Ordinance 25-15 Page 5 of 13
multifamily dwelling. If the City has not approved or denied the completed application within 60 days, the application shall be deemed approved.
B. If an ADU is being proposed as part of a newly proposed accessory structure, the application for the accessory dwelling unit may be considered separate from, and after, the application for the accessory structure.
C. The lot shall contain an existing primary unit at the time an application for the ADU or JADU shall be submitted, concurrently for the development of the primary unit.
17.69.040 Ministerial building permit process and planning process.
A. Ministerial building permit process. The director of community development, or designee, shall approve an application for the following ADUs and JADUs in a streamlined building permit only process, so long as the proposed ADU complies with the requirements set forth below:
1. ADUs on Single-Family Lots (Conversions and Simultaneous Proposals). One ADU within the space of an existing or proposed single-family dwelling or a detached ADU in an existing accessory structure. The ADU may expand the space of the existing accessory structure by up to 150 square feet for ingress and egress for an ADU allowed under this subparagraph may be combined with a JADU per CMC 17.69.050.
2. Detached ADUs on Single-Family Lots. A detached ADU must have a minimum 4 feet of rear and side yard setbacks and maintain the front yard setback requirement of the underlying zoning district, maximum 800 square feet of interior livable space, maximum height of 16 feet. If the lot is within one-half mile walking distance of a major transit stop or a high-quality transit corridor, then the ADU may not exceed a height of 18 feet. The two additional feet in height are reserved to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit, if applicable. An ADU allowed under this subparagraph may be combined with a JADU per CMC 17.69.050.
3. ADUs in Multifamily Buildings. ADUs may be created within an existing multifamily dwelling, in spaces not used as living space, (storage rooms, boiler rooms, attics, passageways, basements, or garages). Each unit must comply with building standards. The number of ADUs allowed is equal to 25 percent of the number of existing units, or one accessory unit, whichever is greater.
4. Detached ADUs on Multifamily Lots. Up to 8 detached ADUs are permitted on a multifamily lot not exceeding the number of existing units, whichever is less. The ADUs are subject to a 16-foot height limit, unless the lot is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, in which case the ADU may not exceed 18 feet, with an additional two feet in height to accommodate a roof pitch on the ADU that is aligned with the roof pitch of the primary dwelling unit, if applicable.
The ADUs must maintain at least a 4-foot rear and side yard setback. However, if the existing multifamily dwelling has a rear or side setback of less than 4 feet, the City shall not require any modification of the existing multifamily dwelling as a condition of approving the application to construct an accessory dwelling unit that satisfies the
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requirements of this paragraph.
5. JADUs shall be reviewed through a ministerial building permit only process and shall be subject only to the standards in CMC 17.69.050.
6. A rental of the ADUs or JADUs shall be for a term longer than 30 consecutive days.
7. As part of the application for a permit to create an ADU connected to an onsite wastewater treatment system, the application must contain a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years .
B. Ministerial planning process. An ADU that does not qualify for the approvals under CMC Section 17.69.040A, the City shall require a ministerial planning ADU review provided it complies with the applicable standards set forth in CMC section 17.69.050.
17.69.050 Accessory dwelling units development standards for ministerial planning process.
A. Number of Units Allowed. No more than one ADU and one JADU shall be permitted on any one lot.
B. Floor Area and Unit Size. The minimum floor area of a detached ADU including an efficiency unit is 150 square feet. The maximum floor area of a detached ADU is 1,200 square feet.
C. The maximum floor area for an attached ADU shall not exceed 50 percent of the existing primary dwelling living area, with a maximum floor area of 850 square feet for a studio or one bedroom and 1,000 square feet with two or more bedrooms.
D. The unit size of an ADU shall be 850 square feet for a studio or one-bedroom unit and 1,000 square feet for an ADU with two or more bedrooms.
E. Lot Coverage. If the detached ADU is more than 800 square feet, the lot coverage, floor area ratio, and open space requirements for the underlying zone shall apply.
F. Attached ADU shall have a separate exterior entrance.
G. A parcel with an existing guest house may not also have an ADU; however, a guest house may be converted to an ADU subject to the provisions of this chapter.
H. Parking Standards.
1. Off street parking shall be permitted in front, side, and rear yard setback areas or through tandem parking. The parking does not need to be covered or in an enclosed garage.
2. When a garage, carport, or covered parking structure is demolished in conjunction with the construction of an ADU or where such structure is converted into an ADU, any off street parking required for the primary residence that is lost shall not be required to be replaced.
3. In addition to the required parking for the primary unit, one off-street parking space shall
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be provided on the same lot that the ADU is located. However, off-street parking space is not required if:
a. The ADU is located within one-half mile, measured in walking distance, of public transit, including bus stops;
b. The ADU is located within an architecturally and historically significant historic district;
c. The ADU is part of the proposed or existing primary residence or an existing accessory structure;
d. On-street parking permits are required but not offered to the occupant of the ADU; or e. When there is a designated parking space for a car share vehicle located within one block of the ADU; or
f. A permit application for an accessory dwelling unit is submitted with a permit application to create a new single-family dwelling or a new multifamily dwelling on the same lot.
I. Setback and Building Separation Requirements.
1. The ADU shall be subject to the same minimum required front yard setback as the main dwelling unit. However, a front yard setback of 10 feet shall be required only when the front yard is the sole feasible location for ADU, such as when the rear yard is not buildable due to site constraints, easements, or other limitations. In such cases, the ADU shall be limited to a maximum floor area of 800 square feet and a maximum height of 16 feet.
2. No setback is be required for an ADU or JADU created within an existing living area or accessory structure or an ADU created in a new structure in the same location and to the same dimensions as an existing structure that is converted to an accessory dwelling unit.
3. A detached two-story ADU, a second-story ADU above a garage, the addition of a secondstory ADU to an existing single-story residence, and the addition of an attached two-story ADU to the primary residence, or any combination thereof shall be permitted within the primary residence “buildable area,” as determined under Chapters 17.14 and 17.26.
4. Side yard and rear yard setbacks of no more than 4 feet from the side and rear lot lines shall be required for an attached or detached ADU, with the exception of two-story ADUs, for which the underlying development standards shall apply.
5. Building separation must maintain 6 feet as measured from building eaves to building eaves.
J. Building Height Requirements.
1. The maximum height for a detached ADU is 16 feet if its located a lot with an existing or
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proposed single family home or multifamily dwelling unit.
2. If the detached ADU is on a lot with an existing or proposed single family or multifamily dwelling unit that is within one-half of one mile walking distance of a major transit stop or a high-quality transit corridor, as those terms are defined in Section 21155 of the Public Resources Code, then that maximum height is 18 feet. An additional two feet in height is allowed to accommodate a roof pitch on the accessory dwelling unit that is aligned with the roof pitch of the primary dwelling unit.
4. If the ADU is attached to a primary dwelling, then there is a height limitation of 25 feet or the height limitation in the underlying zone that applies to the primary dwelling, whichever is lower. In no case shall an accessory dwelling unit to exceed two stories.
K. Subdivision, Ownership and Rental Requirements.
1. The ADU may not be sold or conveyed separately from the primary dwelling, unless the specific criteria contain in Government Code Sections 66340 and 66341 are complied with.
2. The ADU and JADU shall not be rented for a period less than 30 consecutive days.
L. Building Code and Safety Requirements.
1. Except as otherwise required herein, all construction, structural alterations or additions made to create an ADU shall comply with current development standards and building, electrical, fire and plumbing codes outlined in California Building Code and California Residential Code. This includes a requirement that all ADUs shall comply with the grading standards and permit processes and requirements for development on slopes.
2. Fire sprinklers are not required for ADUs if they are not required for the primary residence.
The construction of ADU will not trigger a requirement for fire sprinklers to be installed in the existing primary dwelling.
M. Sewer, Water, and Wastewater Requirements.
1. If the ADU will be connected to an on-site wastewater treatment system, the City shall obtain approval from the Regional Water Quality Control Board and may require a percolation test completed within the last five years, or, if the percolation test has been recertified, within the last 10 years prior to the permit issuance.
2. ADUs lots not served by a public sanitary sewer system shall obtain approval by the Los Angeles County Department of Public Health, and other applicable agencies, of a private sewage disposal system, prior to permit issuance.
N. A Detached ADU sited within four to one or greater slopes, whether the site is an upslope or downslope, shall meet the following requirements:
1. May encroach into the four to one or greater slopes by a maximum distance of six feet.
2. Require planning review and Los Angeles County Fire Department review.
3. Provide a minimum 10-foot fire defensive zone around the ADU.
4. Comply with the California Building Code and California Residential Code that are specific to the wildland-urban interface fire areas; roof material shall be tiles, slate or
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imitation thereof. If the roof material for the main house consists of composition shingles, detached ADU can include the same material. If composition shingles are used, 40-year or higher grade architectural dimension shingles shall be used.
O. Grading and Drainage Requirements.
1. Grading, filling, excavating and construction activities must comply with health and safety requirements of California Building and Grading Standards.
2. Finished ground surfaces/slopes within five feet of the ADU shall slope away at a five percent minimum slope. Exterior hard surfaces, drainage swales, and drainage pipes shall have a minimum slope of one percent away from the ADU. Lot grading shall prevent storm flows onto neighboring properties.
3. Detached ADUs over 500 square feet must submit a drainage plan showing:
a. existing and proposed topography of the property;
b. existing and proposed drainage system consisting of swales, pipes, catch basins, inlets, outlets; and
c. historic drainage patterns that demonstrate it has not altered in a manner to cause drainage problems to neighboring properties.
P. Design.
1. The colors, exterior finishes, and roof pitch of the ADU shall be the same or be similar to the primary dwelling. The roof slope of the ADU must match that of the dominant roof slope of the primary dwelling, which is the slope covering the largest portion of the roof.
2. If the applicant seeks to build an ADU in a garage, and such ADU requires an expansion of more than 150 square feet, the garage door shall be removed, and the opening shall be treated and finished using the same color and materials as the primary residence.
3. All windows shall have exterior trims and sills. Exterior window treatments that face the front and side facades of the ADU must include at least one of the following: shutters, awnings, window shades, or a bay window.
4. Each ADU shall provide a covered porch entry with minimum floor area of 60 square feet, The porch shall include a railing along any open side constructed of wood, metal or composite material. The porch shall also include at least one permanent affixed light at the entryway.
5. In cases, where proposed ADU is on a corner lot or reverse corner lot, the entry to an ADU shall face the public right-of-way.
Q. Fees for Accessory Dwelling Units.
1. Utility Connection Fees and Capacity Charges. No new or separate utility connection, fee or capacity charge shall be required for an ADU or a JADU within an existing single-family dwelling or accessory structure approved with just a building permit only.
However, the city may charge connection fees and capacity charges for an ADU that is constructed in conjunction with a new single-family dwelling or if it is a newly constructed ADU that is not a conversion of existing space.
2. Impact Fees. Impact fees shall not apply to an ADU with less than 750 square feet or
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less of interior livable space or a JADU with 500 square or less of interior livable space.
For ADUs larger than 750 square feet of interior livable space, impact fees shall be charged proportionally in relation to the square footage of the primary dwelling unit.
For example, if a primary dwelling has 1,600 square feet of interior livable space and the proposed ADU will 800 square feet of interior livable space, the impact fee for the ADU is 50 percent of the amount of the fee for the primary unit.
17.69.060 Junior accessory dwelling units.
A. Purpose. These provisions adopted pursuant to California Government Code Section 66333 et seq establish standards for the development of JADUs that maintain singlefamily neighborhood integrity, prevent adverse impacts, and expand housing opportunities consistent with state law.
B. Application and Fees.
1. As stated in CMC 17.69.020, an application for a building permit to create a JADU shall be considered ministerially, without discretionary review or a public hearing, and approved within 60 days after receiving a complete application, identified under CMC 17.69.020.C.(JADU Development Standards).
2. The lot shall contain an existing primary unit, or a JADU may be submitted concurrently with the application for the primary unit. A JADU shall be constructed within the walls of the proposed or existing single-family residence.
5. No more than one JADU shall be permitted on any one residential lot zoned for singlefamily residences with a single-family residence built, or proposed to be built, on the lot.
6. The minimum floor area of a JADU including an efficiency units shall be 150 square feet of interior livable space. The maximum interior livable space for a JADU shall be 500 square feet and must be contained entirely within a single-family residence.
7. A JADU may include separate sanitation facilities or may share sanitation facilities with an existing or proposed single-family dwelling. If the JADU has shared sanitation facilities with the existing structure, then there must be owner-occupancy in the single family residence in which the JADU will be permitted. The owner may reside in either the remaining portion of the structure or the newly created JADU.
Owner-occupancy shall not be required if the JADU has a separate sanitation facilities, or if the owner is another governmental agency, land trust, or housing organization.
8. A JADU shall include an efficiency kitchen, which all include all of the following:
a. A cooking facility with appliances.
b. A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
C. Prior to issuance of a building permit, the owner shall enter into a restrictive covenant with the City regarding such owner-occupancy on a form prepared by the city, which
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shall be recorded against the property. Such covenant also shall provide that the JADU shall not be sold or title thereto transferred separate from that of the property, and the JADU shall not be leased for a period of less than 30 consecutive days. If the owner ceases to reside on the property, use of the JADU shall be discontinued and the unit converted into a portion of the primary unit.
D. A JADU shall have a separate exterior entrance from the primary single-family residence.
E. No parking requirements shall be imposed on the JADU.
F. All construction or structural alterations made to create the JADU shall comply with current development standards and building, electrical, fire and plumbing codes.
G. Fire sprinklers are not required for a JADU if they are not required for the primary residence. The construction of a JADU shall not trigger a requirement for fire sprinklers to be installed in the existing multifamily dwelling.
17.69.070 Legalizing ADUs constructed prior to 2020.
A. Purpose. State law authorizes jurisdictions to legalize pre-existing ADUs, that were constructed prior to January 1, 2020, without all required permits, provided the units meet minimum health and safety standards. The purpose of this section is to establish an ADU Legalization Program that allows owners of ADUs constructed prior to January 1, 2020, to obtain legal status for such units unless they pose a threat to life, health, or safety.
B. Eligibility for Unpermitted ADUs Constructed before 2020. The City shall not deny a permit for an unpermitted ADU or JADU that was constructed before January 1, 2020, due to either of the following:
(1) The ADU or JADU is in violation of applicable building standards. (2) The ADU or JADU does not comply with state ADU law or this Chapter 17.69.
C. Exceptions. Notwithstanding paragraph B, the City may deny a permit to legalize an existing but unpermitted ADU or JADU that was constructed before January 1, 2020 if the City makes a finding that correcting the violation is necessary to comply with the standards specified in Section 17920.3 of the California Health and Safety Code.
D. Process for Legalization.
1. The property owner shall submit an ADU Legalization Application to the Planning Department, including evidence that the ADU qualifies as a Pre-2020 ADU.
2. The Building Official shall conduct a health and safety inspection of the unit and determine any correction that need to be made.
3. If the inspection identifies unsafe conditions, the owner shall correct them within a reasonable timeframe specified by the Building Official.
4. Upon determining that no unsafe conditions exist, or that such conditions have been corrected, the Building Official shall issue a Certificate of Legalization for the ADU.
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SECTION 5. Severability. If any section, subsection, sentence, clause, phrase, or portion of this Ordinance is for any reason held to be invalid or unenforceable by a court of competent jurisdiction, the remaining portions of this Ordinance shall nonetheless remain in full force and effect. The City Council hereby declares that it would have adopted each section, subsection, sentence, clause, phrase, or portion of this Ordinance, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions of this Ordinance be declared invalid or unenforceable.
SECTION 6. Savings Clause. Neither the adoption of this Ordinance nor the repeal or amendment by this Ordinance of any ordinance or part or portion of any ordinance previously in effect in the City or within the territory comprising the City, shall in any manner affect the prosecution for the violation of any ordinance, which violation was committed prior to the effective date of this Ordinance, nor be construed as a waiver of any license, fee or penalty or the penal provisions applicable to any violation of such ordinances.
SECTION 7. City staff is directed to pursuant to Government Code Section 66326 to submit a copy of the ordinance to the Department of Housing and Community Development within 60 days after adoption.
SECTION 8. Effective Date. This Ordinance shall become effective within thirty (30) days after its adoption, or January 1, 2026, whichever is later.
SECTION 9. Certification. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause this Ordinance to be published within 15 days after its passage, in accordance with Section 36933 of the Government Code.
PASSED, APPROVED and ADOPTED this __ day of ___________, 2025.
City of Covina, California
BY:
VICTOR LINARES, Mayor
ATTEST:
____________
FABIAN VELEZ, Chief Deputy City Clerk
APPROVED AS TO FORM:
__________________
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KEVIN ENNIS, City Attorney
CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Ordinance 25-15 was introduced for first reading at a regular meeting on the ___ day of _______, 2025.
Thereafter, said Ordinance was duly approved and adopted at a regular meeting of said City Council on the ___ day of _______, 2025, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
Dated:
FABIAN VELEZ, Chief Deputy City Clerk
CC Regular Meeting
AGENDA ITEM REPORT
ITEM NO. PH 2
Meeting: November 18, 2025
Title: Adoption of Urgency Ordinance 25-16
Presented by: Brian K. Lee, Deputy City Manager/Community Development Director Recommendation: Request the City Council adopt Ordinance 25-16, entitled “An Urgency Ordinance of the City Council of the City of Covina, California, Extending the Term of Ordinance 25-11 Enacted Pursuant to Government Code Section 65858 Establishing a Moratorium on the Use of Residential Property for Short Term Rental and Home Experience Sharing, Declaring the Urgency Thereof, and Making a Determination of Exemption Under the California Environmental Quality Act”, extending a moratorium on “Short-Term Rentals” and “Home Experience Sharing” Uses within the City, for a period of 10 months and 15 days, expiring October 20, 2026.
EXECUTIVE SUMMARY:
At the regular meeting on October 21, 2025, the City Council adopted Urgency Ordinance 25-11, establishing a 45-day moratorium on Short-Term Rentals and Home Experience Sharing uses within the City, expiring on December 5, 2025.
Staff is requesting to extend Ordinance 25-11, enacted under Section 65858 of the California Government Code, on Short-Term Rentals and Home Sharing Uses within the city, by an additional 10 months and 15 days, expiring October 20, 2026. This extension will provide the necessary time for staff to conduct thorough research and develop a comprehensive ordinance that will effectively regulate Short-Term Rentals and Home Sharing Experiences. Once completed, the ordinance will be presented for review and consideration by the Planning Commission and/or City Council.
BACKGROUND & DISCUSSION:
Section 65858(d) of the California Government Code provides that ten (10) days prior to the expiration of an interim urgency ordinance, the legislative body shall issue a written report describing the measures taken to alleviate the conditions that led to the adoption of the urgency interim ordinance. The following specific activities have been and/or are currently being undertaken:
Studying issues associated with Short-Term Rental and Home Experience Sharing (including, but not limited to, sanitation, noise, and parking) to determine the appropriate locational and developmental standards. Meeting with other City Departments/ Divisions and other governmental agencies that may need to inspect and/or regulate properties that conduct Short-Term Rental and Home Sharing Experiences in order to safeguard the health, safety, and welfare of the Short-Term Rental and Home Sharing Experience hosts and guests, as well as that of the general public. Studying adopted State regulations pertaining to “public swimming pools” and the suitability of applying said standards to Home Sharing Experiences that include swimming pools. Evaluating current City noise standards and regulations, and their suitability and applicability to ShortTerm Rental and Home Sharing Experiences. Studying adopted development standards from other California cities to determine “best practice” standards that might be applicable to the City of Covina.
Drafting a permanent ordinance for consideration by the Planning Commission to permit the use of real properties zoned and/or developed for residential use for Short-Term Rental and Home Sharing Experiences.
Drafting a permanent ordinance for consideration by the City Council to regulate Short-Term Rental and Home Sharing Experiences to eliminate and/or diminish the adverse impacts upon the health, safety, and welfare of Short-Term Rental and Home Sharing Experience hosts and guests, as well as that of the general public.
The actions taken since the adoption of Interim Urgency Ordinance 25-11 are focused on constructively resolving the issues that prompted its implementation.
Staff is requesting an extension of this ordinance to complete the necessary actions, including drafting a permanent ordinance to regulate Short-Term Rentals and Home Sharing Experiences for review by the Planning Commission and/or City Council.
PUBLIC NOTICING:
The public hearing notice was published in the San Gabriel Valley Examiner newspaper on November 6, 2025, a minimum of ten (10) days before the November 18, 2025, public hearing, as required by law.
FISCAL IMPACT:
No direct fiscal costs are associated with the adoption of this urgency ordinance.
CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):
The ordinance was reviewed in accordance with the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the Guidelines (Cal. Code Regs., tit. 14, §15000 et seq.) The interim ordinance is not subject to CEQA as it prohibits the use Home Experience Sharing (Short-Term Rental) uses in the City while the City studies appropriate regulations and is therefore not expected to lead to any direct or reasonably foreseeable indirect physical changes in the environment. CEQA Guidelines Section 15060(c)(2).
Furthermore, this Interim Ordinance exempt from CEQA pursuant to CEQA Guidelines Sections 15061(b)(3) because it can be seen with certainty that there is no possibility the activity in question may have a significant effect on the environment. This ordinance addresses a clear and imminent danger, precluding specified ShortTerm Rental and Home Experience Sharing uses in the City to protect life, health, property, and essential public services until appropriate regulations are adopted.
Respectfully submitted,
ATTACHMENT C
ORDINANCE 25-16
MORATORIUM EXTENSION (10 MONTH, 15-DAYS)
EXPIRING OCTOBER 20, 2026
ORDINANCE 25-16
AN URGENCY ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, EXTENDING THE TERM OF ORDINANCE 25- 11 ENACTED PURSUANT TO GOVERNMENT CODE SECTION 65858
ESTABLISHING A MORATORIUM ON THE USE OF RESIDENTIAL
PROPERTY FOR SHORT TERM RENTAL AND HOME EXPERIENCE
SHARING, DECLARING THE URGENCY THEREOF, AND MAKING A
DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT
WHEREAS, the City of Covina, California (“City”) is a municipal corporation, duly organized under the constitution and laws of the State of California; and WHEREAS, on October 21, 2025, the City Council adopted an Urgency Ordinance (Ordinance 25-11) which placed a 45-day city-wide moratorium prohibiting the use of residential property for short-term rental and home experience sharing within the City of Covina; and WHEREAS, on December 5, 2025, Ordinance 25-11 is scheduled to expire; and WHEREAS, on November 18, 2025, the City Council held a duly noticed public hearing, notice of which was given pursuant to Government Code Section 65090, regarding the proposed extension of Ordinance 25-11, and after taking all written and oral testimony, closed the public hearing; and
WHEREAS, the City does not have land use policies or standards in place to regulate Short-Term Rentals and Home Experience Sharing Uses within the City limits, which would address compatibility with surrounding uses and safety, among other issues; and WHEREAS, Short-Term Rental and Home Experience Sharing are not defined within the Covina Municipal Code; and
WHEREAS, Over the past several years, the rental of residential properties for periods of thirty (30) days or less (“Short-Term Rentals”) has surged in popularity. While providing a financial advantage to property owners and simultaneously providing an affordable way to visit the City, Short-Term Rentals also create or contribute to a number of adverse impacts upon a residential neighborhood – including, but not limited to, disturbances of the peace resulting from parties and other late-night activities, illegally parked vehicles, and a lack of adequate parking; and
WHEREAS, A rising trend is the rental of recreational amenities (e.g., swimming pools; playgrounds; barbeques and grills; pickleball courts, tennis courts, and other sports areas; and other exterior portions of real properties) separate and apart from the rental of the residential dwelling – a use that is commonly known as “Home Experience Sharing”. Recreational amenities as part of a Home Experience Sharing are generally rented by the hour; however, they are generally rented for multiple hours at a time, and some property owners provide “monthly passes” allowing for extended hours throughout the month. Moreover, Home Experience Sharing is often used for hosting parties and other social events, resulting in large gatherings of non-residents within
residential properties. Similar to Short-Term Rentals, the rapid growth of Home Experience Sharing also creates or contributes to a number of adverse impacts upon residential neighborhoods – including, but not limited to, increased noise, disorderly conduct, and lack of adequate off-street parking for residents, which, in turn, would result in potential conflicts between Home Experience Sharing guests and neighbors – and an increased expenditure of City resources in responding to complaints. Additionally, Home Experience Sharing raises health and safety concerns as there are currently no regulations pertaining to minimum standards for maintenance of the recreational amenities, sanitation facilities (especially since the recreational facilities are not rented in conjunction with a residential building), insurance coverage to cover accidents or injuries suffered by these social guests; and
WHEREAS, The City’s Code Enforcement Division has confirmed through listings on platforms like Airbnb, Vrbo, and other sites, that habitable portions of a dwelling, single family dwellings and/or specific areas or amenities of a dwelling including swimming pools, and backyards, are being rented in the City of Covina as Short-Term Rentals and/or Home Experience Sharing; and
WHEREAS, Based upon the foregoing adverse impacts and concerns raised by ShortTerm Rentals and Home Experience Sharing, the lack of adequate safeguards to protect the health, safety, and welfare of the guests participating in Home Experience Sharing and neighboring residential neighborhood, and the current use of residential properties within the City of Covina for Short-Term Rentals and Home Experience Sharing, the City Council therefore finds there is a current and immediate threat to the public health, safety, and welfare, and that a moratorium is necessary; and
WHEREAS, The City Council finds that the time provided by the moratorium will allow for a comprehensive analysis on how best to regulate Short-Term Rentals and Home Experience Sharing to minimize or eliminate the adverse impacts upon the health, safety, and welfare of not only the property owner who is providing the Short-Term Rental and/or Home Experience Sharing, but also the guests and the surrounding neighborhood.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Incorporation of Recitals. The City Council of the City of Covina finds that all Recitals are true and correct and incorporated herein by reference.
SECTION 2. Compliance with the California Environmental Quality Act (CEQA). This Ordinance was reviewed in accordance with the California Environmental Quality Act (CEQA) (Public Resources Code Section 21000 et seq.) and the Guidelines (Cal. Code Regs., tit. 14, §15000 et seq.) This Ordinance is not subject to CEQA as it prohibits Short-Term Rentals and Home Experience Sharing uses in the City while the City studies appropriate regulations and is therefore not expected to lead to any direct or reasonably foreseeable indirect physical changes in the environment. CEQA Guidelines Section 15060(c)(2). Furthermore, this Ordinance is exempt from CEQA pursuant to CEQA Guidelines Sections 15061(b)(3) as it can be seen with certainty that there is no possibility the activity in question may have a significant effect on the environment.
This Ordinance addresses a clear and imminent danger that poses several adverse effects on residential neighborhoods. These include increased noise, disorderly conduct, and insufficient offstreet parking for residents.
SECTION 3. Findings. The City Council of Covina hereby finds that there is a current and immediate threat to the public health, safety, and/or welfare and a need for immediate preservation of the public peace, health, or safety that warrants this urgency measure, which finding is based upon the facts stated in the Recitals above, in the staff report dated October 21, 2025, as well as any oral and written testimony at the October 21, 2025, City Council meeting and further detailed below:
A. Home Experience Sharing threatens the health, safety, and welfare of the community through adverse impacts that include, but are not limited to, increased noise, disturbances of the peace and disorderly conduct, and lack of required parking, without adequate safeguards in place to address minimum standards for maintenance of the recreational amenities, sanitation facilities (especially since the recreational facilities are not rented in conjunction with a residential building), and insurance coverage to cover accidents or injuries suffered by these social guests.
B. Without adequate regulation, Short-Term Rentals impact the character of neighborhoods, causing negative impacts including trash and litter, excessive noise, parking problems, and neighborhood degradation, and reduce much-needed housing supplies.
C. The City’s Municipal Code does not currently regulate or provide an entitlement process specifically for Short-Term Rentals or Home Experience Sharing. The use of residential property for Short-Term Rentals and Home Experience Sharing has intensified. In recent years, social media has increased exponentially the popularity and demand for Short-Term Rentals or Home Experience Sharing. Short-Term Rentals and Home Experience Sharing have become a substantial threat to the public health, safety and welfare of the City’s residents, and particularly residential neighborhoods. It is well documented in the media and various code and law enforcement complaints that events hosted at Short-Term Rentals or Home Experience Sharing have attracted crowds, loud parties, littering, over-parked street conditions, openly disorderly conduct and unsafe vehicle use that have led to multiple arrests and complaints to law enforcement.
D. City staff require a period of study to determine the appropriate scope of regulations that may be developed for inclusion into the City’s Municipal Code, which is anticipated, among other measures, to provide for the public health, safety and welfare, relating to Short-Term Rentals and Home Experience Sharing.
E. Allowing any proliferation of Short-Term Rentals and Home Experience Sharing uses, without adequate regulations, could lead to property owners making investments and improvements to their properties that may not be permitted to be used for Short Term Rentals or Home Experience Sharing uses and thereby creating potentially nonconforming land uses that could defeat the purpose and intent of any later adopted Short-Term Rentals and Home Experience Sharing ordinance and pose a further threat to the public health, safety and welfare.
F. Based on the foregoing, it is urgent the City temporarily prohibit the advertising, use and operation of Short-Term Rentals and Home Experience Sharing while it undertakes a review of its current Municipal Code provisions to determine whether additional regulations are needed to ensure the public health, safety and welfare remain protected.
SECTION 4. Definitions. For purposes of this Ordinance, the following definitions apply.
A. “Home Experience Sharing” means the rental or lease of a recreational amenity or recreational amenities located on real property zoned for residential uses, property developed for residential use, or both zoned and used for residential uses, within the City, and which amenity or amenities are used separate from or otherwise not in conjunction with the rental of a residential dwelling unit.
B. “Recreational amenity” or “recreational amenities” include any swimming pool, barbeque, gazebo, grill, pickleball court, basketball court, tennis court, playground, yard area, or other portion of a residentially zoned or developed property that has a residential dwelling unit and which portion of the property is designed or used for passive or active recreational activities.
C. “Residential dwelling” means a private structure designed and available, pursuant to applicable law, for use and occupancy as a residence by one or more individuals. “Residential dwelling” does not include a commercially operated hotel, motel, bed and breakfast inn, or time-share property.
D. “Short-Term Rental” means the rental of a residential dwelling, or any portion of a residential dwelling, for 30 consecutive days or less.
SECTION 5. Moratorium. Based on the facts and findings set forth in this Ordinance, the moratorium enacted pursuant to City of Covina Ordinance 25-11 is hereby extended pursuant to Government Code Section 65858 for ten (10) months and fifteen (15) days past the initial expiration date of Covina Ordinance 25-11 so as to extend the moratorium until October 20, 2026.
Therefore, this Interim Ordinance shall expire and terminate at midnight on October 20, 2026, unless it is further extended on or before that date, subject to any duly adopted extension(s) pursuant to Government Code Section 65858, providing for the following:
A. Short-Term Rentals and Home Experience Sharing are prohibited. It shall be unlawful and a public nuisance for any person or entity to offer or make available for rent or to rent (by way of a rental agreement, lease, license, or any other means, whether oral or written), for compensation or any consideration, a residential dwelling, or portion thereof, or recreational amenity for Short-Term Rental or Home Experience Sharing uses or activities.
B. No Short-Term Rental or Home Experience Sharing uses or activities shall be established or continued, if previously established, in any zone within the City.
C. No application for zoning approval, home occupation permit, or other permit, license, or land use entitlement shall be approved for a Short-Term Rental or Home Experience Sharing.
D. It shall be unlawful for any person or entity to place or maintain any advertisement for a Short-Term Rental of Home Experience Sharing prohibited by this Ordinance.
SECTION 6. Severability. If any sections, subsections, sentences, clauses, phrases, or portions of this Ordinance are for any reason held invalid or unconstitutional, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council hereby declares that it would have passed this and each section, subsection, phrase, or clause of this Ordinance whether or not any one or more sections, subsections, phrases, or clauses may be declared invalid or unconstitutional on their face as applied.
SECTION 7. Term and Effect. This Ordinance is needed for the immediate preservation of the public health, safety, or welfare. It shall become effective immediately upon its adoption by a four-fifths vote of the City Council. The moratorium shall expire on October 20, 2026, unless extended.
SECTION 8. Publication and Posting. The City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same or a summary thereof to be published and posted in the manner required by law.
PASSED, APPROVED and ADOPTED this 18th day of November, 2025.
City of Covina, California
BY:
VICTOR LINARES, Mayor
ATTEST:
___________________________________________
FABIAN VELEZ, Chief Deputy City Clerk
APPROVED AS TO FORM:
____________________________________
KEVIN ENNIS, City Attorney
CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, California, do hereby certify that Ordinance 25-16 was duly approved and adopted at a regular meeting of the City Council on the 18th day of November, 2025, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
Dated:
___________________________________________
FABIAN VELEZ, Chief Deputy City Clerk
CC Regular Meeting
AGENDA ITEM REPORT
ITEM NO. NB 1
Meeting: November 18, 2025
Title: Proposed Ordinance Approving the Use of Electronic Filing of Campaign Statements Presented by: Fabian Velez, Chief Deputy City Clerk
Desiree Jimenez, Deputy City Clerk/Records Manager
Recommendation: That the City Council introduce Ordinance 25-14, entitled “An Ordinance of the City Council of the City of Covina, California, Allowing an Option for Electronic Filing of Fair Political Practices Commission (FPPC) Campaign Disclosure Statements”.
EXECUTIVE SUMMARY:
The proposed ordinance will allow the filing of Fair Political Practices Commission (FPPC) campaign statement forms, including the Form 460 and 470, under Government Code Section 84615. The City currently utilizes NetFile to allow for the electronic filing of the FPPC Form 700 Statement of Economic Interest and seeks to expand the services provided to include the filing of campaign statements. There is a nominal cost of $2,500 per year for five years to include the expanded scope of service which includes set up and trainings.
BACKGROUND/DISCUSSION:
Government Code Sec on 84615, within the Political Reform Act, authorizes local government agencies to allow online or electronic filing of campaign statements, reports, or other documents for elected officials, candidates, committees, and other persons required to file under the Act, provided they receive contributions or make expenditures totaling $2,000 or more in a calendar year. Since the passage of this legislation, many local agencies throughout California have adopted electronic filing systems to enhance transparency, improve efficiency, and reduce paper use. The Fair Political Practices Commission (FPPC) strongly supports and encourages the transition to electronic filing systems.
To implement optional electronic filing of campaign statements, Government Code Section 84615 requires the City Council to adopt an ordinance approving the use of an online filing system and finding that the system operates securely, eff ectively, and does not place an undue burden on filers. The approved system must ensure data integrity, use standardized formats compatible with the Secretary of State, be free of charge to filers, and provide public access to filings.
The NetFile system meets all legal requirements and is specifically designed for agencies administering campaign finance filings. It supports electronic filing of several FPPC forms, including Forms 460, 470, 496, and 497, which are the most commonly used forms in local campaigns. The system is highly secure, employing industry best practices such as bank-level data encryption, multi-location data storage, and regular data backups to ensure data integrity and disaster recovery. The City currently utilizes NetFile for the annual Form 700 filings for the City Council, Commissions, and staff.
Adoption of this ordinance will enable the City to fully implement the NetFile system for campaign finance disclosure, ensuring compliance with state requirements while providing a more efficient and transparent filing process.
FISCAL IMPACT:
There is a fee of $2,500 per year for five years that will be included in addition to the $3,000 a year charge received from NetFile. Adequate funds are available in account 10100700-51795. A prorated fee will be incurred on the first year to allow both annual renewals to begin on July 1st of each year.
CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):
Not applicable.
Respectfully submitted,
ATTACHMENT A
ORDINANCE 25-14
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COVINA,
CALIFORNIA, ALLOWING AN OPTION FOR ELECTRONIC FILING OF
FAIR POLITICAL PRACTICES COMMISSION (FPPC) CAMPAIGN
DISCLOSURE STATEMENTS
WHEREAS, Government Code Section 84615 provides that a local agency may adopt an Ordinance to allow an elected officer, candidate, committee, or other person required to file statements, reports, or other documents required by Chapter 4 of the Political Reform Act {commencing with Section 84100 of the Government Code), except an elected officer, candidate, committee, or other person who receives contributions totaling less than $2,000 and who makes independent expenditures totaling less than $2,000 in a calendar year, to file those statements, reports, or other documents online or electronically with the local filing officer; and WHEREAS, the City of Covina has entered into an agreement with NetFile, Inc., a vendor approved by the California Secretary of State, to provide an online electronic filing system ("System") for campaign disclosure statements and statements of economic interest forms; and WHEREAS, the System meets all legal requirements, is highly secure, employs industry best practices for operational security and efficiency, will not unduly burden filers and is specifically designed for agencies administering campaign finance and economic interest filings supporting electronic filing of a variety of Fair Political Practices Committee (FPPC) forms; and WHEREAS, the City of Covina desires to allow for electronic and paperless filing of Fair Political Practices Commission (FPPC) campaign disclosure statements.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:
SECTION 1. Findings. The City Council finds that the foregoing recitals are true and correct and that the System will operate securely and effectively and will not unduly burden filers.
Specifically, the System will:
Ensure the integrity of the data and includes safeguards against efforts to tamper with, manipulate, alter, or subvert the data;
Only accept a filing in the standardized record format developed by the Secretary of State and compatible with the Secretary of State's system for receiving an online or electronic filing; and
Be available free of charge to filers and to the public for viewing filings. These findings are based upon the vendor's approval by the California Secretary of State to provide these services and the representations of the vendor that the System meets the requirements of Government Code Section 84615.
SECTION 2. Optional Electronic Filing. Any elected officer, candidate, committee or other person required to file campaign statements, reports, or other documents required by Chapter 4 (commencing with Section 84100) of the California Government Code, except an elected officer,
candidate, committee, or other person who receives contributions totaling less than one thousand dollars ($1,000), and makes expenditures totaling less than two thousand dollars ($2,000), in a calendar year, may, at their option, file those statements, reports, or other documents using the City's electronic filing system in accordance with any applicable administrative policies and procedures established by the City Clerk. However, to ensure reporting continuity, once a statement report, form, or other document is filed electronically on behalf of any elected officer, candidate, committee, or other person, all future statements, reports, forms, and other documents filed on behalf of that officer, candidate, committee, or other person must be filed electronically.
An elected officer, candidate, committee, or other person may choose not to use the electronic filing system by filing all original statements, reports, forms, or other documents in paper format with the City Clerk, until such time as the City Council determines that electronic filing is mandatory for all filers.
SECTION 3. CEQA. The City Council finds, pursuant to Title 14 of the California Code of Regulations, Section 15378(b)(S), that this ordinance is exempt from the requirements of the California Environmental Quality Act (CEQA) in that it is a governmental, organizational or administrative activity that will not result in direct or indirect changes in the environment.
SECTION 4. Severability. If any part of this Ordinance or its application is deemed invalid by a court of competent jurisdiction, the City Council intends that such invalidity will not affect the effectiveness of the remaining provisions or applications and, to this end, the provisions of this Ordinance are severable.
SECTION 5. Notice. The City Clerk is directed to certify the passage and adoption of this Ordinance, cause it to be entered into the City of Covina's book of original ordinances, make a note of the passage and adoption in the records of this meeting and within fifteen (15) days after the passage and adoption of this Ordinance, cause it to be published or posted in accordance with California law.
SECTION 6. Effective Date. This ordinance will take effect on the 30th day following its final passage and adoption.
PASSED, APPROVED, and ADOPTED on this __ day of __________, 2025.
City of Covina, California
BY: ______________________________
VICTOR LINARES, Mayor
ATTEST:
FABIAN VELEZ, Chief Deputy City Clerk
APPROVED AS TO FORM:
______________________________
KEVIN G. ENNIS, City Attorney
CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Ordinance ________ was introduced for first reading at a regular meeting on the ____ day of ___________, 2025. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of said City Council on the ____ day of ___________, 2025, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
Dated:
FABIAN VELEZ, Chief Deputy City Clerk