according to staff.

The one-time costs to convert to LA County fire were estimated at $1.9 million. Meanwhile, according to estimates, contracting with the county would increase the cost for services by $1.1 million in 2023. That figure would rise to $1.7 million by 2025.

The Fire Department's current budget is $10.2 million and is expected to increase to $11.9 million by 2025, according to the city.

In November, a new deployment plan was proposed, which was ultimately approved by the council, that would create new positions, re-staff ambulances and develop an internal candidate pool for firefighters.

Since the plan's approval, the department has received 625 applications for firefighter and firefighter/paramedic positions and more than 110 ambulance operator applicants.

Meanwhile, the meeting also provided preliminary findings from the Standards of Cover and Community Risk Analysis that offers recommendations on how to best utilize fire and emergency service resources to meet the community's needs. A final report is expected in the coming months.



Topgolf has officially opened its first location in Southern California.

The popular sports and entertainment attraction with multiple locations around the globe built a nearly 600,000-square foot facility in Ontario. Topgolf Ontario is the company's 75th global venue.

The development is on 13.7 acres of county-owned land adjacent to Cucamonga-Guasti Regional Park at the corner of Archibald Avenue and Fourth Street in Ontario.

Topgolf entered a 20-year lease agreement with San Bernardino County in 2019. The agreement will bring in more than $625,000 a year to support the county's system of regional parks.

Topgolf's new location features 102 climate-controlled outdoor hitting bays on three floors, plus a full-service restaurant and bar and event space for corporate and social events.

The new Topgolf location will employ approximately 400 employees, further strengthening San Bernardino County’s economy.

Topgolf Ontario marks the third venue to serve the state of California, alongside venues in Roseville and San Jose.

Topgolf will also be opening a second Southern California location in El Segundo in early spring, which will be located along the prominent Pacific Coast Highway as part of The Lakes at El Segundo 9-hole municipal golf course. Topgolf will assume operations of the 9-hole course aspart of the venue’s experience. The venue, also expected to employ nearly 400 people, will create a first-of-its-kind experience by offering both the signature Topgolf fun and a traditional green grass golf course. As part of the experience, Topgolf plans to renovate the golf course with night-lighting and enhance the pro shop and clubhouse.



The City of Pomona can accommodate the addition of 15,000 homes, from granny flats to loft apartments above shops and restaurants, in the next eight years.

The Pomona City Council approved a housing plan intended to satisfy a state mandate this week. The plan outlined how the city can foster the development of thousands of new units for residents with varying incomes.

The new housing tally comes from the approved 2021-2029 Housing Element as part of the city’s general plan. The plan is required by the state to ensure that cities find room for their housing needs.

Pomona, a city in east Los Angeles County once known as “Queen of the Citrus Belt,” has 151,000 residents, according to the 2020 Census.

The state is requiring Pomona to make room for 10,558 new housing units – including 2,799 units for those with very low-incomes, 1,339 units for those with low-incomes, 1,510 units for moderate-incomes and 4,910 units for above-moderate incomes.

Add the other 2,552 units already in the city’s development pipeline – including 1,253 accessory dwelling units and an equal number on already zoned land – and the city expects to have room for 14,878 units.

The city has identified lots for future housing on such major corridors such as Holt and Garey avenues, Phillips Ranch and in the city’s downtown. Zoning shows 63 vacant parcels identified as possible sites.

None of the targeted sites have any homes, according to a city staff report.

Studies show Pomona needs to find housing for some occupants with disabilities, others living in extreme poverty and some who are currently homeless.

Homes within industrial areas face growing environmental concerns, especially those on the east side of town.

The city’s housing plan will now go before the California Department of Housing and Community Development before getting final certification, which is expected by summer 2022.



Realterm announced the acquisition of a 61,379-square-foot final mile industrial building located at 9550 Hermosa Avenue, Rancho Cucamonga, Calif. The six-acre property, located 37 miles east of downtown LosAngeles, has 14 loading positions and a large yard that is fully secured, paved and lit.

Located in the highly desirable Inland Empire West (IEW) submarket, the facility has direct access to the I-10, I-15, SR-60 and SR-210 with proximity to I-215 and SR-91. This strategic location allows for access to more than 17 million people located within 60 miles of the property. Additionally, the property is located less than two miles from Ontario International Airport, less than 10 miles from Chino Airport and 55 miles from the Ports of Los Angeles and Long Beach.

Highlights of the property include:

Square feet: 61,379 SF

Land area: 6.15 acres

Doors: 14

Access: I-10, I-15, SR-60 and SR-210



Institutional Property Advisors (IPA), a division of Marcus & Millichap, has arranged the sale of The Benson, a multifamily community located at 850 N. Benson Ave. in Upland. An affiliate of Abacus Capital Group sold the property to New Standard Equities for $80.7 million, or $342,161 per unit.

Located 1.4 miles from the Los Angeles County border, The Benson features 236 apartments in one-, two- and three-bedroom units spread across 32 residential buildings. Amenities include two resort-style swimming pools with furnished sundecks, a spa, fitness center, dog park, playground and more than 350 on-site parking spots. The asset was built in 1973 on a 516,578-square-foot lot.


WEST COVINA has pulled out of a deal to lease a former big-box church in West Covina to use as a last-mile delivery warehouse for online goods.

The Seattle-based e-commerce firm was poised to sign a 12-year lease with Greenlaw Partners, which paid $58.45 million for the 177,440-square-foot building at 1211 E. Badillo St.

The project, described in environmental documents as a “light warehousing and distribution operation with approximately 250 employees,” is approved and entitled.

The Irvine-based property owner is now looking for another industrial tenant for the 21-acre site it bought this month from Faith Community Church. Before it became a church in the 1990s, the building was used for industrial purposes.

Last month, Amazon said it was putting the brakes on what had been very aggressive warehouse growth nationally.  The retail giant has also shifted from leasing its warehouse properties to owning them.

There’s also been pushback from neighbors and environmental groups over the community impact of logistics warehouses, which have factored into discussions about permitting and approvals in Southern California. 

The proposed delivery hub in West Covina had been the subject of a lawsuit filed by labor groups, environmental advocates and a group of residents against Greenlaw Partners and the city of West Covina.  It was settled earlier this month.

The suit, brought by two Teamsters chapters and the groups People’s Collective for Environmental Justice and West Covina Alliance for Responsible Development, claimed the project approvals violated the California Environmental Quality Act, in addition to local planning and zoning guidelines.

As part of the settlement, Greenlaw Partners agreed to five measures aimed at mitigating the environmental effects of the warehouse development.

They include using 100-percent renewable energy and electric vehicles at the site by 2025, encouraging carpooling and EVs by employees, and building so-called green buffers and landscaping between the site and the nearby homes.