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.
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.
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.
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.
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.
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.
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.
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.
In 1993, the City conducted an analysis of impediment to housing choice. The results of the assessment are:
There are approximately 400 - 600 very low and low income housing units that may contain lead based paint.
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
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.|
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.
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:
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.
As part of the annual Action Plan, the City will implement programs and
policies to reduce the number of families below the poverty level.
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;
Presented below is a listing of the designated projects;
|Youth Assistance Program||3,000|
|Child Advocate Training||6,000|
|Senior Citizen Assistance Program||58,000|
|Senior Citizen Meals||15,000|
|Dispute Resolution Center||3,000|
|Youth Work Program||12,000|
|Center for Independent Living||7,500|
|Emergency Shelter Vouchers||2,600|
|Fair Housing Council||12,000|
|Structured Sober Living||5,000|
|Restroom modifications at Galster Park||$40,000|
|Tot lot modifications at |
Palm View, California,
|Curb Cuts/Ramps -- Citywide||60,000|
|Senior Citizens Center Rehab||40,000|
|Home Improvement/Emergency Repair||683,600|
|St. Martha's Adult Care |
Willowood Rehab Project
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).
Human Services Director
Phone: (818) 814-8430
Fax: (818) 813-8675