Development Watch
Del Norte Project Approved: What West Covina Residents Need to Know
232 homes, 1.45 acres of park land, nearly $1 million in park fees, and major questions about Little League, traffic, and long-term city costs.
After months of public meetings, revisions, neighborhood concerns, and debate over parks, traffic, housing density, and Little League fields, the West Covina City Council approved the Del Norte residential development project on June 16, 2026.
The approval allows construction of 232 homes on the former Del Norte School property at 1501 W. Del Norte Street, while also requiring park land dedication, park fees, and first-time homebuyer assistance contributions.
Executive Summary
Approved Project Includes
- 232 residential units
- 34 detached single-family homes
- 198 attached townhomes
- 1.45 acres of park land dedicated to the City
- $961,350 park fee payment
- Up to $250,000 in field improvements
- First-time homebuyer assistance funding
- New roadway connections and site infrastructure
Major Questions Remain
- Will the baseball field function as a true replacement field?
- Where will the $961,350 park fee ultimately be spent?
- Has Del Norte been studied together with the City Yard proposal?
- What long-term maintenance costs will the City inherit?
- Will the homes be affordable to most West Covina families?
What Is the Del Norte Project?
The Del Norte project is a residential development proposed by Meritage Homes on the former Del Norte School property.
The site consists of approximately 13.6 acres located near Del Norte Street and Sunset Avenue, adjacent to Del Norte Park.
- 232 residential units
- 34 detached homes
- 198 attached townhomes
- Private internal streets
- Community amenities
- New roadway connections
- Park dedication to the City
How the Project Changed
The project residents saw approved was significantly different from the original proposal.
Original Proposal
- 282 units
- Included four-story buildings
Revised Proposal
- Reduced to 260 units
Final Approved Version
- Reduced to 232 units
- Four-story buildings removed
- Increased park dedication
- Additional neighborhood compatibility measures
Why the Project Was Proposed
A recurring theme throughout the discussion was California’s housing requirements.
- Approximately 511 units have been completed
- Roughly 4,835 units remain
Supporters argued that the City must continue adding housing opportunities or risk potential consequences from the State. Opponents argued that compliance should not come at the expense of community amenities and neighborhood character.
The Housing Debate
One of the most discussed questions during the hearing was affordability:
Who can actually afford these homes?
During the meeting, Councilmember Tony Wu asked the developer about anticipated pricing. Meritage Homes responded that based on current market conditions:
Townhomes
Estimated starting prices in the mid-$600,000 range.
Detached Homes
Estimated starting prices in the mid-$800,000 range.
Actual future prices remain unknown and will depend on market conditions when homes are sold.
First-Time Homebuyer Assistance
One change negotiated during the approval process involved increasing assistance for future homebuyers.
- $25,000 per qualifying unit
- Up to 10% of project units
- Increased from the originally proposed $15,000 amount
The Baseball Field Debate
The baseball field became the most emotional issue discussed throughout the process.
What Was Approved
- 1.45 acres dedicated to the City
- Land becomes part of Del Norte Park
- Field transferred after required improvements are completed
Why Residents Objected
- A larger field would better serve older age divisions
- The approved field may primarily accommodate younger players
- Recreational capacity could be reduced
Developer Response
Meritage argued that expanding the field further would significantly affect:
- Fire access
- Site circulation
- Parking
- Project design
- Housing layout
Park Dedication and Park Fees
The project provides two separate park-related benefits.
Park Land
1.45 acres dedicated to the City of West Covina.
Park Fee
$961,350 park-in-lieu fee, commonly called a Quimby Fee.
Why the Fee Was Reduced
- Original formula produced a fee approaching $2.5 million to $3 million
- Dedicated park land generated approximately $1.58 million in credit
- Final fee obligation became $961,350
What Residents Want to Know
Where will the money go?
Councilmembers discussed possibilities including dog park improvements, Little League facilities, snack bar upgrades, and additional park improvements. At this time, no formal allocation has been approved.
Additional Field Improvements
Separate from the park fee, the City required the developer to spend up to:
- Grading
- Irrigation
- Sod installation
Traffic Concerns
Traffic remained one of the most frequently discussed concerns.
- Traffic studies were completed
- City traffic engineers participated
- The studies analyzed the larger 282-unit proposal
- The approved 232-unit project is smaller than what was studied
- A left-turn pocket from Sunset Avenue was added
- Fair-share transportation contributions will be required
Despite those assurances, some residents remain concerned about neighborhood traffic impacts once the project is occupied.
The Question That Was Never Fully Answered
One of the most significant questions involved cumulative impacts.
Residents asked whether the City had evaluated combined traffic, public safety, park, and infrastructure impacts. No direct answer to that specific question was provided during the discussion.
Parking Concerns
The project provides:
- 526 total parking spaces
- Two-car garages for all units
- Guest parking
- Additional street parking opportunities
To address concerns, the Council added requirements that garages be used for vehicle storage, guest parking permits be implemented, and HOA rules reinforce parking requirements.
Final Vote
The project passed on a 3-2 vote.
In Support
- Mayor Letty Lopez-Viado
- Councilmember Rosario Diaz
- Councilmember Tony Wu
In Opposition
- Mayor Pro Tem Ollie Cantos
- Councilmember Brian Gutierrez
What Happens Next?
Approval does not mean construction begins immediately.
- Final engineering
- Final tract map approvals
- Permit processing
- Site preparation
- Infrastructure installation
Questions Residents Should Continue Asking
- Where will the $961,350 park fee ultimately be spent?
- How much will annual maintenance of the dedicated park land cost?
- Will the baseball field support the same age groups as before?
- Is the $250,000 field improvement requirement separate from the park fee?
- Has the City evaluated the combined impact of Del Norte and City Yard?
- How will traffic change once the project is occupied?
- Will the homes be affordable to typical West Covina families?
Bottom Line
The Del Norte project represents one of the largest housing approvals in West Covina in recent years.
The City gained new housing opportunities, additional park land, nearly $1 million in park fees, homebuyer assistance funding, and new infrastructure improvements.
At the same time, residents continue raising questions about traffic, parking, recreational capacity, long-term maintenance costs, and combined development impacts.