U.S. Department of Housing and Urban Development
Office of Community Planning and Development

Consolidated Plan Contact


The City of West Covina's 1995 Consolidated Plan constitutes a strategic vision for housing and community development in the city. This document summarized the plan so that citizens in the community can have a quick overview of West Covina's housing and community development problems; the 5-year goals, strategies, and actions proposed to deal with those problems; and specific projects for carrying out this strategy during 1995.

Action Plan

The Consolidated Plan also includes an action plan constituting an application for funds under HUD's Community Development Block Grant (CDBG) program for $1,564,000.

Citizen Participation

During the course of preparing the Consolidated Plan, a comprehensive Citizens Participation Program was implemented. This program involved numerous public meetings with both the Human Services Commission and Senior Citizens Commission. The Proposed Plan includes the preliminary recommendations of the two Commissions. A final review and evaluation of the Proposed Plan was conducted by the two Commissions on April 11th and April 13th.

In addition, survey questionnaires were distributed to social service agencies, homeless service providers and non-profit housing organizations. The Consolidated Plan incorporates the input of these agencies and entities.


As of January 1994, the City had a population of 99,824 persons. Racial composition as a percentage of the total population is White, non-Hispanic - 40.4%; Hispanic - 34.6%; Asian, Pacific Islander - 16.3%; Black - 8.1%; American Indian, Eskimo, Aleut - ).36% and Other Race - 0.23%.



As of January 1994, the City of West Covina had a total housing supply of 31,534 dwelling units of which 20,473 (65%) consisted of single-family detached units. Of the total, 30471 units were occupied. Approximately 96% of the housing supply is in adequate condition. An estimated 2,000 housing units are in need of minor and major rehabilitation.

Housing Needs

There are an estimated 6,505 lower income households, owners and renters, spending more than 30% of their income on housing costs. Of this number, approximately 4,053 lower income renters are paying more than 50% of their income on housing costs.

According to the 1990 Census the City has 3,971 overcrowded households, a significant increase over the 1,279 overcrowded households that existed in 1980. Southern California Association of Governments projections for 1989-1994 period indicated a need for 1,150 new housing units for the very low-above moderate income groups. No projections have been made for the forthcoming five years.

Housing Market Conditions

As of April 1993, the median sales price for single-family homes in West Covina ranged from $165,000 to $180,000. The median sales price for condominium units was between $112,000 and $124,000. The City has a very limited supply of for-sale units that are affordable to lower income households. Home values have declined sin 1990 due to significant job losses, higher unemployment, personal bankruptcies, and foreclosures. More recently home values have stabilized and increased slightly.

In 1994, the City conducted a survey of rental rates for multi-family units in West Covina and surrounding communities. The survey indicated that monthly rents range from $375 to $649 for one-bedroom units, from $650 to $860 for two-bedroom units, and from $675 to $1,050 for three-bedroom units. The availability of vacant rental units affordable to very low income households (31-50% of median income) is limited. Low income households (51- 80% of median income) have more option in the rental housing market than in the owner housing market, given that a much higher proportion of the lower income households can be accommodated in the available rental housing than in the owner housing.

Homeless Needs

There are approximately 192 homeless persons in the City at any given time. In addition families faced with high rental demands could be potential homeless candidates. Emergency shelter and transitional housing is also provided through various Federal grants and local community groups.

Public and Assisted Housing Needs

Of the total 905 assisted units in West Covina, there are 699 project-based tenant assistance units, consisting of HUD or State subsidized projects, and 204 tenant-based assistance units, comprised of Section 8 certificates and vouchers. In addition there are a total of 509 housing units that are assisted under HUD 221(d)(4) and 236(j)(1) programs.

Barriers to Affordable Housing

Governmental factors that affect the production and cost of housing include land use controls; codes and their enforcement; development standards; and the processing of construction projects. Additional constraints are lack of vacant land; off-street parking standards; permit fees; and processing timeliness.

Fair Housing

In 1993, the City conducted an analysis of impediment to housing choice. The results of the assessment are:

  1. The City does not have racially and ethnically segregated housing patterns to any significant degree.
  2. There is no evidence of unlawful discrimination and persons of similar income levels appear to have the same housing choices available to them.
  3. There are problems of restricted housing choices for protected classes resulting from factors which do not necessarily constitute discrimination, but nonetheless operate to defeat the goal of affirmatively expanding housing opportunities. To the extent possible, actions should be taken to overcome these impediments.
  4. The majority (52%) of housing discrimination complaints were filed on the basis of national origin, but most frequently related to ability to pay rent (41%, eviction/rent increases) and property maintenance disputes (#0% security deposit/repairs).

Lead-Based Paint

There are approximately 400 - 600 very low and low income housing units that may contain lead based paint.

Community Development Needs

There are a variety of priority community development needs which encompass the following categories: Public Facilities; Infrastructure Improvements: Public Services; Barrier Removal to meet accessibility needs; Historic Preservation; Economic Development; other Community Development needs (such as energy efficiency improvements, lead based paint/hazards and code enforcement) and Planning.


Housing and Community Development Objectives and Priorities

Specific objectives for the 1995-2000 time period are:

Section 8 rental assistance: 369 extremely low and very low income households
Rental assistance through Mortgage Debt Reduction Program: 22 very low (18) and low (4) income housing units; additional units may be assisted in the next five years;
Owner rehabilitation: 350 housing units with both CDBG (200) and the LMIHF Agency (150);
First-Time Homebuyer: 100 households;
Preserve At-Risk Housing:196 affordable housing units.

Housing Priorities

During the next five years, the City is projected to receive $6 million in CDBG funds Based on past funding allocations, housing rehabilitation would be allocated about $2.4 million during this five-year span. Guidelines developed that will shape the priorities for this five year period are: Section 8 rental assistance to assist cost burdened renter households; CDBG funds for owner rehabilitation assistance; and Redevelopment Agency assistance for owner rehabilitation assistance, renter assistance to alleviate cost burden, and financial assistance for first time homebuyers, and financial incentives available for new construction/major rehabilitation.

Non-Housing Community Development Priorities

Economic development is a key element of the City's strategy over the next five years. Three approaches to assist small business development in West Covina are:

  1. Set-up a revolving loan and/or rebate program for commercial property rehabilitation such as facade improvements or new signage.
  2. Set up funds to guarantee loans made by banks to small businesses for a wide variety of uses such as working capital, inventory, supplies, equipment acquisition, rehabilitation or expansion.
  3. Provide management and technical assistance through a variety of counseling, training, and information programs.

During the next five year period, the City is expected to allocate $1.8 million to community development activities such as public facilities, infrastructure improvements and barrier removal and $900,000 for Public Services.

Anti-Poverty Strategy

As part of the annual Action Plan, the City will implement programs and policies to reduce the number of families below the poverty level.


Description of Key Projects

The proposed plan incorporates the recommendations of the Human Services Commission and Senior Citizens Commission. The recommendations are organized into three categories: Public Service Programs; Construction/ Rehab Programs; and Administration.
Presented below is a listing of the designated projects;


Careship $70,000
Youth Assistance Program3,000
Child Advocate Training 6,000
Future America6,000
Healthy Start 5,150
Senior Citizen Assistance Program58,000
Senior Citizen Meals15,000
Dispute Resolution Center3,000
Geriatric Outreach5,000
Youth Work Program12,000
Center for Independent Living7,500
Food Bank6,000
Emergency Shelter Vouchers2,600
Project Sister3,740
Shelter/Outreach Program6,490
Fair Housing Council12,000
Psychological Treatment2,620
Structured Sober Living5,000


Restroom modifications at Galster Park$40,000
Tot lot modifications at
Palm View, California,
Orangewood, Woodgrove
Curb Cuts/Ramps -- Citywide60,000
Senior Citizens Center Rehab40,000
Home Improvement/Emergency Repair683,600
St. Martha's Adult Care
Willowood Rehab Project


Program Administration205,800


MAP 1 depicts points of interest in the jurisdiction

MAP 2 depicts points of interest and minority concentration levels.

MAP 3 depicts points of interest and unemployment levels.

MAP 4 depicts points of interest, unemployment levels, and proposed HUD funded projects.

TABLE (without associated map) provides information about the project(s).

To comment on West Covina's Consolidated Plan, please contact:

Gus Salazar
Human Services Director
Phone: (818) 814-8430
Fax: (818) 813-8675

Return to California's Consolidated Plans.