In the Spring edition of the CVAR Cities Report, we bring you all the latest and greatest real estate industry and property development news in the Greater San Gabriel Valley. Check it out here!

Cities Report - March/April, 2023


SENTRE, a San Diego-based, vertically integrated real estate investment firm, has completed the disposition of Azusa Center, a two-building industrial property in Azusa. JAR Commercial Investments acquired the asset for $20.5 million.

Situated on 3.6 acres at 301 and 411 N. Aerojet Ave., Azusa Center features 75,081 square feet of industrial space. The two buildings offer 22-foot to 26-foot clear heights, concrete tilt-up construction, ESFR fire systems, three dock-high doors and four ground-level doors. At the time of sale, the property was fully leased.



A self-evaluation survey of accessibility barriers for people with disabilities is currently underway in the City of Chino. The purpose of the survey is to develop an Americans with Disabilities Act (ADA) Transition Plan to address identified barriers and to make programs, services, and facilities accessible to persons with disabilities.

In November 2022, the City selected Bureau Veritas Technical Assessments as the consultant to provide an updated ADA self-evaluation and transition plan. Preparation for the request for proposal for this project began in May 2022 after the fiscal year 2022-23 budget was approved, and the solicitation for a qualified consultant began in September 2022. The consultant, on behalf of the City, is conducting a comprehensive citywide evaluation of accessibility compliance for City parks and buildings, public right-of-way facilities, and City policies and practices. The assessments of City-owned buildings and parks began in January 2023 and concluded in March. The consultant will embark on the public right-of-way portion of the survey, which provides for field inspections of public pedestrian facilities, beginning the week of April 17 for an estimated duration of four months.

Surveyors will collect data on various aspects of pedestrian facilities in the public right-of-way using the equipment shown in the attached photos. This equipment measures slopes, level changes, sidewalk roughness, and width, as well as other data to determine compliance with accessibility regulations. The pedestrian facilities that will be measured include public sidewalks, curb ramps, street crossings, and bus stops. Neither of the pieces of equipment to be used generates noise nor will create disruptions.

Upon completion of the self-evaluation of all City programs, services, and facilities, the City will establish an updated ADA transition plan addressing structural and programmatic barriers. The transition plan will include methods to remove these barriers as well as a schedule for achieving compliance.

The City wants residents and businesses to be aware of the surveys that will be taking place during the estimated four-month period and the equipment being used. Learn more by visiting the City’s ADA Transition Plan webpage. Any questions regarding the public right-of-way surveys or the ADA Transition Plan should be directed to Lisa Almilli, Accessibility Coordinator, at 909-334-3524.



Changes are coming to Community Park! Work is currently underway on an extensive $8 million rehabilitation project to reinvest in the future of Community Park. The long-term improvement plan will include three phases of work over the next two years to improve turf conditions on all ball fields, enhance the overall appearance of the park, and create additional parking within the facility.

A major project highlight includes revamping all six ball fields by replacing the artificial turf in the outfields and converting all infields to artificial turf. Another project highlight includes expanding the existing parking lot by paving the grass area located at the southwest corner of the park near the Eucalyptus and McCoy Loop trailhead to accommodate additional parking. Exterior repair work and repainting will also be performed on existing buildings, infrastructure, and fencing.

Current Phase: Phase2 (March 2023 - August 2023):

Arrival and assembly of new portable baseball/softball fencing

Repairing and replacing field electrical outlets/covers

Installing new water bottle fill station


No park or parking lot closures will be in place during this phase however residents may notice minor impacts as staff and contractors work to complete the above work.

Closures and dates of each phase may adjust due to weather conditions, availability of supplies, or construction delays. Learn more about all the exciting changes to come, the project schedule, and upcoming closures and impacts at



The City of Covina has announced its partnership with the world-famous Laugh Factory to serve as management operator of the recently acquired Covina Theater.

Recognized as the “#1 comedy club in the country” by USA Today, the Laugh Factory currently operates live comedy clubs in Hollywood, Chicago, Las Vegas, Long Beach, Reno and San Diego.

Opening its doors in 1979, owner Jamie Masada founded the world-famous Laugh Factory at its flagship location on Sunset Boulevard in Hollywood.

The City of Covina acquired the Covina Theater in December 2022 as one of several strategic initiatives to further enhance the downtown shopping district’s unique charm and appeal.  Laugh Factory Covina will contribute significantly to these efforts, featuring a wide range of marquee acts each Thursday through Sunday, with shows at 7:30 p.m. and additional 9:30p.m. shows on Friday and Saturday.

In addition to comedy performances provided by the Laugh Factory Covina, the City will continue to host other family-friendly events and live music performances. The space is also available for private events, banquets, weddings, filming, community events and advertisement opportunities on its signature marquee on Citrus Avenue. As planned, Laugh Factory Covina will begin performances in May 2023.



Single mothers who live in El Monte could get $500 a month as part of a new guaranteed basic income program in the City of El Monte. To qualify, women must be single heads of household, have children between the ages of 0 and 17 years old living with them, have a verified income at the federal poverty line or below and be able to show their finances were affected by COVID-19.

Applications for the one-year pilot opened March 27th and ran through April 15th. Eligible mothers applied online, by mail or in person at the City of El Monte’s city hall. Under the new program, 125 participants will be randomly selected to receive the $500 payments for a year. Those who are selected to participate were notified by April 26 and will begin receiving the money as early as May 1, according to El Monte senior project manager Michelle Solorzano.

The El Monte City Council approved the guaranteed basic income pilot program a year ago. It has partnered with the nonprofit research organization RAND Corporation to study the effects of a monthly cash infusion on its 125 participants, as well as 125 individuals who will not receive the payments but will get a gift card to a local grocery store for participating.

El Monte’s program is patterned after the country’s first guaranteed basic income pilot in Stockton, Calif., which found that people who received a monthly income felt less exhausted and less anxious than those in a control group. They spent more time with their children and found full-time employment at twice the rate of non-recipients.

The idea of the government providing adult citizens with a set amount of money regularly, or a basic income, first came to national prominence during the 2020 presidential election when candidate Andrew Yang said he supported the idea. Since then, basic income has been gaining steady traction with half a dozen pilot projects in Southern California cities, including Long Beach, Compton and Los Angeles.

In 2021, LA launched the largest such program in the nation. The $38 million BIG:LEAP provided $1,000 monthly checks to 3,203 households, with at least one child for a year. That same year, California Gov. Gavin Newsom pledged $35 million to basic income pilots in the state budget.

The El Monte guaranteed basic income pilot program is funded through the $1.9 trillion American Rescue Plan President Joe Biden signed into law in 2021 to quicken the country’s economic recovery from the COVID pandemic. According to the U.S.Census Bureau’s Supplemental Poverty Measure, the $400 billion the federal government provided in COVID-inspired stimulus payments nationally helped lift 11.7 million people out of poverty in 2020.



Clearwater Living has opened Clearwater at Glendora, a 117-unit assisted living and memory care community in Glendora.

Located at 333 W. Dawson Avenue, the property is a two-story, 117,000-square-foot property offering 88 assisted living and 29 memory support apartments with studio, companion, one- and two-bedroom layouts. It is the only assisted living and memory care community in Glendora, according to the developer.

Clearwater at Glendora is the company’s 10th seniors housing community in California, Arizona and Nevada, with plans for additional developments in the pipeline.



The city of Irwindale and the Irwindale Police Department have welcomed a new Chief of Police, Christopher P. Hofford. Chief Hofford joined the police department on March 26th, replacing outgoing Interim Police Chief Rob Castro.

Chief Hofford comes to the city of Irwindale with 35 plus years of law enforcement service in Los Angeles County, all of it here in the San Gabriel Valley. During his tenured career, Chief Hofford has held ranks from part-time police cadet all the way to Chief of Police.

Chief Hofford holds a Master of Public Administration (MPA) degree from Arkansas State University and is a graduate of the prestigious Federal Bureau of Investigations National Academy (FBINA), as well as the California Police Chiefs’ Association Executive Leadership Institute and the California Police Chiefs’ Association Leadership Development Program.  



The City of La Verne has announced that the E Street and 2nd Street Improvement Project is the first project funded by the Enhanced Infrastructure Financing District (EIFD) in the City of La Verne to reach construction, which will start after March 27th.  Awarded in September of 2022, the City and Contractor have been coordinating on acquiring materials and developing the construction schedule for this pedestrian improvement project connecting the future La Verne Gold Line Station and Old Town La Verne and the University ofLa Verne.

Project features will revamp and strengthen the portions of E Street from Arrow Highway to 2nd Street and 2nd Street from E Street to D Street as a primary corridor for connecting D Street and the University of La Verne to the future Goldline Station. Improvements included in this project are:    

New drought tolerant landscaping and water efficient irrigation system improvements, including planting of approximately 86 new trees, while an existing Oak, and some Crepe Myrtle & Carrotwood trees will be preserved and integrated into the project improvements.  

Landscaping trees will be consistent with the City's Old Town La Verne Specific Plan and will enhance the project limits and create improved uniformity in the area. Additional enhancements include:

Improved widened sidewalks and accessible curb ramps to enhance user's experience and safety along the project route.

Bulb-out curbs at the intersection of E Street and 2nd Street to improve safety by shortening pedestrian crosswalk lengths and assisting in calming traffic speeds.

Concrete decorative crosswalks and decorative street lighting to match and complement other similar existing features along D Street.

Improved striping including green Class III bike way markings.

Drainage enhancements which will also pretreat storm water runoff before reaching the storm drain to improve water quality.

New asphalt pavement at the intersection of E Street and 2nd Street.

The construction schedule barring any weather or mechanical delays will be as follows:

Demolition work and construction of improvements will be phased to maintain at least one side of the street with full pedestrian access during the construction duration.

Construction is projected to be completed early summer of 2023.

To keep informed on updates on more specific closures and local impacts, please check the City’s website at



Hanley Investment Group Real Estate Advisors, a real estate advisory firm specializing in retail property sales, announced that the firm arranged the sale of a new construction, single-tenant property occupied by Fast5Xpress Car Wash in Ontario, California, adjacent to the Ontario Mills Mall, one of the top shopping and tourist destinations in California. The sale price was $3.5 million for the new 35-year absolute triple-net ground lease.

Fast5Xpress is one of the largest and fastest-growing express car wash companies in Southern California. The chain currently has 20 locations open and operating, with two more under development.

Built in 2021, Fast5Xpress Car Wash occupies a 4,446-square-foot building on 1.17 acres at 4392 East Ontario Mills Parkway in Ontario. The property is located at the signalized intersection of Ontario Mills Parkway (16,175 cars per day) and Inland Empire Boulevard, and across the street from the Ontario Mills Mall (28 million annual visitors). The property is also near the Interstate 10 Freeway (271,000+ cars per day) and Milliken Avenue.

Fast5Express is less than two miles from the Ontario International Airport (5.5 million passengers, 2019) and less than half a mile from the Toyota Arena (11,000+ capacity venue).



Sky Zone has signed a lease for 30,700 square feet at 12449 Foothill Blvd. in Rancho Cucamonga.

Sky Zone, which currently operates more than 200 locations throughout the country and Canada, will open an indoor entertainment park at the property, which is located within the 550,000-square-foot Foothill Marketplace.

Also; CBRE has announced the $6.78 million sale of a 1.82-acre vacant development site at the corner of Red Oak Street and Spruce Avenue in Rancho Cucamonga, CA. The buyer, real estate investment firm Western Spire, plans on building a multifamily community on the site, the company’s first development project in the Inland Empire.

According to Redfin, Rancho Cucamonga boasts an average household income over $132,000 and an average home value of more than $870,000. In addition, the city has received many accolades including one of the “Best Places to Live” by Money Magazine.



After many reports of lost, loose, stray and roaming dogs, San Dimas has issued a reminder to pet owners that dogs must be leashed in public, and are not allowed to run loose in public park or on public streets.  Owners who wish to allow their dogs to run unleashed may do so at the dog park which reopened on April 10th.  The dog park is located at: 301 Horsethief Canyon Road, San Dimas, CA 91773  

REALTORS® would do well to advise their clients that it is a violation of San Dimas Municipal Code 6.12.030 to have dogs unleashed. All dogs must be on a leash and the owner must be in control of their dogs at all times.

For the safety of pets and citizens, San Dimas has a strict enforcement policy so that all may enjoy the outdoor trails, parks and open space.

San Dimas reminds the community that it is always a best practice to report stray,  loose and aggressive animals to the San Dimas Sheriff Station rather than try to approach them or contain them yourself. The Inland Valley Humane Society also offers online resources regarding animal behavior, pet training, leash laws and more.



Starting Monday, April 24th Tennis Court C at Walnut Ranch Park will be closed through May 31, 2023 for construction of a permanent pickleball court and tennis court resurfacing.

Players are still able to use Court A for Pickleball & B for Tennis during construction.

Once complete, Court C will be for pickle ball only and Courts A & B for tennis.

For more information, please contact the City of Walnut maintenance department at (909) 598-5605



The City of West Covina is slated to receive $2.6 Million in Active Transportation Program grant funds for the West Covina Safe Routes to School & Pedestrian Safety Project. The project went  before the SCAG Regional Council in April and the California Transportation Commission in June. The Active Transportation Program is a highly competitive grant application program that was created by California’s Senate Bill 99 to encourage increased use of active modes of transportation such as walking and biking.

The West Covina Safe Routes to School & Pedestrian Safety Project focuses on school and pedestrian safety improvements. The $2.6 million dollar grant will provide funding for school and pedestrian safety improvements at 21 locations citywide at both signalized intersections and uncontrolled crosswalk locations adjacent to schools, city parks, and areas where there is a high percentage of pedestrian activity. The project aims to promote walking through increased pedestrian safety enhancements.

“Improving safety and walkability throughout West Covina are steps in the right direction in our efforts to continuously enhance the quality of life in our community,” said Mayor Rosario Diaz.

“We are looking forward to fully utilizing the grants funds in order to address the needs of pedestrians,” said City Manager David Carmany. The money will be used to upgrade signalized intersections with audible pedestrian countdown signals, and install new high visibility crosswalk striping, larger advanced pedestrian warning signs, raised pavement markers, pavement legends and yield lines, blinking STOP signs, and radar speed feedback signs at corridors approaching school crosswalks.

This project is being recommended for award and those recommendations will be finalized at the June meeting of the California Transportation Commission.