Citrus Valley Association of REALTORS®, the Apartment Association, Builders and Property Managers, the Los Angeles County Department of Consumer and Business Affairs (DCBA) launched the County’s first online Rent Registry.

CITIES REPORT September/October 2021


Over strong objections from the Citrus Valley Association of REALTORS®, the Apartment Association, Builders and Property Managers, the Los Angeles County Department of Consumer and Business Affairs (DCBA) launched the County’s first online Rent Registry.  This registry applies only to properties in the unincorporated areas of Los Angeles County. Properties registered on or before January 1, 2022 pay no registration fee and no late fee.  The Los Angeles County DCBA has sent letters to all rental property owners.

If you own a property in an unincorporated area of Los Angeles County, you may have received a notification from the Department notifying you of this requirement. All owners are required to register their units regardless of occupancy status, but you may qualify for an exemption. If you have questions about this requirement, have not received a notification letter or believe you have received this notification letter in error, please contact our office at 800-593-8222.

The L.A. County Rent Registry, which contains portals for both property owners and tenants, requires property owners to register and update property information, report changes in tenancy, pay annual registration fees, track case status and request exemptions. The registry will add enhanced functions in the upcoming months for property owners and tenants, including the ability to submit applications for rent adjustments, as well as property owner requests for capital improvement and primary renovation pass-through and notifications of termination of tenancy directly to DCBA.

Beginning October 1st property owners can register their rental properties at DCBA’s Housing and Tenant Protections Division will be hosting informational webinars on the registry for property owners and landlords, and will house  materials, user guides, and tutorials on their website at

Under the County’s Rent Stabilization Ordinance (RSO) and Mobilehome Rent Stabilization Ordinance (MRSO), property owners in unincorporated Los Angeles County are required to register their units or mobilehome spaces by September 30 of each year and pay an annual registration fee for each unit or mobilehome space upon registration.

Annual rental registration fees were adopted by the Los Angeles County Board of Supervisors in May 2020, establishing a two-tier fee of $90 for Fully Covered Units (rent stabilized units and mobilehome spaces under the RSO, MRSO) and $30 for Just-Cause Only Units (rental units exempt from rent stabilization provisions, but subject to just-cause eviction protections under the RSO, MRSO).

Due to the ongoing COVID-19 pandemic and its substantial financial impact on property owners and tenants, the Board adopted a motion in July 2021 that waived rental registration fees for properties registered by January 1, 2022. After January 1, 2022, registration fees will resume, and late fees will be further assessed for properties registered after the annual deadline of September 30.

If you have questions contact:

               Telephone:    (800) 593-8222


Mail:      320 West Temple Street Room G-10

Los Angeles, CA, 90012 – Attention:  Rent Stabilization Program


California's eviction moratorium — the state's protections for renters who have been unable to pay their rent, expired g at the end of September. Starting October 1, property owners in many places in California can once again evict tenants for not paying their rent. And to avoid being evicted, renters who have been financially affected by COVID-19 must pay a portion of their back rent, and can apply for rent relief through state or local programs. If you would like to find out about rent relief programs you and your tenant can access:    

The California Association of REALTORS has extensive legal information for all landlords and asks them to contact the CAR Legal hotline with any questions.  All Agents:  213-739-8282.  For Brokers, Office Managers and Designated REALTORS:  213-739-8350


The Los Angeles County Sanitation Districts has agreed to pay $80 million over five years to help build a future park on top of what was once the nation’s largest landfill.

The money comes as part of a tentative settlement in a lawsuit Los Angeles County filed against the districts.

In February 2020, the county sued to compel the Sanitation Districts to fund a regional park on the site. The county was seeking $283 million, plus $4 million per year annually.

The settlement still must be approved by the Los Angeles County Board of Supervisors, which postponed a decision on Tuesday, Sept. 28. The Sanitation District 2 and 18 boards approved the agreement on Sept. 8.

When the landfill received its last permit to operate in 1994, it clearly said there would be a passive park upon the facility’s closure, she said.

Sanitation Districts, which consists of 24 independent special districts serving about 5.6 million people across the county, operated the landfill from 1970 to Oct. 31, 2013, when it was shuttered.

Following its closure, the Sanitation Districts and the county worked together to develop a park master plan, which the Los Angeles County Board of Supervisors adopted in 2016.

The settlement was contingent on a plan to use funds set aside for landfill post-closure maintenance costs to pay down unfunded pension costs. The districts expect to save $250 million over 20 years.

The districts also have $37 million in their site development fund to pay for the new park.

The plan for the park calls for an entry plaza and a 7,000-square-foot visitors center, which would take park visitors via a shuttle bus or gondola to the top of the site.

Plans also call for 14 miles of multi-use trails for hiking, biking and horseback riding. Also planned are picnic areas and play areas for children.


On Thursday morning, Oct. 14, the City of Azusa announced that the City Council has selected Dennis Beckwith to fill the Council seat left vacant by Uriel Macias, who died unexpectedly on Aug. 31 at age 51.

Beckwith, who played basketball at Azusa Pacific University in the early 1980s and currently works there, was one of eight applicants interviewed by Council members.

Beckwith, 59, admitted he was somewhat taken aback when he received a phone call Thursday morning from Mayor Gonzales informing him of his selection.

Beckwith is Director of Development for Gift and Estate Planning at APU, where he met his wife Rhonda. They have three children and four grandchildren with one on the way.

Beckwith’s appointment will last until November 2022, when Macias’ term would have ended.

The City Council in late September voted to fill Macias’ seat through appointment rather than a special election in April that would have cost the city $508,000. Mayor Gonzales expressed his gratitude to everyone who applied.


Alere Property Group has broken ground on the construction of two industrial warehouse facilities in Chino. The two developments will bring more than 626,000 square feet of speculative industrial space to the area.

Located at the northeast corner of Bickmore and Euclid avenues, the eight-building Euclid Industrial Park will offer 360,000 square feet of space in buildings ranging from 13,050 square feet to 206,118 square feet. Completion is slated for August 2022. Ken Andersen, Eric Fikse and Richard John of Daum Commercial represented Alere in the 18.6-acre land acquisition for the project. The Daum team will also oversee leasing of the development.

Chino Commerce Park, situated on 13 acres at the northwest corner of East End Avenue and County Road, will consist of four buildings offering a total of 266,348 square feet. The park will include a 210,747-square-foot building with 36-foot clear heights and three smaller buildings ranging from 15,104 square feet to 25,177 square feet with 26-foot clear heights. Tim Pimental, Chris Tolles, Eric Larson and Robin Dodson of Cushman & Wakefield represented Alere in the land acquisition for the development and will oversee leasing of the project, which is slated for completion in May 2022.


Chino Hills resident Peter Pirritano has been selected by the city council to serve as a planning commissioner.

He was nominated by Councilwoman Cynthia Moran and approved by the Council.  He will replace longtime resident Patrick Hamamoto. Mr. Pirritano has been the owner of Pirritano Insurance Agency since 1982, specializing in insuring, educating and advising homeowners’ associations for the past 39 years.

Prior to moving to Chino Hills in 2015, he served as vice chairman of the Diamond Bar Planning Commission.

He is treasurer of the Chino Hills Community Foundation, vice president of the Carriage Hills Community Homeowners Association, and is involved with programs sponsored by the Chino Valley Fire Foundation.

He has an associate degree in business administration from State University of New York. When living in Diamond Bar, he was involved in the community, serving as president of the Diamond Bar Community Foundation and president of the Walnut Valley Rotary Club.


A portion of Colby Circle will be closed to traffic until the summer of 2022 as construction begins on the Colby Neighborhood townhome development.  The street will be closed between Indian Hill Boulevard and the Colby Circle north-south bend as construction crews install wet and dry utilities.

The first phase of the construction will be the water line improvements. New water lines will be installed in Colby Circle, with accompanying new connections in Indian Hill Boulevard, which will allow for the abandonment of existing lines currently serving existing residents north of the project site. .

Drivers and pedestrians should follow posted signs during construction. Questions about the work can be sent to DeLisa Bryant, the city's associate engineer, at 909-399-5480.


Global brokerage Hub International Limited has announced that it has acquired the assets of Covina based  Verity Insurance Services and Bellhaven Management (together, Verity insurance). Terms of the transaction were not disclosed.

Verity Insurance is an independent insurance broker providing commercial insurance and health benefits. It also specializes in the consumer electronics and manufacturing industries.


The residents of the Village at Diamond Bar have been ordered to vacate the property.  After hearing from several Village at Diamond Bar condominium residents and owners, the City determined that the public’s interests would best be served by delaying the enforcement of the order until after further structural investigations are conducted, and the appeal hearings are completed.

All 12 DBV buildings continue to be deemed hazardous at this time, and the City’s order to vacate remains in effect. Although enforcement or rescission of the order will not take place until after the steps outlined in this Update have been completed, the City considers all persons residing within the complex to be at serious risk pending further investigation of the structural condition of the buildings.


On September 30, 2021, the City issued a Notice and Order to Vacate to the residents of the two-story, 150-unit condominium complex known as The Village at Diamond Bar based. The basis for issuing the Order was several serious health and safety conditions identified in a recent structural observation report prepared by a California licensed structural and civil engineer, retained by the Diamond Bar Village Homeowners Association (Village HOA), and a subsequent inspection by City personnel and review by the City's Building Official.

Key Dates:

Wednesday, September 22 - Khatri International, the structural and civil engineering firm retained by the Village HOA) completes its report of findings. Property owners and renters may obtain a copy of the report by contacting the HOA manager, Yvette Marie Allen, at or (951) 746-8519.

Thursday, September 30 - City personnel issues the Notice and Order to Vacate and tags all 150 units with either yellow or red tags as follows:

Red-tagged units - All of the second-floor units are red-tagged. Once vacated, residents may not re-enter red-tagged units until the City deems the units to be safe.

Yellow-tagged units - All of the first-floor units are yellow-tagged. Residents may only re-enter yellow-tagged to retrieve personal belongings.

Monday, October 18 - City will begin enforcement of the orders on the yellow and red tags.

For more information, contact the City of Diamond Bar Building and Safety Department:

21810 Copley Drive

Diamond Bar, CA 91765

Phone: 909-839-7020

Or email:


Plans to expand a California Domestic Water Company (Cal Domestic) treatment facility have been finalized, laying the foundation for improved drinking water quality and use of local water resources to continue serving people across the south Puente Hills region.

The El Monte City Council approved a Conditional Use Permit for the planned treatment facility at its September 21, 2021 meeting where city officials acknowledged the company’s efforts to work swiftly towards a solution for continuing to ensure the public health and safety of those served.

The new treatment system will include six ion exchange vessels and piping on a 3.5-acre property on Valley Boulevard in the city of El Monte for the removal of per- and polyfluoroalkyl substances (PFAS) from the groundwater supply. Currently, PFAS have been prioritized by both State and Federal regulatory agencies to better understand the effects of these chemicals and to reduce the potential risks to public health.

Once complete, the facility will be able to treat up to 1.08 million gallons daily and restore the operation of one of Cal Domestic’s groundwater wells. Water treated through this new facility will connect to Cal Domestic’s larger network of treatment and conveyance facilities to provide shareholders with safe drinking water that meets or exceeds all State and Federal water quality regulations and standards.

The project design incorporates numerous aesthetic elements to help the facility blend with the surrounding community. The water treatment equipment will be painted in neutral colors, wrought iron fencing will be used in place of chain link, and landscaping will be planted along the property’s perimeter to beautify the area and add greenery.


The City of Glendora and the Glendora Chamber of Commerce announced that Santa Claus will hit the streets later this year as the Glendora Hometown Christmas Parade returns to an in-person celebration.

The parade will be held on Dec. 11, at 9 a.m., and will launch from The Glendora Village. This year's theme is "An Old-Fashioned Christmas," with the motto "All About Kids," according to the Glendora Chamber of Commerce.

The Glendora Christmas Parade Committee, Glendora Kiwanis, Rotary Club of Glendora and the Glendora Chamber of Commerce are behind this year's parade.

Visit the Glendora Christmas Parade website: or call 626-963-4128 for more information about the parade.


RAAM Construction has completed the construction of Arboleda Apartments, an affordable seniors housing development in La Puente.

Development costs for the 74-unit, 71,499-square-foot property are estimated at $29 million. Of the total apartments, 38 are fully ADA-accessible units.

“The need for affordable housing has grown in recent years due to rising home prices and an overall housing shortage, and the COVID-19 pandemic has exacerbated that need immensely,” says Richard Lara, president and CEO of RAAM Construction.

RAAM worked closely with Meta Housing Corporation, a developer of affordable housing communities for families and seniors, along with AMJ Construction Management Inc. and Y&M Architects to deliver the new residences for qualified low-income seniors.

The apartments replace four detached family homes on the site.


La Verne officials approved a new committee overseeing the city's annual Christmas activities.

The Christmas Morning Coordination Committee was approved by the City Council. The Committee will oversee several of La Verne's holiday activities in December, according to a statement from city officials.

One of these activities will be the Santa Claus parade, where officials with the La Verne fire and police departments accompany "Santa" on a trip throughout the city as he delivers candy bags to families.

Mayor Pro Tem Muir Davis and Councilmember Robin Carder will serve on the Christmas Committee alongside several other city staff members, officials said. The committee's inaugural meeting will occur later this month.


Ontario Gateway Center has sold for $40.5 million.

Los Angeles-based developer Zelman Development Co. sold the 225,749-square-foot shopping center in Ontario, California, to JH Real Estate Partners, a commercial real estate owner/operator out of Newport Beach.

Located at 4400–4510 Ontario Mills Parkway at the I-10/I-15 interchange, Ontario Gateway features 1,300 feet of frontage and sits across the street from Ontario Mills Mall, a 1.5 million-square-foot shopping center that draws more than 28 million visitors per year.

The shopping center is 100% occupied by multiple national credit tenants including anchor stores Ross Dress for Less, Big Lots, JoAnn Fabrics and Crafts, Dollar Tree, David’s Bridal, Turner Outdoorsman and Grocery Outlet. The property also features four outparcels leased to IHOP, Outback Steakhouse, Tokyo Wako and an undeveloped pad that the new owner can lease for development.

Considered one of the strongest U.S. markets when it comes to population growth, job creation, construction and industrial space, the Inland Empire is growing faster than its neighboring Southern California markets thanks to its affordable real estate and access to the L.A. Basin’s workforce and amenities, reports Newmark Research.


Cal Poly Pomona plans to move forward with the Lanterman project in partnership with Edgewood Realty Partners and Greystar, according to an Aug. 26 statement by University President Soraya Coley. This is the most recent development in a six-year effort to transform the 300-acre Lanterman Development Center into a sustainable “live, learn, work and play” community.

The announcement follows the withdrawal of a previous developer, and it serves as the next step in Cal Poly Pomona’s goal of creating a new social spot near campus.

Although no plans are finalized, Anthony Orlando, assistant professor for the Department of Finance, Real Estate and Law, explained the university and master developers are working jointly to create a space where students can interact and grow with each other.

The master development team is projected to bring with them an array of entrepreneurs and other firms who will be behind these “learn by doing” openings for students, one of the reasons they were chosen, according to Orlando.

Four proposals were presented to Cal Poly Pomona, and the university opted for Edgewood Realty Partners and Greystar because of their appreciation for the university’s mission as well as their focus on community values.

Cal Poly Pomona is not investing in the land. Instead, the two developers will rent the land from the university for a yet to be determined number of years to build and maintain it in way which coincides with the campus’ goals for students and the surrounding community.

Cal Poly Pomona originally partnered with the development firm FivePoint in 2018, but after personnel changes, FivePoint withdrew from the agreement.

Edgewood Realty Partners and Greystar have both worked with the California State University before and have a record of efficient collaboration and transparency in previous projects, explained Frances Teves, assistant vice president at the Office of Government and External Affairs.

Edgewood, founded by Pete Kutzer and Joseph P. McNulty, is headquartered in South Pasadena, where it focuses on creative designs and collaboration with an emphasis on the reuse of historic resources. Greystar is a real estate company based in Charleston, South Carolina, which focuses on investment management and development of rental properties.

Located a short walk away from Cal Poly Pomona, the Lanterman Development Center, formerly known as the Pacific Colony facility, was originally built in 1927 to house people with developmental disabilities.

When the center closed in 2014, jurisdiction was transferred over to the California State University - CSU. From there, Cal Poly Pomona began conducting feasibility studies: one by the Urban Land Institute and another by the architecture firm HOK.

Cal Poly Pomona expects to execute an Exclusive Negotiating Agreement with Edgewood and Greystar by the end of December 2021, and between January 2022 and March 2023, the university hopes to work with the master developer to prepare a development plan and guidelines for completion. From April 2023 to June 2024, the team hopes to begin preparation of the environmental impact report and transaction documents.

The campus community can visit the Lanterman project website for updates and current information on the ongoing timeline.


In order to accommodate future transportation links, the city of Rancho Cucamonga launched a design plan for a transit district that will include a new multimodal transit station.

Design for the Cucamonga Station, which will be built adjacent to the existing Metrolink Station on Azusa Court just west of Milliken Avenue, was unveiled Tuesday, Sept. 14. The new services at the station will operate under the jurisdiction of the San Bernardino County Transportation Authority, said Steve Lambert, a spokesman for the agency. No groundbreaking date has been set and details on the project are not yet available.

The station will be entry points for these new projects that are in the planning and design stages:

The Cucamonga Station is part of re-branded area of Rancho Cucamonga that is enclosed by Haven Avenue, Arrow Route and Rochester Avenue and has been named the HART District, using the first letter of each street plus “T” for transit.

Groundbreaking began Tuesday on an 867-unit rental homes project on Sixth Street about a quarter mile west of Milliken Avenue. The massive apartment complex is being built on the old Empire Lakes Golf Course, Lambert said.

The housing development, called Homecoming at The Resort, will be one of the largest communities of its kind in Southern California. The proximity to the Metrolink station, which will soon add zero-emission trains from Redlands, as well as to the Cucamonga Station, are an important component of the housing project.

The $300 million housing development will feature apartment homes from 775 square feet to 2,300 square feet in size, the developer reported.


Upland’s plan to spend $15.2 million in federal stimulus funds aimed at healing economic wounds inflicted by the coronavirus pandemic will enable the often cash-strapped city to fill holes in city services and embark on capital improvements that it otherwise could not afford to do.

As is the case with most California cities, the next three years of spending from American Rescue Plan Act allotments will more than make up for lost revenues from business closures and stay-at-home orders that have been easing since June, despite the negative effects of the delta variant of the virus on unvaccinated people.

For example, the city has penciled in an additional $3.5 million from the stimulus to uplift a sagging general fund, erasing a looming budget deficit, even though much of it may not be necessary.

The City Council adopted a separate spending plan just for ARPA funds. Four areas reached the top of the spending blueprint: police department; streets, alleys and sidewalks; business assistance and downtown Upland.

The city blueprint roughly follows the priorities expressed in a city survey that received 2,156 responses. The ARPA spending categories, with select examples and estimated expenditures, are as follows:

The city must spend the federal stimulus dollars by December 2026. Parker said the city will be well ahead of that deadline. Funding for police enhancements begin in the current fiscal year and will continue through 2024-25 fiscal year, Parker said. He expects contracts for sidewalk repairs and alleyway improvements to be awarded later this year.


Covina-based hospital network Emanate Health has officially embarked on an ambitious $125 million facilities expansion program for its hospitals in the eastern San Gabriel Valley.

Emanate Health broke ground on the first of two new 60,000-square-foot, two-story buildings slated for its flagship Queen of the Valley Hospital campus in West Covina.

This first building is expected to cost about $45 million to construct; completion is set for late next year. Its main feature will be a cancer center with radiation oncology services and an infusion center with chemotherapy services. The infusion center will have up to 20 patient bays.

According to Emanate Health, in the first year of operation, the facility will be able to accommodate up to 1,700 outpatient treatment programs; 20,000 clinic visits; 9,500 infusion starts; and 14,000 radiology oncology treatments.

It will also include space for classroom instruction and presentation program as Emanate Health will soon partner with a leading teaching hospital in Southern California to bring world-class cancer care to the central part of the San Gabriel Valley.

When complete, Emanate’s Queen of the Valley Hospital campus will be the San Gabriel Valley’s second major cancer treatment center; the other is City of Hope in Duarte.

The new facility will also feature an outpatient ambulatory surgery center with four operating rooms, as well as hospital-based clinics. Next to the facility will be a 400-space parking structure to serve patients, visitors and staff.

San Diego-based health care facilities developer PMB is managing the project, Irvine-based Snyder Langston is the construction contractor, and New York City-based CannonDesign is the main architect.

The other 60,000-square-foot building, slated to break ground early next year, will cost about $63 million. It will house a 60-bed emergency department and a 24-bed intensive care unit.

Queen of the Valley’s current emergency department serves about 80,000 patients a year; the new facility will treat more than 120,000 patients a year.

Emanate Health is also planning to expand its Inter-Community Hospital in Covina. Two projects are slated: a catheterization laboratory and remodeling the front lobby.