Agenda packet — Covina City Council, September 15, 2026 (part 2 of 5)

worker is required or permitted to work more than eight (8) hours in any one calendar day and forty (40) hours in any one calendar week in violation of the provisions of Division 2, Part 7, Chapter 1, Article 3 of the California Labor Code.

8. California Labor Code Sections 1860 and 3700 provide that every contractor will be required to secure the payment of compensation to its employees. In accordance with the provisions of California Labor Code Section 1861, Consultant hereby certifies as follows:
“I am aware of the provisions of Section 3700 of the Labor Code which require every employer to be insured against liability for workers’ compensation or to undertake self-insurance in accordance with the provisions of that code, and I will comply with such provisions before commencing the performance of the work of this Agreement.”
Date _______________ Signature ____________________________________

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CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. CC 14
Meeting: September 15, 2026
Title: Procurement of Information Technology Equipment and Services: Email Security and Archiving, Police Mobile Data Computers, and Computer Hardware Refresh Program
Presented by: Angel Carrillo, Assistant City Manager
Recommendation: That the City Council authorize the City Manager, or designee, to:

1. Execute a one-year subscription order for Mimecast email security and archiving services with SHI International Corp., utilizing OMNIA Partners cooperative contract 2024056-02, in an amount not to exceed $31,707;

2. Purchase seven Getac A140 rugged mobile data computers with vehicle docking equipment from BIT Direct Inc., utilizing OMNIA Partners cooperative contract R250307, in an amount not to exceed $45,885; and

3. Purchase Dell laptop and desktop computers from Dell utilizing NASPO ValuePoint cooperative contract C000001115143 (California Customer Agreement 23026), in an amount not to exceed $94,933, as part of the City's annual computer hardware refresh program; for a combined total not to exceed $172,525.

EXECUTIVE SUMMARY:

The City Council will consider authorizing the procurement of three information technology components that are part of the City’s efforts to modernize its technology equipment and systems. As proposed, the City will utilize cooperative purchase agreements to secure competitively bid pricing for the renewal of the City’s Mimecast email security subscription, a dedicated email archiving module, the purchase of fully rugged tablets that that will replace existing Mobile Data Computers (MDCs) in Police Department patrol operations and the purchase of computers/laptops as part of the City’s IT replacement plan. The proposed purchases are funded entirely by the City’s Information Technology Fund, which is utilized to support information technology needs in City operations.

BACKGROUND:

The City has continued to implement its Information Technology modernization program to replace outdated equipment, increase system resiliency and support regular business operations. The proposed recommendations are designed to continue this focus as follows:

Email Security and Archiving
The City has used Mimecast Advanced Email Protection for several years as its primary email security service, providing filtering and threat protection for City mailboxes. As proposed, the City will renew this subscription for an additional year. Additionally, the City will transition to Mimecast’s email archiving module from its existing native archiving system provided with Microsoft 365. Such transition will improve navigation functionality and search capabilities in City email records. Mimecast’s archive function will provide a purpose-built solution integrated with the existing Mimecast service and include the migration of existing archived email data from the current system.

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Police Mobile Data Computers
Covina Police Department patrol vehicles are equipped with in-vehicle computers, commonly called Mobile Data Computers (MDCs), that allow officers to receive dispatch information, access law enforcement databases, and complete reports from the field. These computers are essential for dayto-day police operations. The Department's current MDC units are several years old and are nearing the end of their service life, with increasing risk of failure and difficulty obtaining support and replacement parts.

Computer Hardware Refresh Program
The City has established an annual computer hardware refresh program to replace aging workstations and laptops on a defined five-year replacement cycle. This procurement initiates the program and replaces computers that have reached or exceeded their planned service life. The migration of remaining Windows 10 devices to a currently supported operating system is an additional factor contributing to the scope of this procurement.

DISCUSSION:

Item 1: Mimecast Email Security and Archiving
Scope of Service
The subscription covers two components. The first is the renewal of Advanced Email Protection, which the City has maintained as its primary email security service, and which filters all incoming and outgoing City email to block phishing attempts, malicious links, harmful attachments, and other threats before they reach City staff. The second is a new Email Archive and Compliance module, replacing the City's current native Microsoft 365 archive with a dedicated system that offers improved retention management, easier staff search capabilities, and stronger support for retrieving email records.

Migration of existing archived email data and technical implementation assistance are included at no additional cost.

Procurement Method
The subscription is procured through OMNIA Partners cooperative contract 2024056-02, a competitively solicited contract vehicle available to California public agencies. SHI International Corp. is the authorized reseller under this contract. Use of an established cooperative contract allows the City to obtain pre-negotiated government pricing and satisfy competitive procurement requirements without conducting a separate formal bid.

Cost Summary - Item 1
Component Qty Extended
Advanced Email Protection 300 $17,838
Email Archive and Compliance (Microsoft 365+) 300 $13,869 Data Import and Assisted Implementation - Included
Total (One-Year Subscription) $31,707
Item 2: Police Mobile Data Computers
Scope of Service
Seven Getac A140 rugged tablets will be purchased to replace the Department's ageing in-vehicle computers. The Getac A140 is built specifically for public safety field use and is designed to withstand the physical demands of patrol vehicle environments. Each unit includes a keyboard, vehicle power adapter, and vehicle mounting dock. A three-year manufacturer warranty is included with each unit,

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and a two-year extended warranty covering Years 4 and 5 is also included in this purchase, providing full warranty coverage for the expected service life of the equipment.

Procurement Method
The purchase is procured through OMNIA Partners cooperative contract R250307, a competitively solicited contract vehicle available to California public agencies. BIT Direct Inc. is an authorized reseller under this contract. Use of an established cooperative contract allows the City to obtain pre-negotiated government pricing and satisfy competitive procurement requirements without conducting a separate formal bid.

Cost Summary - Item 2
Component Qty Unit Cost Extended
Getac A140 Rugged Tablet with 3-Year
Warranty
7 $4,899 $34,293
Extended Warranty (Years 4-5) 7 $579 $4,053
Vehicle Power Adapter 7 $99 $693
Backlit Keyboard 7 $359 $2,513
Vehicle Docking Station 7 $619 $4,333
Total $45,885
Item 3: Computer Hardware Refresh Program
Scope of Service
Seventy-seven Dell laptop and desktop computers will be purchased to replace units that have reached or exceeded the City's adopted five-year replacement cycle. The computers scheduled for replacement are a mix of laptop and desktop models across City departments. The migration of remaining Windows 10 devices to a currently supported operating system is an additional factor contributing to the scope of this procurement.

Procurement Method
The purchase will be procured through NASPO ValuePoint cooperative contract C000001115143 (Dell NASPO Computer Equipment PA - California), California Customer Agreement 23026. NASPO ValuePoint is a cooperative purchasing program whose contracts are competitively solicited and awarded in a manner consistent with California public agency purchasing requirements. Use of an established cooperative contract allows the City to obtain pre-negotiated government pricing and satisfy competitive procurement requirements without conducting a separate formal bid.

Cost Summary - Item 3
Component Qty Unit Cost Extended
Standard Desktop Computers 46 $970.02 $44,620.92
Performance Desktop Computers 8 $2,479.89 $19,839.12
Standard Laptop Computers 23 $1,184.92 $27,253.16
Laptop Docking Stations 23 $139.99 $3,219.77
Total $94,932.97
FISCAL IMPACT:

The total cost of the three procurements is $172,524.97, consisting of $31,707 for Mimecast email security and archiving (Item 1), $45,885 for Police Mobile Data Computers (Item 2), and $94,932.97 for the computer hardware refresh (Item 3). Funds are available in the Information Technology budget

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accounts: 72006200-53100 Dues & Subscriptions ($32,000) and 72006200-55700 Hardware ($141,000), for Fiscal Year 2026-27.

The Mimecast subscription is a recurring annual cost; future-year renewals will be budgeted accordingly. The MDC purchase and computer refresh are one-time capital expenditures. There is no impact to the General Fund beyond the appropriations identified above.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

Not applicable.

Respectfully submitted,

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CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. CC 15
Meeting: September 15, 2026
Title: Written Report for Urgency Ordinance 25-16 Pursuant to Government Code Section 65858 (d)
Presented by: Brian K. Lee, AICP, Deputy City Manager/Director of Community Development Recommendation: Receive and file the written report describing the measures taken to alleviate the conditions that led to the adoption of the urgency ordinance.

EXECUTIVE SUMMARY:

On November 18, 2025 the City Council adopted an interim ordinance prohibiting Short-Term Rentals and Home Experience Sharing uses within the City that is set to expire on October 20, 2026 (“moratorium”). Staff is formally requesting a one-year extension of the moratorium, until on October 20, 2027. This request is made under Section 65858(a) of the California Government Code and is necessary for the completion of staff’s research and the development of an ordinance to regulate ShortTerm Rentals and Home Sharing Uses within the City. This extension will ensure that the City has a comprehensive and effective framework in place. Once finalized, the ordinance will be presented to the Planning Commission and City Council for their review and approval. This is the second and final moratorium extension request, as no more than two extensions are permitted.

Respectfully submitted,

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ATTACHMENT A
10-DAY WRITTEN REPORT

REGARDING MEASURES TAKEN TO ALLEVIATE CONDITIONS WHICH
LED TO ADOPTION OF URGENCY ORDINANCE 25-16

ESTABLISHING A TEMPORARY PROHIBITION ON THE USE OF

RESIDENTIAL PROPERTY FOR SHORT TERM RENTAL AND HOME

EXPERIENCES SHARING WITHIN THE CITY OF COVINA
I. Background
On November 18, 2025 the City Council adopted an interim ordinance prohibiting ShortTerm Rentals and Home Experience Sharing uses within the City that is set to expire on October 20, 2026 (“moratorium”). Staff is formally requesting a one-year extension of the moratorium, until on October 20, 2027. This request is made under Section 65858(a) of the California Government Code and is necessary for the completion of staff’s research and the development of an ordinance to regulate Short-Term Rentals and Home Sharing Uses within the City. This extension will ensure that the City has a comprehensive and effective framework in place. Once finalized, the ordinance will be presented to the Planning Commission and City Council for their review and approval. This is the second and final moratorium extension request, as no more than two extensions are permitted.

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. At the regular meeting on November 18, 2025, the City Council adopted Urgency Ordinance 25-16, extending the moratorium for 10 months and 15 days, expiring October 20, 2026, on Short-Term Rentals and Home Experience Sharing uses within the City.

Urgency Ordinance took effect on October 21, 2025, and will expire on October 20, 2026.

Government Code Section 65858(d) requires that at least ten days prior to the expiration of an interim ordinance or any extension, the City Council must issue a written report describing the measures taken to alleviate the condition(s) which led to the adoption of the ordinance.

II. Measures Taken Since the Adoption of the Interim Ordinance 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.

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

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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 Short-Term 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 25-16 are focused on constructively resolving the issues that led to its implementation. Staff requests that the City Council approve and issue the report included as an attachment with the Staff Report.

III. Conclusion
The City concluded its research and determined that an Ordinance is required 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 objective is for the City Council to adopt the ordinance, establish new regulations, and repeal the moratorium ordinance on short term rentals and home sharing experience. After 30 days from the second reading, the ordinance establishing regulations for short-term rental and home shared experience will be effective, and the moratorium will be repealed. As a result, Urgency Ordinance 25-16 is not necessary once the adopted short term and home sharing uses ordinance becomes effective.

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CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. CC 16
Meeting: September 15, 2026
Title: Authorization to Issue Purchase Orders for Technology Equipment and Public Amenities at the Covina Recreation Village Public Library Facility Presented by: Krystal Smith, Director of Parks & Recreation and Library services Rafael M. Fajardo, Director of Public Works/City Engineer Recommendation: That the City Council approve Resolution CC 2026-105, appropriating $230,534 and authorizing the issuance of purchase orders for technology equipment and public amenities at the Covina Recreation Village Public Library Facility.

EXECUTIVE SUMMARY/BACKGROUND:

On July 16, 2024, the City Council approved a contract with Perera Construction and Design, Inc. for the construction of the Covina Recreation Village (CRV) Project – Phase II – East Library Building. The scope of work included in Phase II includes the construction of a new 10,000 square foot Public Library Facility with an open concept public area, classrooms, community meeting room and a digital programming space. The total construction cost for Phase II is approximately $9.276 million dollars, which is funded by approximately $5.662 million in grant funds and $3.614 million in local funds (Quimby fees, Environmental Fund, PEG Fund, Impact Fees – Library, Borello Funds).

As construction of Phase II nears completion (expected in November), it is appropriate to procure technology equipment for public use, book collection moving services, an RFID book tagging system, window privacy treatments, portable storage/transport furniture (book carts, book drop etc.), and carpeting to fully equip the new Public Library Facility. As proposed, the City Council will consider authorizing purchase orders to procure these items and schedule delivery to coincide with the completion of construction activities. Of note, with the support of Senator Rubio, AB/SB 113 includes $1.5 million for the City’s Recreation Village Public Library Facility and is pending signature by the Governor. If signed, the Council will be presented with a request to appropriate these funds at an upcoming meeting.

DISCUSSION:

The procurement of fixtures, furnishings, and equipment at the CRV has been divided into two phases:

Phase I (West Gymnasium Building) includes desks, conference tables, chairs, etc. (approved May 5, 2026). Phase II (East Library Building) includes shelving for books and furnishings (approved July 21, 2026), which is expected to be completed and installed in November 2026.

As proposed, the City will utilize competitively bid master agreements available through Omnia Partners (Member ID 4001541) and Equalis Group (Member ID: EG-0046073) purchasing cooperatives for the procurement of technology equipment and public amenities for the Covina Recreation Village Public Library. This includes the following:
 Technology Equipment: Authorize a purchase order with Dell in the amount of $20,000 for technology equipment and computers in public areas.

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 RFID Book Tagging System: Authorize a purchase order with FE Technologies in the amount of $46,000 for print materials inventory management, including tagging system and entry/exit gates.
 Window Privacy Treatments: Authorize a purchase order with TLG Business Solutions in the amount of $12,524 for window privacy treatments.
 Storage/Transport Furniture: Authorize a purchase order with Demco in the amount of $41,490 for book carts, interior storage systems and a book drop storage container.  Carpeting: Authorize a purchase order with Mohawk Group in the amount of $75,000 for accent carpeting in public spaces.
 Print Materials Transportation: Authorize a purchase order with Pink’s Transportation in the amount of $15,520 for the collection and transportation of print materials from the City’s existing library to the new library space.

Through its participation in the Omnia and Equalis purchasing cooperatives, the City of Covina is authorized to utilize competitively bid unit prices offered to members. Additionally, use of these cooperatives helps to reduce lead times associated with the City completing its own competitive procurement solicitation. Additionally, it is recommended that the City Council authorize a contingency of $20,000 (approximately 10%) for unforeseen items that may be needed to make the new Public Library Facility fully functional.

FISCAL IMPACT:

Funding for the purchase of furniture, fixtures and equipment at the new Covina Recreation Village Public Library Facility is included in the Fiscal Year 2026-2027 Capital Improvement Program as follows:

Source of Project
Funds
Amount Account Council Appropriation
Action
Impact Fees – Library $52,956 47023900-55600-P2202 FY 2026-2027 CIP Budget Measure CC $526,859 10950000-59140-P2202 Resolution CC 2026-85 Parks CIP-transfer in $526,859 46003900-49110-P2202 Resolution CC 2026-85 Parks CIP FFE $526,859 46003900-55600-P2202 Resolution CC 2026-85 Approval of Resolution CC 2026-105 will appropriate $230,534 in Measure CC Fund – Fund Balance to be transferred into the Parks CIP Fund for use towards the purchase of equipment, technology services, and other amenities in the Public Library Facility. The City continues to pursue external funding sources for the procurement of these furniture/fixtures and with the support of Senator Rubio, AB/SB 113 includes $1.5 million for the City’s Recreation Village Public Library Facility. Once signed into law by the Governor, the Council will be presented with a request to appropriate these funds at an upcoming meeting.

Source of Project
Funds
Amount Account Council Appropriation
Action
Measure CC $230,534 1095-0000-59140-
P2202
Resolution CC 2026 -105
Parks CIP-transfer in $230,534 46003900-49110-P2202 Resolution CC 2026 -105 Parks CIP FFE $230,534 46003900-55600-P2202 Resolution CC 2026 -105

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In aggregate, the total cost to equip the new Public Library Facility is $810,349. As planned, any funds provided through AB/SB 113 will be used to alleviate the use of local resources for these purposes.

Description Amount
FFE Resolution CC 2026-85 CIP Budget 26-27 $579,815
Additional FFE and Services $210,534
Contingency Allowance $20,000
Total Project Cost $810,349
CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

Not applicable.

Respectfully submitted,

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ATTACHMENT A
RESOLUTION CC 2026-105

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, TO AMEND THE FISCAL YEAR 2026/2027 CAPITAL

IMPROVEMENT PROGRAM BUDGET AND INCREASE FUNDING FOR

PURCHASE ORDER AUTHORIZATION FOR TECHNOLOGY
EQUIPMENT AND PUBLIC AMENITIES IN THE AMOUNT OF $230,534 FOR THE COVINA RECREATION VILLAGE PROJECT – PHASE II –

EAST LIBRARY BUILDING
WHEREAS, the City of Covina is a municipal corporation duly organized and existing pursuant to the Constitution and laws of the State of California (“City”); and WHEREAS, the Fiscal Year 2027 Operating Budget & Capital Improvement Plan (CIP) was approved on May 5, 2026; and
WHEREAS, the approved Operating Budget and Capital Improvement Plan (CIP) is in accordance with all applicable ordinances of the City and all applicable statutes of the State; and
WHEREAS, the City of Covina wishes to amend the 2026/2027 Capital Improvement Program Budget to establish an Expenditure Budget in the Parks CIP Fund from Measure CC for use towards the purchase of furniture, fixtures, services, equipment, and installation in the amount of $230,534 (including contingency balance) for the Covina Recreation Village Project – Phase II – East Library Building.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Amend the Fiscal Year 2026/2027 Capital Improvement Program Budget for the Covina Recreation Village Project – Phase II – East Library Building.

SECTION 2. Establish an expenditure account and appropriate $230,534 from available Measure CC Funds to be transferred into the Parks CIP for use towards FFE for the Covina Recreation Village Project – Phase II – East Library Building:

Account No. Account Description Amount ($) Increase/Dec rease
1095-0000-
59140 P2202
Measure CC-Transfer
CIP-Covina Recreation
Village Project
$230,534 Increase
4600-3900-
49110 P2202
Parks CIP-Park Fac
Transfer-From GF
Covina Recreation
Village Project
$230,534 Increase
4600-3900-
55600 P2202
Furniture and Fixtures -
Covina Recreation
Village Project
$230,534 Increase

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Resolution CC 2026-105 Page 2 of 2
SECTION 3. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

APPROVED and PASSED this 15th day of September, 2026.

City of Covina, California
BY:

HECTOR DELGADO, Mayor
ATTEST:
___________________________________________
FABIAN VELEZ, Chief Deputy City Clerk

CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Resolution CC 2026-105 was duly adopted by the City Council of the City of Covina at a regular meeting held on the 15th day of September, 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:
_______________________________________
FABIAN VELEZ, Chief Deputy City Clerk

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CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. CC 17
Meeting: September 15, 2026
Title: Covina Valley Water Company – Board of Directors Nominee Selection Process Presented by: Chris Marcarello, City Manager
Rafael M. Fajardo, Director of Public Works/City Engineer Recommendation: 1. Nominate the current Covina Valley Water Company Board of Directors to Represent the City of Covina; and

2. Designate the City Manager or his appointee to represent the City at the Annual Shareholder’s meeting.

EXECUTIVE SUMMARY/BACKGROUND:

The City of Covina currently owns 4,219 shares of Covina Valley Water Company (CVWC) stock after the Covina Irrigating Company merged with Valencia Heights Water Company. As a shareholder of CVWC stock, the City may nominate and hold four (4) seats on the CVWC Board of Directors. Each year, CVWC holds an annual meeting of shareholders to select its Board. During that meeting, or by proxy vote beforehand, the City must cast its vote for the nine (9) Board of Director seats.

The 2025-2026 Board of Directors nominated by the City is currently comprised of the following: Kevin Stapleton, Lynda Noriega, Michael Touhey and Rafael Fajardo.

DISCUSSION:

Prior to the annual meeting, CVWC will inquire with the City to determine if there will be any changes to its respective Directors for CVWC to produce an accurate version of the proxy document for printing, mailing and voting.

The City Council has the authority to appoint individuals to a board or commission. Appointed members of boards and commissions serve at the pleasure of the City Council, pursuant to Government Code Section 36506. As such, there are two options for the City Council to consider:

1. Keep the existing City appointed representatives on the CVWC Board.

2. Solicit applications from interested parties (including existing Directors) that wish to represent the City on the CVWC Board.
 Applications must be submitted to the City Clerk's Office and provided to the City Council for consideration of an appointment.
 City Council reviews applications and nominates Directors at its regular City Council meeting of October 20, 2026.
 The approved nominations are transmitted to CVWC staff, and CVWC produces the necessary documents to conduct its election process.

As it relates to the election process, the City may vote for Directors in two ways: either by (1) submitting a proxy ballot in advance of the meeting, or (2) designating the City Manager or his appointee to represent the City at the Annual Shareholder’s meeting. CVWC recommends that the proxy ballot be completed and returned prior to the shareholders meeting even if a City representative intends to attend the meeting. This is to ensure the presence of a quorum, and in the event that the City's designated

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representative is unable to attend the actual meeting, the City’s vote would be cast in the manner that the Council intends.

FISCAL IMPACT:

There is no fiscal impact associated with the City’s participation in the CVWC Board of Directors selection process.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

Not applicable.

Respectfully submitted,

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CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. CC 18
Meeting: September 15, 2026
Title: 2026 Conflict of Interest Code Biennial Update
Presented by: Fabian Velez, Chief Deputy City Clerk
Recommendation: Adopt Resolution CC 2026-106.

EXECUTIVE SUMMARY:

Under the Political Reform Act, all public agencies are required to adopt a conflict of interest code designating positions required to file Statement of Economic Interests (Form 700), and assigning disclosure categories specifying the types of interests to be reported. The Form 700 is a public document intended to inform public officials and members of the public about the types off financial interests that may create conflicts of interests. The conflict of interest code must be reviewed every two years to determine if it is accurate and up-to-date, or if it needs to be amended. The Political Reform Act requires the 2026 Conflict of Interest Code Biennial Notice (Attachment A) to be filed with the agency’s code-reviewing body by October 1, 2026.

DISCUSSION:

In accordance with Government Code Section 87306.5, a review has been conducted of the City Conflict of Interest Code applicable to the City Council, the Successor Agency to the Covina redevelopment Agency, the Covina Public Financing Agency and the Covina Housing Authority.

On August 3, 2026, the 2026 Local Biennial Notice form was distributed to the Department Directors for Review. Upon Review, it was determined that changes to the City’s current Conflict of Interest Code are necessary. It is therefore required that the City amend its Conflict of Interest Code to reflect its current structure. Deletions are noted by strike-through and additions are in boldface type in the current code (Attachment B) for City Council consideration. The following is a breakdown of each amendment:

Department Position Change
Finance Accounting Supervisor Remove
Accounting Supervisor - Budget/Revenue Add
Accounting Supervisor - Accounting Add
Finance Manager Remove
Finance Manager - Budget/Revenue Add
Finance Manager - Accounting Add
Community
Development
Senior Neighborhood Preservation Officer Remove
Neighborhood Preservation Manager Add
Planning Technician Remove
Associate Planner Add
Community Development Manager Add
Deputy City Manager/Director of Community
Development
Add
Parks &
Recreation/Library
Library Manager Add

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Library Services Supervisor Remove
Recreation Coordinator II Add
Recreation Superintendent Add
Public Works Director of Public Works/City Engineer Add Director of Public Works Remove
Records Management Director of City Clerk and Communications Add FISCAL IMPACT:

There is no fiscal impact associated with the updating of the Conflict of Interest Code.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

Not applicable.

Respectfully submitted,

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www.fppc.ca.gov
FPPC Advice: [email protected] (866.275.3772)

Page 1 of 1 ends

2026 Local Agency Biennial Notice
Name of Agency:

Mailing Address:

Contact Person: Phone No.

Email: Alternate Email:

Accurate disclosure is essential to monitor whether officials have conflicts of interest and to help ensure public trust in government. The biennial review examines current programs to ensure that the agency’s code includes disclosure by those agency officials who make or participate in making governmental decisions.

This agency has reviewed its conflict of interest code and has determined that (check one BOX):

An amendment is required. The following amendments are necessary:
(Check all that apply.)
Include new positions
Revise disclosure categories
Revise the titles of existing positions
Delete titles of positions that have been abolished and/or positions that no longer make or participate in making governmental decisions
Other (describe)
The code is currently under review by the code reviewing body.

No amendment is required. (If your code is over five years old, amendments may be necessary.)
Verification (to be completed if no amendment is required) This agency’s code accurately designates all positions that make or participate in the making of governmental decisions. The disclosure assigned to those positions accurately requires that all investments, business positions, interests in real property, and sources of income that may foreseeably be affected materially by the decisions made by those holding designated positions are reported. The code includes all other provisions required by Government Code Section 87302.
__________________________________________ _________________________ Signature of Chief Executive Officer Date
All agencies must complete and return this notice regardless of how recently your code was approved or amended. Please return this notice no later than October 1, 2026, or by the date specified by your agency, if earlier, to:
(PLACE RETURN ADDRESS OF CODE REVIEWING BODY HERE)
PLEASE DO NOT RETURN THIS FORM TO THE FPPC.

ATTACHMENT A

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2026 Conflict of Interest Code Page 1 of 4
2026 REVISIONS

DESIGNATED EMPLOYEES
The positions listed below are designated positions and the individual occupying each position is deemed to make, or participate in the making of, decisions which may have a material effect on a financial interest of that individual. The individuals occupying the designated positions shall disclose their economic interests in accordance with the corresponding disclosure categories, defined in Exhibit B.*

DEPARTMENT POSITION DISCLOSURE

CATEGORIES
Administration
Assistant City Manager 1, 2
Assistant to the City Manager 1, 2
City Attorney (not filing under GC 87200) 1, 2
Information Technology Services Manager 5
Deputy City Manager 1, 2
Finance
Accounting Supervisor 1, 4, 6
Accounting Supervisor - Budget/Revenue 1, 4, 6
Accounting Supervisor - Accounting 1, 4, 6
Director of Administrative Services 1, 2, 4, 6
Finance Director 1, 2, 4, 6
Finance Manager 1, 4, 6
Finance Manager - Budget/Revenue 1, 4, 6
Finance Manager - Accounting 1, 4, 6
Management Analyst 1, 4, 6
Deputy Director, Administrative Services -
Finance 1, 2, 4, 6
Human Resources/Risk Management
Human Resources Analyst 5
Human Resources Director 5
Human Resources Manager 5
Risk Manager 5
Senior Management Analyst 5
Senior Human Resources Analyst 5
Deputy Director, Administrative Services –
Human Resources 1, 2, 4, 6
Management Analyst Trainee 5
Community Development
Assistant Planner 2, 3, 6
Associate Planner 2, 3, 6
Community Development Manager 1, 2, 3
Deputy City Manager/Director of
Community Development 1, 2, 3
Director of Community Development 1, 2, 3
Management Analyst 2, 3, 6

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2026 Conflict of Interest Code Page 2 of 4
*This Conflict of Interest Code does not require the reporting of gifts from outside this agency’s jurisdiction if the source does not have some connection with or bearing upon the functions of the position.

Community Development Continued
Planning Technician 2, 3, 6
Neighborhood Preservation Manager 2, 3, 6
Deputy Director of Community
Development/Building Official 3, 5, 6
Planning Manager 1, 2, 3
Administrative Technician 2, 3, 6
Economic Development Manager 1, 2, 3
Senior Neighborhood Preservation Officer 2, 3, 6
Neighborhood Preservation Officer 2, 3, 6
Parks & Recreation/Library
Director of Parks & Recreation and Library
Services 1
Library Services Supervisor 5
Library Manager 1
Management Analyst 5
Parks and Recreation Supervisor 5
Recreation Coordinator 5
Recreation Coordinator II 5
Recreation Superintendent 1
Recreation and Library Services Manager 1
Police
Police Captain 5
Police Chief 5
Police Lieutenant 5
Public Works
Assistant Civil Engineer 5, 6
Assistant Public Works Director 2, 3, 5
Associate Civil Engineer 2, 3, 5, 6
City Engineer 1, 2
Director of Public Works/City Engineer 1, 2
Environmental Services Manager 5
Equipment Maintenance Supervisor 5
Management Analyst 5
Public Works Director 1, 2
Public Works Manager 5
Senior Equipment Mechanic 5
Senior Maintenance Foreman 5
Senior Management Analyst 5
Street/Sewer Superintendent 5
Water Distribution Supervisor 5
Water Utility Superintendent 5
Water Systems Supervisor 5
Deputy Director, Public Works – Operations
and Transportation 5

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2026 Conflict of Interest Code Page 3 of 4
Public Works Continued
Deputy Director, Public Works/City Engineer 5
Parks & Building Superintendent 5
Equipment Maintenance Superintendent 5
Records Management
Chief Deputy City Clerk 5
City Clerk 5
Deputy City Clerk 5
Deputy City Clerk/Records Manager 5
Director of City Clerk and Communications 5
Members of Board and Commissions
Finance Advisory Commission 1, 2
Library Board of Trustees 1, 2
Parks and Recreation Commission 1, 2
Traffic and Parking Advisory Commission 1, 2

DEPARTMENT POSITION DISCLOSURE

CATEGORIES
Other
Consultants and New Positions *
*Consultants shall be defined as and disclose their economic interests in accordance with the corresponding disclosure categories as defined in Exhibit B.

ARTICLE II FILERS
Government Code Section 87200 et seq. [Regs. § 18700.3(b)] The Mayor and City Councilmembers (also serve as the Successor Agency to the Covina Redevelopment Agency, Covina Public Financing Authority, and the Covina Housing Authority), Planning Commission, the City Manager, the City Attorney, and the City Treasurer, are NOT included as “designated positions” as the disclosure obligations for these positions are set forth by Government Code Section 87200, et seq. Listed below for reference are their disclosure categories.

POSITION DISCLOSURE CATEGORY
Mayor and City Councilmembers Reference GC 87200-87210
Planning Commissioners Reference GC 87200-87210
City Manager Reference GC 87200-87210
City Attorney Reference GC 87200-87210
City Treasurer Reference GC 87200-87210

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2026 Conflict of Interest Code Page 4 of 4

OFFICIALS WHO MANAGE PUBLIC INVESTMENTS
Government Code Section 87200 et seq. [Regs. § 18700.3(b)(1)] It has been determined that the positions listed below are Other City Officials Who Manage Public Investments. Listed below for reference are their disclosure categories.

POSITION DISCLOSURE CATEGORY
Finance Director Reference GC 87200-87210
Financial Consultant Reference GC 87200-87210

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RESOLUTION CC 2026-106

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COVINA,

CALIFORNIA, AMENDING THE CITY OF COVINA CONFLICT OF
INTEREST CODE AND RESCINDING RESOLUTION CC 2024-85
WHEREAS, the Covina City Council previously adopted Resolution CC 2024-85, adopting by reference the model Conflict of Interest Code set forth in Section 18730 of the California Code of Regulations; and
WHEREAS, the City Council desires to add positions that must be designated and delete titles of positions that have been abolished and/or positions that no longer make or participate in making governmental decisions.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY RESOLVE AS FOLLOWS:

SECTION 1. Any resolutions in conflict with this resolution are hereby rescinded and repealed.

SECTION 2. The Political Reform Act, Government Code Section §81000, et seq., requires State and local government agencies to adopt and promulgate conflict of interest codes. The Fair Political Practices Commission has adopted a regulation, 2 Cal. Code of Regs. Section 18730, which contains the terms of a standard Conflict of Interest Code, which can be incorporated by reference and which may be amended by the Fair Political Practices Commission to conform to amendments in the Political Reform Act after public notice and hearings. Therefore, the terms of 2 Cal. Code of Regs. Section 18730 and any amendments thereto duly adopted by the Fair Political Practices Commission are hereby incorporated by reference and, along with the attached Exhibit A in which public officials and employees are designated and Exhibit B in which disclosure categories are set forth, constitute the Conflict of Interest Code of the City of Covina, which is considered the “agency” within the purview of this code.

SECTION 3. Designated employees and officials who manage public investments shall file their statements with the department head of the City Clerk’s Department, who shall be and perform the duties of filing officer for the City of Covina. Statements will be available for inspection and reproduction pursuant to Government Code Section 81008.

Statements for all designated employees and officials who manage public investments will be retained by the department head of the City Clerk’s Department.

SECTION 4. Exhibit A (Listing Government Code Section 87200 et seq. [Regs §18730(b)(3)] Article II Filers, Officials Who Manage Public Investments and Designated Employees and their disclosure categories) attached hereto amends and supersedes all previous versions of this attachment to the City’s Conflict of Interest Code.

SECTION 5. Exhibit B (Explanation of disclosure categories) amends and supersedes all previous versions of this attachment to the City’s Conflict of Interest Code.

ATTACHMENT C Page 165 of 635
Resolution CC 2026-106 Page 2 of 2
SECTION 6. The City Clerk shall certify to the passage and adoption of this resolution and shall enter the same in the Book of Original Resolutions.

SECTION 7. The City Clerk is hereby directed to forward a copy of this resolution to the Human Resources Manager of the City.

APPROVED and PASSED this 15th day of September, 2026.

City of Covina, California
BY:

HECTOR DELGADO, Mayor
ATTEST:

FABAIN VELEZ, Chief Deputy City Clerk

CERTIFICATION
I, Fabian Velez, Chief Deputy City Clerk of the City of Covina, do hereby certify that Resolution CC 2026-106 was duly adopted by the City Council of the City of Covina at a regular meeting held on the 15th day of September, 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:

FABIAN VELEZ, Chief Deputy City Clerk

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2026 Conflict of Interest Code Page 1 of 3
2026 REVISIONS

DEPARTMENT POSITION DISCLOSURE

CATEGORIES
Administration
Assistant City Manager 1, 2
Assistant to the City Manager 1, 2
City Attorney (not filing under GC 87200) 1, 2
Information Technology Services Manager 5
Deputy City Manager 1, 2
Finance
Accounting Supervisor - Budget/Revenue 1, 4, 6
Accounting Supervisor - Accounting 1, 4, 6
Director of Administrative Services 1, 2, 4, 6
Finance Director 1, 2, 4, 6
Finance Manager - Budget/Revenue 1, 4, 6
Finance Manager - Accounting 1, 4, 6
Management Analyst 1, 4, 6
Deputy Director, Administrative Services -
Finance 1, 2, 4, 6
Human Resources/Risk Management
Human Resources Analyst 5
Human Resources Director 5
Human Resources Manager 5
Risk Manager 5
Senior Management Analyst 5
Senior Human Resources Analyst 5
Deputy Director, Administrative Services –
Human Resources 1, 2, 4, 6
Management Analyst Trainee 5
Community Development
Assistant Planner 2, 3, 6
Associate Planner 2, 3, 6
Community Development Manager 1, 2, 3
Deputy City Manager/Director of Community
Development 1, 2, 3
Director of Community Development 1, 2, 3
Management Analyst 2, 3, 6
*This Conflict of Interest Code does not require the reporting of gifts from outside this agency’s jurisdiction if the source does not have some connection with or bearing upon the functions of the position.

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2026 Conflict of Interest Code Page 2 of 3
Community Development Continued
Neighborhood Preservation Manager 2, 3, 6
Deputy Director of Community
Development/Building Official 3, 5, 6
Planning Manager 1, 2, 3
Administrative Technician 2, 3, 6
Economic Development Manager 1, 2, 3
Neighborhood Preservation Officer 2, 3, 6
Parks & Recreation/Library
Director of Parks & Recreation and Library
Services 1
Library Manager 1
Management Analyst 5
Parks and Recreation Supervisor 5
Recreation Coordinator 5
Recreation Coordinator II 5
Recreation Superintendent 1
Recreation and Library Services Manager 1
Police
Police Captain 5
Police Chief 5
Police Lieutenant 5
Public Works
Assistant Civil Engineer 5, 6
Assistant Public Works Director 2, 3, 5
Associate Civil Engineer 2, 3, 5, 6
City Engineer 1, 2
Director of Public Works/City Engineer 1, 2
Environmental Services Manager 5
Equipment Maintenance Supervisor 5
Management Analyst 5
Public Works Manager 5
Senior Equipment Mechanic 5
Senior Maintenance Foreman 5
Senior Management Analyst 5
Street/Sewer Superintendent 5
Water Distribution Supervisor 5
Water Utility Superintendent 5
Water Systems Supervisor 5
Deputy Director, Public Works – Operations
and Transportation 5
Deputy Director, Public Works/City Engineer 5
Parks & Building Superintendent 5
Equipment Maintenance Superintendent 5
Records Management
Chief Deputy City Clerk 5
City Clerk 5

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2026 Conflict of Interest Code Page 3 of 3
Deputy City Clerk 5
Deputy City Clerk/Records Manager 5
Director of City Clerk and Communications 5
Members of Board and Commissions
Finance Advisory Commission 1, 2
Library Board of Trustees 1, 2
Parks and Recreation Commission 1, 2
Traffic and Parking Advisory Commission 1, 2

DEPARTMENT POSITION DISCLOSURE

POSITION DISCLOSURE CATEGORY
Finance Director Reference GC 87200-87210
Financial Consultant Reference GC 87200-87210

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Exhibit B

DISCLOSURE CATEGORIES
The disclosure categories listed below identify the types of economic interests that the designated position must disclose for each disclosure category to which he or she is assigned.* Such economic interests are reportable if they are either located in or doing business in the jurisdiction, are planning to do business in the jurisdiction, or have done business during the previous two years in the jurisdiction of the City.

Category 1: All investments and business positions in business entities, and sources of income, including gifts, loans and travel payments, that are located in, do business in, or own real property within the jurisdiction of the City.

Category 2: All interests in real property which is located in whole or in part within, or not more than two ( 2) miles outside the jurisdiction of the City.

Category 3: All investments and business positions in business entities, and sources of income, including gifts, loans and travel payments, that are engaged in land development, construction, or the acquisition or sale of real property within the jurisdiction of the City.

Category 4: All investments and business positions in business entities, and sources of income, including gifts, loans and travel payments, that provide services, products, materials, machinery, vehicles or equipment of a type purchased or leased by the City.

Category 5: All investments and business positions in business entities, and sources of income, including gifts, loans and travel payments, that provide services, products, materials, machinery, vehicles or equipment of a type purchased or leased by the designated position' s department, unit or division.

Category 6: All investments and business positions in business entities, and sources of income, including gifts, loans and travel payments, which are subject to the regulatory, permit, or licensing authority ofthe designated position' s department, unit or division.

Consultants: Disclosure Requirements'
Designated Consultants Disclosure Requirements
Consultants who make ( not just All reportable interests in real property in the recommend) governmental decisions, such jurisdiction; reportable income and business as whether to approve a rate, rule, or positions; reportable investments; and regulation, whether to issue, deny, suspend, or reportable gifts, unless the City Manager revoke any permit, license, application, determines in writing that a particular certificate or similar authorization, adopt or consultant is hired to perform a range of duties Resolution CC 2022- 8xhibit B Page 1 of 2

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grant City approval to a plan, design, report, that is limited in scope and thus is not required study, or adopt or grant City approval of to fully comply with the disclosure policies, standards, or guidelines for the City requirements described in the section. 2 or any subdivision thereof.

Consultants who serve in a staff capacity Disclosure required at the same level as a with the City, and in that capacity participate comparable designated position in the same or in making a governmental decision by similar City Department identified elsewhere providing information, an opinion, or a in this Code.
recommendation for the purpose of affecting
the decision without significant intervening
substantive review.

Consultants who perform the same or Disclosure required at the same level as the substantially all the same duties for the City comparable designated position identified that would otherwise be performed by an elsewhere in this Code. individual holding a designated position in the
City' s Conflict of Interest Code.

I
This Conflict of Interest Code does not require the reporting of gifts from outside this agency' s jurisdiction ifthe source does not have some connection with or bearing upon the functions of the position.( Reg. 18730. 1) When the consultant is a corporation or partnership, only individuals who fit into one ofthe three categories of Designated Consultants" must file disclosure statements.

Ifthe City Manager determines in writing that a particular consultant is not required to fully comply with the requisite disclosure requirements, then such written determination shall include a description of the consultant' s duties and, based upon that description, a statement of the extent of disclosure requirements. The City Manager' s determination is a public record and shall be retained for public inspection in the same manner and location as this Conflict of Interest Code.

Resolution CC 2022- 83 Exhibit B Page 2 of 2

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CC Regular Meeting

AGENDA ITEM REPORT
ITEM NO. PH 1
Meeting: September 15, 2026
Title: Ordinance 26-05 Approving Zoning Code Amendment (ZCA) 26-3, Ordinance 26- 06 Approving Zone Change (ZCH) 26-1, and Resolution CC 2026-103 Approving General Plan Amendment (GPA) 26-1
Presented by: Nancy Fong, FAICP, Community Development Consultant/Project Manager Interwest Consultant Group (IW) Team:

Nick Pergakes, AICP, Assistant Director
Chantal Power, AICP, Principal Planner
Liz Golden, AICP, Associate Planner
Recommendation: 1. Waive full reading and introduce Ordinance 26-05 entitled “An Ordinance of the City Council of Covina, California, Amending Title 17 (Zoning) of the Covina Municipal Code by Replacing it in its Entirety and Adopting the Zoning Code Update as a New Title 17 (Zoning) of the Covina Municipal Code, and Making a Determination of Exemption Under the California Environmental Quality Act (“CEQA”)”;

2. Waive full reading and introduce Ordinance 26-06 entitled “An Ordinance of the City Council of the City of Covina, California, Approving Zone Change (ZCH) 26-1, Amending the City’s Official Zoning Map by Consolidating Existing Commercial and Industrial Zones with Three New Commercial Zones and One New Industrial Zone, Eliminating Two Agricultural Zones and One Recreation Residential Zone, Renaming Existing Public Parks and Los Angeles County Park to a New Park Zone, and Changing One Parcel from the A-1 Agriculture Zone to the R-1-20,000 Single-Family Estate Residential Zone, with the List of Assessors Parcel Numbers Attached Hereto as Exhibit A, and Making a Determination of CEQA Exemption”;

3. Adopt Resolution CC 2026-103 approving General Plan Amendment (GPA) 26-1, amending the General Plan Land Use Map, changing the land use designation of Cougar Park from “General Commercial” to “Park”; and

4. Approve CEQA Exemption.

EXECUTIVE SUMMARY:

On August 25, 2026, the Planning Commission held a public hearing on Zoning Code Amendment (ZCA) 26-3, Zone Change (ZCH) 26-1, and General Plan Amendment (GPA) 26-1. There were no comments received from the public at the hearing. The Planning Commission, after closing the public hearing, adopted Resolution 2026-022 PC by a 4-0-1 vote, recommending that the City Council approve Zoning Code Amendment, Zone Change, and the General Plan Amendment, and issue a CEQA Exemption.

BACKGROUND:

In October 2024, the City began updating its decades-old Zoning Code. This comprehensive effort reorganizes, consolidates, and modernizes the 56 chapters into 14, making the Code easier to use, removing inconsistencies, ensuring compliance with State Law, and supporting the City’s General Plan and Housing Element policies. Public input is a key part of this process. Since January 2025, staff has

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posted updates, including an overview and FAQ flyer, on the City’s website. Draft chapters were published online as they became available for the Planning Commission’s six study sessions, held on May 13, June 10, July 22, and December 9, 2025, as well as February 24 and March 10, 2026. At the March 2026, study session, the Planning Commission directed staff to proceed to the next phase. On July 21, 2026, the City Council reviewed the draft Zoning Code and directed staff to begin the public hearing process.

DISCUSSION:

As the City Council has completed a study session on the draft zoning code, the related Zone Change and General Plan Amendment necessary for consistency between the zoning documents and the general plan, staff will summarize the key updates and changes as follows:

A. Zoning Code Amendment (ZCA)26-3:

1. The Draft Zoning Code is now organized into 14 chapters as follows:

Title 17 Zoning Code, Table of Contents

17.02 General Provisions and Administration

17.04 Land Use Entitlements, Permits and Planning Applications

17.06 Single-Family Residential Zones

17.08 Multi-Family Residential Zones

17.10 Commercial Zones

17.12 Industrial Zone

17.14 Specific Plans, Planned Community Development Districts, Open Space Zones

17.16 Mixed-Use Overlay District

17.18 Affordable Housing Mixed-Use Overlay District

17.20 Special Housing Regulations

17.22 General Development Standards

17.24 Specific Use Regulations

17.26 Sign Regulations

17.28 Glossary (Definitions)
The link to the “Draft Covina Zoning Code” is
http://bit.ly/4uYQGiy

2. Complied with State and Federal Law.

Requirements for housing, parking, and the Model Water-Efficient Landscape Ordinance (MWELO) have been updated to comply with current State laws.

3. Modernized Administrative Procedures.

Chapters 1 and 2, covering General Provisions, Administration, Land Use Entitlements, Permits, and Planning Applications, form the foundation of the Zoning Code. These chapters now clearly outline the responsibilities of city officials, public notice requirements, permit review and approval processes, and appeal procedures. Previously, these elements were dispersed throughout the Code; staff have consolidated and updated them for clarity.

4. Simplified Development Processes and Land Use Regulations.

Clear and concise development regulations help property owners, decision-makers, and the public understand requirements for new projects. The modernization process updates regulations, removes redundancies, clarifies language, eliminates obsolete provisions, and revises land use definitions. Key changes include:

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a. Consolidated twelve residential zones into seven by eliminating E-2½ and E-5 Estate Residential Zones, replacing A-1 and R-R Residential Recreation with the “Park” zone, and replacing A-2 Agriculture with R-1-20,000. No development standards were changed; only minor edits for clarity and formatting were made. The 7 residential zones are:

Estate Residential Zone (E-1) one-acre minimum lot area Estate Residential Zone (E-1/2) one-half acre minimum lot area Single Family (R-1-20,000) 20,000 square feet minimum lot area Single Family (R-1-10,000) 10,000 square feet minimum lot area Single Family (R-1-8500) 8,500 square feet minimum lot area Single Family (R-1-7500 7,500 square feet minimum lot area R-TP Trailer, and Mobil Home Parks
b. Consolidated eight commercial zones into one chapter and replaced them with three new commercial zones that closely match the permitted and conditionally permitted uses in the existing zones. The three replacement commercial zones are:

Neighborhood Commercial Office Zone (NCO) (PCD)
Community Commercial (CC) (PCD)
Regional Commercial (RC)
c. Proposed renaming the M-1 Light Manufacturing zone to Industrial (I) and modernizing land use categories. The draft Industrial zone remains a separate chapter. d. Multi-family Residential Zones (MDR and HDR), Mixed-Use Overlay District (MUOD), and Affordable Housing Mixed-Use Overlay District (AHMUOD) remain as separate chapters with minor revisions.
e. Created a new chapter titled Specific Plans, Planned Community Development Districts, and Open Space Zones, which included the following:
i. Added new provisions for creating and amending specific plans and added summary descriptions of the four existing Specific Plans including Covina Town Center, Covina Forward, Covina Bowl, and Covina Village. ii. Simplified regulations for the Planned Community Development Districts (PCD), which applies to larger mixed-use or master-planned communities. iii. Added the Open Space and Park zones consistent with the General Plan Land Use designations. Proposed renaming all City and LA County public parks as “Park.”
f. Specific Housing Regulations remain in one chapter. In accordance with State Housing Laws, staff added the “Transitional Housing” regulations. The ADU section is marked as “reserved” because a separate Zoning Code Amendment (ZCA) 26-4 for ADU and JADU regulations is being considered by the Planning Commission on the same hearing date.
g. Grouped development standards into one chapter, covering accessory structures, fences, equipment screening, outdoor storage, performance standards, landscaping, water efficiency, transportation demand management, property maintenance, historic preservation, tree preservation, public improvements, and underground services.

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h. Grouped regulations for 25 specific land uses, including alcohol sales, drive-through facilities, hotels, massage facilities, mobile food truck facilities, in-home businesses, public storage, recycling facilities, temporary uses, and wireless communication facilities, to name a few.
i. Reorganized all sign regulations into a single chapter to simplify and clarify requirements.
j. Updated and grouped all definitions into one chapter, except for certain specific land uses.

The zoning code amendment does not approve new land uses or new physical developments, and it is not associated with any specific development projects. Furthermore, there is no impact on residential capacity.

B. Zone Change (ZCH) 26-1:

During the zoning code update, staff identified changes to the official zoning and general plan maps to maintain consistency between the zoning documents and the general plan, as outlined below:

1. Existing and New Commercial and Industrial Zones. Properties in current commercial and industrial zones will be renamed or replaced with similar commercial and industrial zones, as outlined in the table below.

Table 1
Existing General
Plan Land Use
Designations
Existing Zoning Districts Replacement
Zoning Districts
General
Commercial
C-P Commercial, Administrative, and
Professional Office Zone and (PCD)
C-2 Commercial Zone (Neighborhood
Shopping Center), and
TC-P Town Center Medical and Professional
Office Zone
Neighborhood
Commercial Office
Zone (NCO)
(PCD)
General
Commercial
TC-C Town Center Commercial Zone,
C-3 Commercial Zone (Central Business)
C-3A Commercial Zone (Regional or
Community Shopping Center and (PCD)
Community
Commercial (CC)
(PCD)
General
Commercial
C-4 Commercial Zone (Highway), and
C-5 Commercial Zone (Specified Highway)
Regional
Commercial (RC)
Industrial M-1 Light Manufacturing Industrial (I)
2 City’s Public Parks:

Table 2
Existing City
Parks
Existing
General
Plan Land
Use
Designations
Existing Zoning Districts New Zoning
Districts

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3. Los Angeles County Owned Parcels:

Table 3

4. One Privately Owned Parcel:

Table 4
C. General Plan Amendment (GPA) 26-1:

As shown in Table 2, Cougar Park is currently designated as “General Commercial” in the General Plan. The proposed General Plan Amendment and the related Zone Change are cleanup items, and intended to align the General Plan Land Use designation and Zoning classification with the park’s current use as a public park.

FISCAL IMPACT:

Banna Park Park RR Residential Recreation Park (P)
Barranca Park Park R-R Residential Recreation Park (P)
Cougar Park General
Commercial
C-3 Commercial Zone (Central
Business)
Park (P)
Edna Park Park R-1-7500 Single-Family Zone Park (P)
Heyler Field Park R-1-10,000 Single-Family Zone
Hollenbeck
Park
Park R-1-7500 Single-Family Zone Park (P)
Jalapa Park Park C-P Commercial, Administrative,
and Professional Office Zone (PCD)
Park (P)
Savoy Field Park R-1-7500 Single-Family Zone Park (P)
Three Oak
Park
Park C-P Commercial, Administrative,
and Professional Office Zone (PCD)
Park (P)
Wingate Park Park R-1-7500 Single-Family Zone Park (P)
LA County Existing
Land Uses
Existing General
Plan Land Use
Existing Zoning
Districts
New Zoning
Districts
Walnut Creek
County Park
Park County Park (P)
Antonovich Trail and
picnic area
Park A-2 Agriculture Park (P)
Antonovich Trail Park R-1-20,000 SingleFamily ZonePark (P) Antonovich Trail and
trailhead
Park R-1-20,000 SingleFamily ZonePark (P)
Existing General
Plan Land Use
Designation
Existing
Land
Use
Existing Zoning
District
New Zoning
District
Address/Parcel
Low Density
Residential, 0-6
units per acre
One
singlefamily
house
A-1 Agriculture, I
lot per 2 acres
R-1-20,000
Single-Family
Zone, 1 lot per
20,000 square
feet
1870 E.

Puente
8448-009-005
(2.29 acres)

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The Zoning Code Amendment, the Zone Change and the General Plan Amendment are long range planning programs to maintain compliance with the City’s General Plan and Housing Element. The City may recover the associated cost through the General Plan fee.

CEQA (CALIFORNIA ENVIRONMENTAL QUALITY ACT):

The Planning Commission reviewed the environmental analysis of the project (Zoning Code Amendment, Zone Change and General Plan Amendment) and concurred with staff’s conclusion that the project is exempt from the California Environmental Quality Act ("CEQA"). Therefore, the Planning Commission recommended that the City Council issues a CEQA exemption based on the detailed analysis below:

1. The proposed Zoning Code Amendment (ZCA) 26-3 is an administration of the General Plan and Zoning Code to ensure consistency as required by State Law. This is achieved by reorganizing and consolidating chapters, eliminating obsolete regulations, and updating existing regulations to reflect current best practices, industry standards, and recent State mandates. ZCA 26-3 proposes to consolidate 8 commercial zones into one chapter and replaces them with 3 new commercial zones that match the existing permitted and conditionally permitted uses. The 3 replacement commercial zones are:

Neighborhood Commercial Office Zone (NCO) (PCD); Community Commercial (CC) (PCD); and Regional Commercial (RC). Also, ZCA 26-3 proposes renaming the M-1 Light Manufacturing zone to Industrial (I) and modernizing land-use categories. Table 1 of this report shows the consolidated and replacement zones. Replacing the like-for-like commercial and industrial zones does not approve any new land uses. All the commercially zoned or industrially zoned land is currently developed, and this proposed Zoning Code Amendment is not associated with any new physical development. The proposed Zoning Code Amendment does not approve new land uses or new physical developments, and it is not associated with any specific development projects. Therefore, it can be seen with certainty that the activity in question will not have a significant effect on the environment. The proposed Zoning Code Amendment (ZCA) 26-3 is not subject to the requirements of CEQA and the CEQA Guidelines pursuant to CEQA Guidelines Section 15061 (b) (3).

2. The proposed Zone Change (ZCH) 26-1 is a direct result of consolidating and reorganizing 56 chapters of the existing Zoning Code into 14 chapters as a result of Zoning Code Amendment 26-3. Part 1 of the Zone Change consolidates 8 commercial zones into one chapter and replaces them with 3 new commercial zones that closely match the existing permitted and conditionally permitted uses. The 3 replacement commercial zones are:

Neighborhood Commercial Office Zone (NCO) (PCD); Community Commercial (CC) (PCD); and Regional Commercial (RC). Also, part 1 of the Zone Change proposed renaming the M-1 Light Manufacturing zone to Industrial (I) and modernizing land-use categories. Table 1 of this report shows the consolidated and replacement zones. Part 2 of the proposed Zone Change is to rename or replace the City’s existing and developed public parks with the “Park” zone, consistent with the existing General Plan Land Use designation of Park, as shown in Table 2 of this report. Part 3 of the proposed Zone Change is to rename or replace the Los Angeles County-owned wilderness park to Park, consistent with the existing General Plan Land Use designation of Park, and as shown in Table 3 of this report. Part 4 of the proposed Zone Change rezones one privately owned parcel from A-1 Agriculture (1 lot per 2 acres) to R-1-20,000 Single-family Residential Zone (1 lot per 20,000 square feet). There is no net loss of density, and there is no new development project for this two-acre parcel, which contains an existing single-family house.

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Replacing the like-for-like commercial and industrial zones does not approve any new land uses. All the commercially zoned or industrially zoned land is currently developed, and there is no new physical development associated with this proposed Zone Change.

All existing City parks and Los Angeles County wilderness parks are developed as public parks. The rezoning of one privately owned parcel from A-1 Agriculture (1 lot per 2 acres) to R-1-20,000 Single-family Residential Zone (1 lot per 20,000 square feet) does not cause a net loss of density, and there is no new development project for this two-acre parcel. Therefore, the proposed Zone Change is an administrative action under the General Plan and Zoning Code to ensure consistency, as required by State Law. It may be seen with certainty that there is no possibility it would result in, or have a potential for resulting in, either a direct or indirect physical change in the environment, or a reasonably foreseeable indirect physical change in the environment and, accordingly, is exempt CEQA pursuant to the CEQA Guidelines Section 15061 (b) (3) and Section 15378 (b) (5).

3. The proposed General Plan Amendment (GPA) 26-1, to change the General Plan Land Use designation for city-owned Cougar Park from “General Commercial” to “Park.” Cougar Park is located at 150 W Puente (APN 8444-021-906). The proposed General Plan Amendment and the related Zone Change are intended reflect the existing land use of a public park and ensure consistency and alignment between the General Plan Land Use designation and Zoning classification. It can be seen with certainty that there is no possibility that amending the General Plan designation of an existing and developed park from “General Commercial” to “Park” would have a significant adverse effect on the environment, the activity is not subject to CEQA. Therefore, it is exempt from the requirements of the CEQA pursuant to CEQA Guidelines Section 15061(b)(3).

Respectfully submitted,

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ATTACHMENT A
ORDINANCE 26-05

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, AMENDING TITLE 17 (ZONING) OF THE COVINA

MUNICIPAL CODE BY REPLACING IT IN ITS ENTIRETY AND
ADOPTING THE ZONING CODE UPDATE AS A NEW TITLE 17
(ZONING) OF THE COVINA MUNICIPAL CODE, AND MAKING A

DETERMINATION OF EXEMPTION UNDER THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (“CEQA”)
WHEREAS, California Constitution Article XI, Section 7, enables the City of Covina (“the City”) to enact local planning and land use regulations. The authority to adopt and enforce zoning regulations is an exercise of the City’s police power to protect the public health, safety, and welfare. The City is responsible for adopting and implementing land use regulations within its boundaries; and
WHEREAS, the City's Zoning Code (Title 17 of the Municipal Code) has not been comprehensively reviewed and updated since 1964. On October 22, 2024, the Planning Commission received a staff report proposing to update and modernize the Zoning Code.

By motion, the Planning Commission initiated the proceedings; and WHEREAS, to accomplish the zoning code modernization administrative update project, Staff has prepared General Plan Amendment (GPA) 26-1, this Zoning Code Amendment (ZCA) 26-3, Zone Change (ZCH) 26-1; and
WHEREAS, the Zoning Code Amendment (ZCA) 26-3 implements the following administrative improvements:
(a) Comply with California State Law requirements for specific land uses, including housing, parking requirements, and Water-Efficient Landscape (Model Water-Efficient Landscape Ordinance) regulations; and (b) Modernize the land use administrative procedures and cover land use entitlements, permits, and planning applications, clearly outlining the responsibilities of city officials, public notice requirements, permit review, approval processes, and appeal procedures. Previously, these elements were dispersed throughout various chapters and sections, and it is necessary to consolidate and update them for clarity; and
(c) Simplify development processes and land use regulations by modernizing and updating the regulations, removing redundancies, clarifying language, eliminating obsolete provisions, and revising land use definitions; and (d) Reorganize the Zoning Code into a modern, streamlined format to improve readability and navigation and eliminate internal inconsistencies and errors; and

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Ordinance 26-05 Page 2 of 5
(e) Implement the City’s General Plan by updating the Zoning Code as directed by the General Plan Goals and Policies, and the Programs/Implementation Measures (General Plan Land Use Element (V) Programs/Implementation, A1); and
WHEREAS, Zoning Code Amendment (ZCA) 26-3 additionally updates and modernizes the Code, by:
(a) Replace and rename the following zones:

1. C-P Commercial, Administrative, and Professional Office Zone and (PCD), C-2 Commercial Zone (Neighborhood Shopping Center), and TC-P Town Center Medical and Professional Office Zone to Neighborhood Commercial Office Zone (NCO) (PCD).

2. TC-C Town Center Commercial Zone, C-3 Commercial Zone (Central Business), C-3A Commercial Zone (Regional or Community Shopping Center) (PCD) to Community Commercial (CC) (PCD).

3. C-4 Commercial Zone (Highway), and C-5 Commercial Zone (Specified Highway) to Regional Commercial (RC).

4. M-1 Light Manufacturing to Industrial (I)
(b) Eliminate the following zones: A-1 Agriculture, A-2 Agriculture, and R-R Recreation Residential; and
WHEREAS, Government Code Section 65860 mandates all cities, including Covina, ensure that zoning districts are consistent with their General Plan including land use designations. The proposed Zoning Code Amendment (ZCA) 26-3 and Zone Change (ZCH) 26-1 would be consistent with and implement the General Plan; and WHEREAS, the Planning Commission held six combined study sessions and community meetings on May 13, June 10, July 22, and December 9, 2025; February 24, 2026; and March 10, 2026, and reviewed the proposed 14 chapters of the Draft Zoning Code; and
WHEREAS, in addition to the Planning Commission study sessions, the City’s website has provided information on the Zoning Code update and modernization, including an overview and an FAQ flyer, since January 2025. The City posted the draft chapters and notices of study sessions on its website as they became available. The City sent notices to regional agencies, including Los Angeles County Regional Planning, Los Angeles County Park and Recreation Department, surrounding cities, school districts, Covina Chamber of Commerce, and the Native American Tribe, Gabrieleno Mission Band of Indians Kizh Nation; and
WHEREAS, on July 21, 2026, the City Council held a study session on the draft Zoning Code; after receiving the report and receiving no public comments, it directed staff to proceed with the public hearing process; and
WHEREAS, on August 25, 2026, the Planning Commission held a public hearing on the proposed zoning ordinance in accordance with Government Code Section 65854,

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Ordinance 26-05 Page 3 of 5
at which the oral and written evidence, along with written recommendations from the Planning Division, were presented to the Planning Commission. After considering the entire record of information received at the public hearing and giving due consideration to the proposed Zoning Code Amendment (ZCA) 26-3, the Planning Commission closed the public hearing on that same date and adopted Resolution 2026-022 PC, by a 5-0-1 vote, recommending that the City Council approve the proposed Zoning Code Amendment (ZCA) 26-3 and adopt this proposed Ordinance; and WHEREAS, Government Code Section 65856 provides that the City Council shall hold a public hearing on Zoning Code amendment upon receipt of the recommendation of the Planning Commission; and
WHEREAS, on September 15, 2026, the City Council of the City of Covina held a duly noticed public hearing, as prescribed by law, to consider the proposed Zoning Code Amendment (ZCA) 26-3 and any comments received prior to or at the public hearing; at which time staff presented its report, and interested persons had an opportunity to testify, and did so, either in support or in opposition to the proposed Zoning Code Amendment (ZCA) 26-3. Following consideration of the entire record of information received at the public hearing and due consideration of the proposed Zoning Code Amendment (ZCA) 26-3, the City Council closed the public hearing on that same date; and WHEREAS, all legal prerequisites prior to the adoption of this Ordinance have occurred.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF COVINA, CALIFORNIA, DOES HEREBY ORDAIN AS FOLLOWS:

SECTION 1. Recitals. The foregoing recitals are true and correct and are incorporated herein and made an operative part of this Ordinance.

SECTION 2. Findings for Approval of Zoning Code Amendment (ZCA) 26-3.

Based on the evidence in the record, the City Council finds that the proposed Zoning Code Amendment (ZCA) 26-3 complies with State law, is consistent with the General Plan, including the goals, policies, and Program/Implementation Measures of the General Plan Land Use Element, and would not be detrimental to the public interest, health, safety, convenience, or welfare of the City. The adoption of Zoning Code Amendment (ZCA) 26- 3, would be consistent with and in furtherance of General Plan goals and policies, including, but not limited to, the following:
a. Land Use Element Goal: A physical environment that provides for the housing, employment, business, service, recreational, social, educational, cultural, and entertainment needs of and maintains and enhances a high quality of life for its residents. General Plan Land Use Element Goal. b. General Land Use Policy 6: Facilitate, through Zoning provisions and applicable procedures, infill development, development of now-underutilized or vacant parcels, and, where necessary, redevelopment of deteriorating properties, particularly for housing creation and rehabilitation and economic

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Ordinance 26-05 Page 4 of 5
development purposes. General Plan Land Use Element Objective and Policy C 6.

SECTION 3. California Environmental Quality Act Findings. The City Council has independently reviewed and considered the requirements of the California Environmental Quality Act (“CEQA”) and finds and determines that the adoption of this Ordinance is exempt pursuant to CEQA Guidelines Section 15061(b)(3). The City Council further determines that the proposed Zoning Code Amendment (ZCA) 26-3 is an administrative update to the General Plan and Zoning Code to ensure consistency as required by State Law. The proposed Zoning Code Amendment reorganizes and consolidates chapters, eliminates obsolete regulations, and updates existing regulations to reflect current best practices, industry standards, and recent State mandates. ZCA 26-3 proposes to consolidate 8 commercial zones into one chapter and replaces them with 3 new commercial zones that match the existing permitted and conditionally permitted uses. The 3 replacement commercial zones are: Neighborhood Commercial Office Zone (NCO) (PCD); Community Commercial (CC) (PCD); and Regional Commercial (RC). Also, ZCA 26-3 proposes renaming the M-1 Light Manufacturing zone to Industrial (I) and modernizing land-use categories. The replacement of the like-for-like commercial and industrial zones does not approve any new land uses. All the commercially zoned or industrially zoned land is currently developed, and there is no new physical development associated with this proposed Zoning Code Amendment. The proposed Zoning Code Amendment does not approve new land uses or new physical developments, and it is not associated with any specific development projects. Therefore, the City Council finds that it can be seen with certainty that the activity in question will not have a significant effect on the environment.

SECTION 4. The City Council hereby repeals Title 17 of the Covina Municipal Code (Zoning) in its entirety.

SECTION 5. The City Council hereby adopts the Zoning Code Update, Zoning Code Amendment (ZCA) 26-3, in its entirety, attached herein as Exhibit A, which is incorporated herein by this reference, entitled Title 17 of the Covina Municipal Code (Zoning).

SECTION 6. 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 7. 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.

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Ordinance 26-05 Page 5 of 5
SECTION 8. Effective Date. This Ordinance shall become effective within thirty (30) days after its adoption.

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 ________, 2026.

City Council of Covina, California
BY:

HECTOR DELGADO, 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 26-05 was introduced for first reading at a regular meeting on the __ day of _____, 2026. Thereafter, said Ordinance was duly approved and adopted at a regular meeting of said City Council on the __ day of ______, 2026, by the following vote:

AYES: COUNCIL MEMBERS:

NOES: COUNCIL MEMBERS:

ABSTAIN: COUNCIL MEMBERS:

ABSENT: COUNCIL MEMBERS:

Dated:
______________________________________
FABIAN VELEZ, Chief Deputy City Clerk

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Exhibit A
Title 17 of the Covina Municipal Code (Zoning).

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Zoning Code
C.M.C Title 17 (2026)
Adopted
Effective

WORKING
DRAFT

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Public Meetings and Hearings
Planning Commission Study Sessions and Community Workshops May 13, 2025
City Council Study Session
Planning Commission Public Hearing
City Council Public Hearing (First Reading)
City Council Adoption (Second Reading and Adoption of Ordinance) May 27, 2025
December 9, 2025 February 24, 2026 March 10, 2026
July 21, 2026
June 10, 2025

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1 FINAL DRAFT (JUNE 2026)
Title 17 ZONING
Table of Contents

17.02 General Provisions and Administration

17.02.010 Title and Relationship to General Plan

17.02.020 Purpose and Intent

17.02.030 Severability

17.02.040 Administrative Responsibility/Authorities

17.02.050 Rules and Interpretations

17.02.060 General Application, Review Process, and Procedures

17.02.070 Public Hearing and Noticing Requirements

17.02.080 Approval Authority

17.02.090 Appeals

17.02.100 Designation of Zones, Sphere of Influence, and Zone Boundaries

17.02.110 Zoning Map

17.02.120 Compliance and Penalties

17.04 Land Use Entitlements, Permits and Planning Applications

17.04.010 Land Use, Zoning Map and Text Amendments

17.04.020 Administrative Use Permits

17.04.030 Conditional Use Permits

17.04.040 Site Plan Review

17.04.050 Variances and Minor Deviations

17.04.060 Existing Lots

17.04.070 Use Determination

17.04.080 Nonconforming Structures, Uses and Parcels

17.06 Single-Family Residential Zones

17.06.010 Purpose and Intent

17.06.020 Classification of Zones and Density

17.06.030 Permitted Uses and Conditionally Permitted Uses

17.06.040 Property Development Standards

17.06.050 General Site Development Standards

17.06.060 Allowed Projections above Building Height Limit

17.06.060 Projections into the Required Setbacks/Yards, Equipment, and Pools

17.06.070 Allowable Projections above Height Limit

17.06.080 Slopes and Hillside Standards

17.06.090 Keeping of Animals

17.06.100 Design Guidelines

17.06.110 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures

17.08 Multi-Family Residential Zones

17.08.010 Purpose and Intent

17.08.020 Classification of Zones and Density

17.08.030 Permitted and Conditionally Permitted uses

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2 17.08.040 Property Development Standards

17.08.050 Additions to Existing Buildings

17.08.060 Building Height Exceptions, Permitted Projections above Limit

17.08.070 Small Lot Single-Family Development

17.08.080 Multiple-family Residential Supplemental Regulations

17.08.090 Building Types with Specific Building Design and Architectural Standards

17.08.100 Condominium Conversions

17.08.110 Performance Standards

17.08.120 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures

17.08.130 Findings and Conditions

17.10 Commercial Zones

17.10.010 Purpose and Intent

17.10.020 Classification of Zones

17.10.030 Permitted Uses and Conditionally Permitted Uses

17.10.040 Property Development Standards

17.10.050 General Site Development Standards

17.10.060 Permitted Projections above Building Height Limit

17.10.070 Design Guidelines

17.10.080 Landscaping Requirements

17.10.090 Parking, Access, and Loading Requirements.

17.10.100 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures

17.12 Industrial Zone

17.12.010 Purpose

17.12.020 Permitted Uses and Conditionally Permitted Uses

17.12.030 Property Development Standards

17.12.040 General Site Development Standards

17.12.050 Permitted Projections above Building Height Limit

17.12.060 Design Guidelines

17.12.070 Landscape Requirements

17.12.080 Parking, Access, and Loading Requirements

17.12.090 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures

17.14 Specific Plans, Planned Community Development Districts, and Open Space Zones

17.14.010 Specific Plans

17.14.020 Planned Community Development Districts.

17.14.030 Open Space

17.16 Mixed-Use Overlay District

17.16.010 Intent, Purpose, and Applicability

17.16.020 Definitions

17.16.030 Permitted and Conditional Uses

17.16.040 Accessory Uses

17.16.050 Uses Not Listed

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3 17.16.060 Property Development Standards and Special Development Regulations

17.16.070 Statement of Intent for the Objective Design and Architectural Standards

17.16.080 Objective Design and Architectural Standards

17.16.090 Submittal Requirements and Applications

17.16.100 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures

17.18 Affordable Housing Mixed-Use Overlay District (AHMUOD)

17.18.010 Intent, Purpose, Applicability

17.18.020 Definitions

17.18.030 Mixed-Use Projects

17.18.040 Stand-Alone Residential Projects

17.18.050 By Right Approval Process for AHMUOD.

17.20 Special Housing Regulations

17.20.010 Purpose

17.20.020 Residential Density Bonus

17.20.030 Emergency Shelter Overlay District

17.20.040 Low Barrier Navigation Centers

17.20.050 Reasonable Accommodation

17.20.060 Two-Unit Residential Developments and Urban Lot Splits in Single-Family Zones

17.20.070 Supportive and Transitional Housing

17.20.080 Accessory Dwelling Units and Junior Accessory Dwelling Units (Reserved)

17.22 General Development Standards

17.22.010 Accessory Structures

17.22.020 Conversion of Residential Building

17.22.030 Congestion Demand Management and Transportation Demand Management

17.22.040 Equipment and Trash Enclosure Screening

17.22.050 Historic Preservation

17.22.060 Landscaping Requirements

17.22.070 Measurements

17.22.080 Outdoor storage

17.22.090 Parking and Loading

17.22.100 Performance Standards

17.22.110 Property Maintenance

17.22.120 Public Improvement Standards

17.22.130 Synthetic (artificial) Turf (Reserved)

17.22.140 Street Naming and Addressing

17.22.150 Tree Preservation

17.22.160 Walls, Fences, and Screening

17.22.170 Water-Efficient Landscape Regulations

17.24 Specific Use Regulations

17.24.010 Adult-Oriented Business

17.24.020 Alcohol Sales and Public Convenience or Necessity

17.24.030 Automobile Service Stations

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4 17.24.040 Battery Energy Storage System Facilities

17.24.050 Body Art Facilities

17.24.060 Cannabis Regulations and Prohibitions

17.24.070 Drive-Through Facilities

17.24.080 Drive-up Kiosks

17.24.090 Drop-Off Bins

17.24.100 Gated Community Design Regulations

17.24.110 Hotels and Motels

17.24.120 In-Home Businesses and Cottage Food Operations

17.24.130 Massage Facilities

17.24.140 Mobile Food Truck Facilities

17.24.150 Model Home Sales Office

17.24.160 Outdoor Advertising Structure

17.24.170 Outdoor Dining and Display Within Public Right-of-Way

17.24.180 Public Storage Facilities

17.24.190 Recycling Collection Facilities

17.24.200 R-TP Residential Zone (Trailer and Mobile Home Parks)

17.24.210 Short Term Rentals (Reserved)

17.24.220 Smoke Shop and Tobacco Stores

17.24.230 Temporary Uses

17.24.240 Vehicle Impound Yards

17.24.250 Wireless Communication Facilities

17.26 Sign Regulations

17.26.010 Intent and Purpose

17.26.020 Definitions

17.26.030 Applicability and General Provisions

17.26.040 Permits, Review Process and Procedures, Approval and Appeal

17.26.050 General Requirements and Design Standards for all Signs

17.26.060 Signs for Residential Zones

17.26.070 Signs For Commercial and Industrial Zones

17.26.080 Painted Signs and Murals

17.26.190 Exempt Signs

17.26.100 Prohibited Signs

17.26.110 Temporary Signs

17.26.120 Nonconforming Signs

17.26.130 Enforcement and Violations

17.28 Glossary

17.28.010 Purpose

17.28.020 Universal Definitions

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1 Final Draft (JUNE 2026)
Chapter 17.02
General Provisions and Administration
Sections

17.02.010 Title and Relationship to General Plan

17.02.020 Purpose and Intent

17.02.030 Severability

17.02.040 Administrative Responsibility/Authorities

17.02.050 Rules and Interpretations

17.02.060 General Application, Review Process, and Procedures

17.02.070 Public Hearing and Noticing Requirements

17.02.080 Approval Authority

17.02.090 Appeals

17.02.100 Designation of Zones, Sphere of Influence, and Zone Boundaries

17.02.110 Zoning Map

17.02.120 Compliance and Penalties

17.02.010 Title and Relationship to General Plan.

A. Title.

The ordinance codified in this Title shall be known as the “comprehensive Zoning Code of the City.” The provisions of this Zoning Code (Code) supersede all prior ordinances codified in Title 17 of the Covina Municipal Code and any amendments. No provisions of this Code shall validate any land use or structure established, constructed, or maintained in violation of the prior Code, unless this Code specifically authorizes such validation and is in conformance with all other regulations.

B. Relationship to General Plan.

The Code implements the goals and policies of the Covina General Plan by regulating land use and structures within the City. This Code shall be consistent with the General Plan. Any permit, license, or approval issued under this Code must be consistent with the General Plan and all applicable Specific Plans. In any case where there is a conflict between this Code and the General Plan, the General Plan shall control.

17.02.020 Purpose and Intent.

The Code establishes the standards and guidelines for the City to protect and promote the public health, safety, comfort, convenience, welfare, and to:

A. Implement the goals and objectives of the General Plan and guide and manage the City's future growth in accordance with the General Plan.

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2 B. Protect the physical, social, and economic stability of residential, commercial, industrial, and other land uses within the City to ensure their orderly and beneficial development.

C. Reduce hazards to the public caused by the inappropriate location, use, or design of buildings and other improvements.

D. Attain the physical, social, and economic benefits resulting from comprehensive and orderly land use and resource planning.

17.02.030 Severability.

If any section, subsection, paragraph, sentence, clause, or phrase of this Code is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Code. The City Council hereby declares that it would have passed this Code, and each section, subsection, sentence, clause, and phrase thereof, even though any or one or more sections, subsections, sentences, clauses, or phrases be declared invalid or unconstitutional.

17.02.040 Administrative Responsibility/Authorities.

Government Code § 65100 requires each jurisdiction to establish a planning agency to carry out its land use and planning functions. This section aims to establish and describe the administrative responsibilities of City officials and bodies (e.g., City Council, Planning Commission, Director of Community Development) for carrying out the City’s land use and planning functions.

A. City Council.

The City Council is the legislative body of the City and shall have the following land use responsibilities:

1. Hear and decide applications for permits and entitlements as listed in Table

17.02.070-A.

2. Hear and decide appeals of Planning Commission decisions.

3. Initiate planning policy amendments and special studies as needed or desired.

4. Approve environmental documents related to legislative actions under the California Environmental Quality Act (CEQA).

5. Exercise other powers and duties prescribed by state law or local ordinance.

B. Planning Commission.

The Planning Commission shall have the following land use responsibilities:

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3 1. Hear and decide applications for entitlements as provided in Table 17.02.070-A.

2. Hear and decide appeals from decisions made by the Director of Community Development.

3. Hear and make recommendations to the City Council on applications for Zoning Code amendment, zone change, General Plan amendment, Specific Plan amendment, and other land use entitlements and related planning studies.

4. Hear and make recommendations to the City Council on environmental determinations for legislative land use applications and entitlements that are subject to environmental review under the California Environmental Quality Act (CEQA).

5. Perform other powers and responsibilities as prescribed by state law and local ordinance or as directed by the City Council.

C. Historic Preservation Commission.

Planning Commission members serve as the City's Historic Preservation Commission.

Their responsibilities include making recommendations to the City Council on determining which buildings and/or sites are historic, designating local historic landmarks, and approving alterations to designated local landmarks.

D. The Director of Community Development (Director).

The Director or designee shall have the responsibility and authority to administer and enforce this Title as follows:

1. Administer and enforce the provisions of the General Plan, Zoning Code, Zoning Map, and applicable city ordinances related to land use and development.

2. Review and act on applications for Administrative Permits, including Zoning Clearances, Sign Permits, and Minor Modifications, as authorized by the Covina Municipal Code.

3. Provide recommendations and reports to the Planning Commission and City Council on matters related to planning and development.

4. Act as the City’s environmental coordinator to ensure compliance with the California Environmental Quality Act (CEQA) and other environmental regulations.

5. Interpret and provide determinations on the Zoning Code and other land use regulations.

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4 6. Review and process applications for Conditional Use Permits, Variances, and Subdivisions for consideration by the Planning Commission or City Council.

7. Ensure public notice requirements are met for projects requiring public hearings.

8. Conduct site inspections to ensure compliance with approved plans, permits, and Conditions of Approval.

9. Review and act on applications for wall and fence permits.

10. Maintain and update the General Plan, Zoning Code, and other planning documents as necessary.

11. Oversee the daily operations of the Planning Division, including staff supervision and resource allocation.

12. Perform other duties and responsibilities as assigned by the City Manager or required by law.

17.02.050 Rules and Interpretations.

This section outlines the authority and procedures for clarifying ambiguity in this Title to ensure consistent interpretation and application.

A. General Rules.

1. In the case of conflicts between specifically stated standards and regulations and general statements of intent, specific provisions shall control.

2. This Code provides diagrams to illustrate the requirements of the Zoning Code's text. In the event of conflict between the text of this Code and a figure, diagram, heading, or graphic, the text controls.

3. Sections and section headings contained herein shall not be deemed to govern, limit, modify, or in any manner affect the scope, meaning, or intent of any section.

4. Unless the context clearly indicates the contrary, the following conjunctions shall be interpreted as follows:
a. “And” indicates that all connected words or provisions shall apply. b. “And/or” indicates that the connected words or provisions may apply singularly or in any combination.
c. “Or” indicates that the connected words or provisions may apply singularly or in any combination.
d. “Either… or” indicates that the connected words or provisions shall apply singularly but not in combination.

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5 5. The words "shall," "will," "must," and "is to" are always mandatory and not discretionary. "Should" is a regulation that is not mandatory but must be either fulfilled or the applicant must demonstrate an alternative that fulfills the intent of the regulation. "May" is permissive.

6. The present tense includes the past and future tenses, and the future tense includes the past.

7. The singular number includes the plural, and the plural, the singular.

8. Unless otherwise indicated, all references to departments, committees, commissions, or boards are to those of the City of Covina.

9. All references to public officials are to those of the City of Covina and include designated deputies of such officials unless otherwise indicated.

B. Personnel and Documents.

1. "Director" shall refer to the Director of Community Development or their designee.

2. “CMC” shall refer to the Covina Municipal Code.

3. “Code” shall refer to this Zoning Code.

4. "Commission" shall refer to the Covina Planning Commission.

5. “Council” shall refer to the Covina City Council.

6. "Building Official" is responsible for plan checking the structure and safety of, and inspecting all wall and fence plans.

7. "City" means the City of Covina.

8. "General Plan" means the City’s General Plan.

9. “General Plan Land Use Map” means the Land Use Map for the City.

10. “Zoning Map” means the City's official Zoning Map.

11. "Site Plan" means a plan showing the proposed arrangements of buildings and facilities on the land as outlined in CMC Chapter 17.04 and other City ordinances.

C. Calendar Days.

All references to days are to calendar days unless otherwise indicated. If a deadline falls on a weekend, holiday, or a day when the City offices are closed, it shall be extended to the

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6 next working day. The end of a time period shall be the close of business on the last day of the period (5:00 PM).

D. Definitions.

The Director shall interpret any definition not expressly identified in this Code.

E. Rules of Measurement.

For all calculations, the applicant shall be responsible for supplying drawings illustrating the measurements applicable to the project. These drawings shall be drawn to scale and of sufficient detail to allow easy verification upon inspection by the Director.

F. Fractions.

Whenever this Code requires consideration of distances, parking spaces, dwelling units, or other aspects of development or the physical environment expressed in numerical quantities, and the result of a calculation contains a fraction of a whole number, the results will be rounded as follows:

1. General Rounding. Fractions exceeding one-half (0.5) or greater shall be rounded up to the nearest whole number, and fractions equal to or less than one-half (0.5) shall be rounded down to the nearest whole number, except as otherwise provided.

2. Exception for State Affordable Housing Density Bonus. The calculation of fractions related to permitted bonus density units for projects eligible for bonus density under Government Code § 65915 or any successor statute shall be rounded up to the next whole number.

G. Minimum requirements.

All provisions of this Code are considered minimum requirements unless specifically stated otherwise.

17.02.060 General Application, Review Processes, and Procedures A. Applications and Fees.

1. Applications must be submitted in writing to the Director using the City’s application form. Each application must include the signatures of the applicant and the property owner, agent authorization, as appropriate, and all required fees as set by the City Council resolution.

2. The Applicant must prepare and submit plans, materials, studies, and reports according to the city-issued checklists. All plans, including elevations, site plans, design plans, grading plans, utility plans, etc., colors and materials, studies, and reports must be stamped and signed by licensed professionals. The Applicant is responsible for submitting written materials demonstrating that the project is in conformance with the development standards of the underlying zones, the Design

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7 Guidelines, the Objective Design Standards, or any subsequently adopted objective design standards, as applicable, and the City's Municipal Code.

3. The Applicant must submit a complete application, including all required plans, maps, and supporting documentation, to provide the approving authority with sufficient information for decision-making.

B. Review Process.

1. Determination of Completeness. For development projects subject to the Permit Streamlining Act, the Director shall determine whether the application is complete within 30 days of application submittal. The Director shall notify the applicant of the determination that either:
a. All the submittal requirements have been satisfied, and the application has been accepted as complete; or
Specific information remains necessary to complete the application. The letter may also include preliminary details about areas where the submitted plans do not meet City standards and requirements.
b. Incomplete Application. The applicant has 60 calendar days from the date of the incompleteness determination letter to complete the application. The applicant may request a longer period in writing, which the Director will decide.

If the application is not completed within 60 days or within a longer period approved by the Director, it will be considered withdrawn, and no action will be taken. If the applicant wishes to pursue the project later, a new application— including fees, plans, exhibits, and other materials—must be filed in accordance with this Title.
c. Resubmittal. Upon receipt and resubmittal of any incomplete application, a new 30-day period shall begin, during which the Director shall determine the completeness of the application.
d. Right to Appeal. The applicant may appeal the completeness determination in accordance with CMC Section 17.02.090 Appeals.

2. Development Review Team.

The development review team reviews all applications to ensure proposals meet and exceed the development standards of this Code, the Design Guidelines, and Objective Design Standards. The City’s development review team includes staff from the Community Development, Public Works, Parks and Recreation, and Covina Police departments, as well as external agencies, including, but not limited to, the Los Angeles County Fire Department. The development review team advises the Director on application completeness and compliance with development and design standards, as well as the CEQA process.

3. Application and Report.

After an application is deemed complete and successfully completes the development review process, the Director will prepare a report for the approving

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8 authority that includes a project description and a recommendation to approve, conditionally approve, or deny the application. This report will be provided to the applicant before the entitlement request is considered and may be amended or supplemented with new information before the hearing.

4. Hearing and Notice
See provisions in CMC Section 17.02.070 Public Hearing and Noticing Requirements.

C. Approval Authority and Appeal Procedures
See provisions in CMC Section 17.02.080 Approval Authority, and CMC Section

17.02.090 Appeals.

D. Effective Date, Time Limits, Extensions, and Expirations

1. Effective Date. The action to approve, conditionally approve, or deny a permit or entitlement authorized by this title becomes effective on the 11th day after the decision date, immediately following the expiration of the ten-day appeal period.

Legislative actions by the City Council, such as Zoning Amendments, General Plan Amendments, Specific Plans, and Development Agreements, take effect 30 days after the final action date if adopted by ordinance, and 11 days after the final action date if adopted by resolution. These actions cannot be appealed. Permits shall not be issued until the permit's effective date.

2. Time limits. Unless otherwise specified, any permit not exercised within two years of approval will expire and become void, unless an extension is approved under this section.

3. Exercising permits. A permit is exercised when the property owner performs substantial work, as determined by the Director and the Building Official, and incurs substantial liabilities in good-faith reliance upon such permit(s). A permit may be otherwise exercised pursuant to a condition of the permit or a corresponding legal agreement that specifies that other substantial efforts or expenditures constitute the exercise of the permit. Unless otherwise provided, permits that have not been exercised prior to a Zoning Amendment, which would make the permitted use or structure nonconforming, shall automatically be deemed invalid on the effective date of the Zoning Amendment.

4. Permit extensions. An applicant may request up to a total of three consecutive oneyear extensions, subject to the following:
a. Process. The original approval authority may extend the permit. An application for extension shall be filed at least 30 days prior to the expiration date of the permit, along with the appropriate fees and application materials. b. Conditions. Permits may be conditioned to comply with any development standards adopted since original approval.

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9 c. Permit extension findings. Extensions may be granted only if the approving authority finds that the original permit findings remain valid, that no circumstances have changed, and that there has been diligent effort to exercise the permit.
d. Expiration. If the time limits are reached without a requested extension, or if a requested extension is denied or expires, the permit will expire.

5. Permit expiration for a closed business. All permits and entitlements expire when a business is closed for more than 180 consecutive calendar days. New permits and entitlements must be approved before resuming business activity on the site.

E. Modifications.

Modifications to an approved Site Plan Review shall be filed with the Planning Division with the required fee set by City Council resolution and shall be subject to the following provisions:

1. Any person holding a permit or approved Site Plan Review granted under this Title may request a modification to that permit or Site Plan Review approval.

Modification may include changing the terms of the permit or approved Site Plan, project, or site design, or waiving or altering conditions imposed in granting the permit or Site Plan Review approval.

2. If the Director determines a proposed action does not substantially conform to the original approval, the property owner must submit a modification application to the Planning Division.

3. The Director may approve the modification application if the proposed changes do not result in any of the following:
a. A change in the character, scope, size, and intensity of the development and use; and
b. A significant increase in impacts on infrastructure or traffic on roadways adjacent to or external to the proposed development and use; and c. A change in the external impacts on the adjacent property; and d. A reduction in the originally approved setbacks from property lines or increased building or structure height.

4. If the Director determines subsection 3 does not apply, the original approving authority will review the permit modification application.

5. Modifications may be granted only if the approving authority makes all findings required for the original approval.

F. Revocations.

1. Revocations. If any provision of this Chapter is violated, Conditions of Approval are not met, or property maintenance requirements are not followed, the approved

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10 entitlement may be suspended. The Director may also suspend related Building Permits or order corrective actions. A notice of suspension will be sent immediately to the Building Official, the responsible parties, and the decision-making body.

Grounds for suspension include, but are not limited to, the following:
a. The approval was obtained by omission, misrepresentation, or fraud. b. The Site Plan is being built, maintained, or executed contrary to the approved plans, conditions, or terms of approval or in violation of any statute, ordinance, law, or regulation.

2. If the applicant, property owner, or project sponsor does not correct the issues leading to suspension within 30 days to the Director's satisfaction, the decisionmaking body will be notified and must hold a public hearing within 30 days as prescribed by CMC Section 17.02.070 Public Hearings and Noticing requirements.

3. If the decision-making body finds that regulations or Conditions of Approval are not being met, it may revoke the entitlements or take necessary actions to ensure compliance. The City Clerk will notify the applicant in writing of the decision.

G. Reapplications.

1. An application shall not be accepted or acted upon if, within the past 12 months, the City has denied an application for substantially the same project on substantially the same real property unless the Director finds one or more of the following circumstances to exist:

2. New Evidence. New evidence would support approval of the project that was not presented at the previous hearing and could not have been discovered by the applicant through reasonable diligence.

3. Substantial and Permanent Change of Circumstances. Since the previous hearing, a substantial and material change of circumstances has affected the applicant’s real property.

4. Mistake at a Previous Hearing. A mistake was made at the previous hearing that was a material factor in denying the previous application.

17.02.070 Public Hearings and Noticing Requirements.

The following procedures shall govern the notice and hearing where required under this Title. The designated approving authority shall hold a public hearing to consider all applications for Conditional Use Permits, Variances, Major Site Plan Reviews, Tentative Subdivision Maps, Specific Plans, planned community development, Zoning Code/Map Amendments, Development Agreements, and Specific Plan and General Plan Amendments considered by the Planning Commission or City Council.

A. Notice of hearing.

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11 Under Government Code § 65090 to 65096, public notice of such hearing shall be given in the manner listed below not less than 10 days before the scheduled date of the public hearing, unless a greater number is required by state law.

1. The notice shall state the date, time, and place of hearing, identify the hearing body, and provide a general description of the matter to be considered and the real property that is the subject of the hearing.

2. Notice of public hearing shall be published in at least one newspaper of general circulation in the City.

3. Notice of the public hearing shall be mailed, postage prepaid, to the owner of the subject real property or the owner’s authorized agent and to each local agency expected to provide water, sewerage, streets, roads, schools, or other essential facilities or services to the proposed project.

4. Notice of the public hearing shall be mailed, postage prepaid, to property owners of record within a minimum 300-foot radius of the subject property as shown on the latest available assessment roll or a larger radius if the Director deems it necessary to provide adequate public notification.

5. Notice of public hearing shall be posted in the city hall.

6. The public hearing notice will be sent to any person or group that has filed a written request for notice regarding the specific application.

7. In addition to the notice required by this section, the City may give notice of the hearing in any other manner it deems necessary or desirable.

B. Alternative Method for Large Mailings.

If the number of owners to whom notice would be mailed or delivered is greater than 1,000, instead of a mailed notice, the Director (or City Clerk for City Council hearings) may provide notice by placing a display advertisement of at least one-eighth of a page in at least one newspaper of general circulation in the City, at least 10 days prior to the hearing not including the hearing date.

C. Supplemental noticing requirements.

1. Any development projects that include a General Plan Amendment, a new Specific Plan or an amendment to a Specific Plan, an Environmental Impact Report (EIR), or as determined to be necessary and desirable by the Director based on the nature and complexity of the project will require the following additional noticing:
a. Post one large notification sign with the minimum dimensions of four feet by eight feet in a conspicuous place on the project site abutting a street not more than 10 feet inside the property line but no closer than five feet to a property line.
b. The large notification sign shall have a maximum height of 6 feet, and shall have support elements made of four-inch by four-inch wood posts.

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12 c. Post the large notification sign at least 20 days from the scheduled hearing date.

Remove such notice sign within 10 days of the final decision.

Figure 17.02.007-1 On-Site Hearing Notice

2. Conditional Use Permit (non-development types) Notice. Post one public hearing notice window sign with the minimum dimensions of 11 inches by 17 inches to the inside of the storefront window at least 10 days from the scheduled date of the hearing. The Director shall prescribe the format and content of the public hearing notice. Such notice shall be removed within 10 days of the final decision.

3. Single-Family Residential Notice.
a. Any single-family residential projects involving the construction of a new single-family house, additions that increase the total square footage of the existing house by more than fifty percent (50%), or a second-story addition will require a notice to be mailed by the Director to adjacent properties within a onePage 204 of 635 13 hundred-foot radius of the project site at the time the planning application submittal is deemed complete for processing.
a. The noticing contents shall be consistent with this Chapter and as prescribed by the Director.

D. Failure to Notify Individual Properties.

The validity of the proceedings shall not be affected by the failure of any property owner, resident, or community organization to receive mailed notice.

E. Public Hearing Procedures.
a. The City Council or Planning Commission shall hold a public hearing on the date, time, and location specified in the notice. The appellant shall present relevant information and supporting data for the appeal.
b. The approving authority shall conduct the public hearing and hear testimony from interested persons. The summary minutes shall be prepared and made part of the case's permanent file.
c. Any hearing may be continued to a specific date. If the hearing is not continued to a specific date and time, then the hearing shall be re-noticed. d. Notification of the decision shall be mailed to the applicant at the address provided on the application within 30 days of hearing. The decision shall approve, approve with conditions, or deny the application and shall set for the findings of the commission and any such conditions.

17.02.080 Approval Authority
A. Designated Approving Authority.

The following table 17.02.080-1 outlines the authority responsible for reviews, appeals, and decisions, for the following actions within Title 17.

Table 17.02.080-1 Approval Authority
NA = Not Applicable
Type of Action Role of Review Authority
Director Historic
Preservation
Commission
Planning
Commission
City
Council
Legislative Action
Development
Agreements and
Amendments
Recommend NA Recommend Decision
Zoning Code and Map
Amendments
Recommend NA Recommend Decision

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14 General Plan and
Specific Plan
Amendments
Recommend NA Recommend Decision
Planned Community
Development Districts
NA NA Recommend Decision
Discretionary Actions
Historic Designations
and Local Historic
Landmarks
NA Recommend NA Decision
Conditional Use Permits Recommend NA Decision Appeal
Variance Recommend NA Decision Appeal
Nonconforming Uses,
Structures, and Sites
Recommend NA Decision Appeal
Use Determination Decision NA Appeal Appeal
Subdivision (Tentative
Tract or Parcel map)
Recommend NA Recommend Decision
Planning Permits, Approvals, and Administrative Actions Administrative Use
Permit
Decision NA Appeal Appeal
Building Permits
(including ADUs)
Decision NA Appeal Appeal
In-home Business Decision NA Appeal Appeal
Interpretations of Zoning
Code and Zoning District
Boundary
Decision
NA Appeal Appeal
Modification and
Revocation of Permits
Decision NA Appeal Appeal
Minor Deviation Decision NA Appeal Appeal
Time Extension of
Subdivision Maps
Recommend NA Decision Appeal
Reasonable
Accommodation
Decision NA Appeal Appeal
Site Plan Review (Major)
and Time Extension
NA NA Decision Appeal
Site Plan Review (Minor) Decision NA Appeal Appeal
Urban Lot Split and TwoUnit DevelopmentDecision NA Appeal Appeal Zoning Clearances Decision NA Appeal Appeal
B. Multiple Applications and Entitlements.

When a proposed project requires multiple land use entitlements, planning applications, and permits, they shall be processed concurrently, and final action shall be taken by the highest-level designated approving authority (i.e., City Council) for all such requested land

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15 use entitlements, permits, and planning applications. In such cases, the Planning Commission shall serve as the recommending body.

C. Referral to the Planning Commission. At any stage of the application review process, except where prohibited by law (such as ADU or two-unit development and urban lot split), the Director may choose to transfer decision-making authority to the Planning Commission at their discretion. Decisions referred to the Planning Commission will be considered during a regular public meeting. A referral to another decision-maker is not an appeal and does not require an appeal application or fee.

D. Ministerial Review and Approval for Qualifying Projects Under Government Code § 65913.4 (SB 35). A by-right or ministerial project does not require discretionary review by the City. The ministerial project may involve administrative approvals to verify compliance with zoning regulations, development standards, and objective design standards from City Staff. Sign-off for these approvals is nondiscretionary and can be conducted by the Planning Division before the applicant submits the plans for building plan checks and requests Building Permit(s).

17.02.090 Appeals
A. Appeal authority.

Any interested person may appeal any action of the Director, Historic Preservation Commission, or Planning Commission made pursuant to this section.

B. Filing
Appeals must be filed in writing during business hours within 10 days of the determination.

All appeals shall identify the determination or action being appealed and explicitly state the basis or grounds of the appeal. The appeal request must be accompanied by a filing fee established by City Council resolution and submitted to the City Clerk.

The filing of an appeal shall stay the order of the Commission and the issuance of any permits predicated thereon until the Council has either acted thereon or until a majority of the Council has failed to approve an appeal by a member of the Council, whichever occurs first.

C. Council-Initiated Appeals.

If the appeal is initiated by a member of the Council, such initiation of appeal shall not be effective unless approved by a majority of the elected members of the Council acting at the next regular meeting of the Council following the date of filing of such appeal. Such initiation of appeal shall be considered without public hearing or discussion of the merits of the matter by the council. No appeal fee shall be required. There shall be no presumption or inference of bias shall be made because of such an appeal.

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16 D. Notice, Appeal Hearing, and Action.

1. Notice of the hearing for the appeal shall be provided in accordance with the noticing requirements of CMC Section 17.02.060. The City Council shall hold a public hearing on the date, time, and place specified in the notice.

2. Each appeal hearing shall be considered a de novo (new) hearing.

3. The Council shall state the basis for its action on an appeal. The Council may confirm, modify, or reverse the action of the approving authority, in whole or in part, or add or amend such conditions as it deems necessary. The City Council's action is final as of the date of the decision and may not be appealed further beyond the Council level.

4. Notification of the Council action shall be mailed to the petitioner at the address shown on the petition.

17.02.100 Designation of Zones, Sphere of Influence, and Zone Boundaries.

A. Designation of Zones.

Zones are established to classify, regulate, designate, and distribute the uses of land and buildings; regulate and restrict the height, setbacks, and bulk of buildings; regulate the area of yards and other open spaces around buildings; and regulate the density of population.

For purposes related to the orderly development of the City and to carry out the provisions of this Title, the City is divided into the following zones:

Residential Zones
E-1 estate Residential zone (single-family estate)
E-1/2 estate Residential zone (single-family estate)
R-1-20,000 Residential zone (single-family)
R-1-10,000 Residential zone (single-family)
R-1-8500 Residential zone (single-family)
R-1-7500 Residential zone (single-family)
MDR and HDR Residential zone (multiple-family)
RTP Residential zone (Trailer and Mobile Home Parks)
Commercial Zones
NCO Neighborhood Commercial Office Zone
CC Community Commercial Zone
RC Regional Commercial Zone
Industrial Zone
I Industrial Zone

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17 Open Space Zones
OS Open Space Zone
P Park Zone
B. Prezoning and Zoning of Annexed Territory.

1. Sphere of Influence and LAFCO Compliance. The City shall ensure that all zoning or prezoning actions for areas within its Sphere of Influence (SOI) comply with the requirements of the Los Angeles County Local Agency Formation Commission (LAFCO). Zoning designations for areas proposed for annexation must be consistent with the City’s General Plan and adopted in accordance with Government Code § 65859 and § 56375.

2. Prezoning Process. The Planning Commission, when directed by the City Council, shall recommend Prezoning classifications for areas proposed for annexation. The City Council may adopt Prezoning through ordinance prior to or concurrent with adoption of an annexation resolution. The adopted Prezoning shall become effective upon annexation.

3. Public Hearings and Early Action. The City may initiate Prezoning and conduct public hearings on zoning changes for territory proposed for annexation in advance of LAFCO action, as permitted by State law. The City shall coordinate with LAFCO throughout the annexation process to ensure procedural compliance and alignment with regional policies.

C. Determining Boundaries.

1. Boundaries indicated as approximately following lot lines, City limits, or extraterritorial boundary lines shall be construed as following such lines, limits, or boundaries.

2. Boundaries indicated as approximately following the centerlines of alleys, lanes, streets, highways, streams, or railroads shall be construed to follow such centerlines. a. In the event that a vacated street, alley, right-of-way, or easement was the boundary between two zones, the new zone boundaries shall be at the new property line or at a line established at or within 50 feet of the centerline of the street, alley, right-ofway or easement that has been vacated. b. Where uncertainties exist, the Director shall, by written decision, determine the location of the zone boundary.

17.02.110 Zoning Map
The boundaries of each zone are shown on the “official zoning map,” which is incorporated into this Title as if fully described herein. The official zoning map shall be kept on file with the City Clerk and shall constitute the original record.

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18 17.02.120 Compliance and Penalties
A. Interpretation – Purpose – Conflict.

In interpreting and applying the provisions of this Title, they shall be regarded as the minimum requirements for promoting public health, safety, comfort, convenience, and the general welfare. This Title does not aim to interfere with the nullification or cancellation of any easement, covenant, or other agreement between parties. When this Title imposes a stricter restriction on the use of buildings or land, or the height of buildings, or requires larger open spaces than those mandated by other ordinances, rules, regulations, or by easements, covenants, or agreements, the provisions of this Title shall take precedence.

B. Permits and Licenses – Compliance.

All departments, officials, or public employees vested with the duty of authority to issue permits or licenses, where required by law, shall conform to the provisions of this Title. No license or permit for uses, buildings, or purposes where the same would conflict with the provisions of this Title shall be issued. Any such license or permit, if issued in conflict with the provisions hereof, shall be null and void.

No premises shall be occupied or used, and no building hereafter erected or altered shall be occupied or used until a certificate of compliance has been issued by the Director or their designee, provided that such Certificate of Compliance shall be required only within those areas mapped under the provisions of this Title.

C. Violation - Penalty.

Any person, firm, or corporation violating any of the provisions of this Title is guilty of a misdemeanor unless otherwise specifically provided, and upon conviction thereof, is punishable as provided in CMC Section 1.16.010. Each such person, firm, or corporation is guilty of a separate offense for every day during any portion of which any violation of any provisions of this Title is committed, continued, or permitted by such person, firm, or corporation and is punishable, therefore as provided for in this Title. Any use, occupation building, or structure maintained contrary to the provisions hereof constitutes a public nuisance.

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1 FINAL DRAFT (JUNE 2026)
Chapter 17.04 Land Use Entitlements, Permits, and Planning Applications

17.04.010 Land Use, Zoning Map, and Text Amendments

17.04.020 Administrative Use Permits

17.04.030 Conditional Use Permits

17.04.040 Site Plan Review

17.04.050 Variances and Minor Deviations

17.04.060 Existing Lots

17.04.070 Use Determination

17.04.080 Nonconforming Structures, Uses and Parcels

17.04.010 Land Use, Zoning Map, and Text Amendments
A. General Plan Text or Map Amendment.

The purpose of a General Plan Amendment is to modify the General Plan text or map. For example, it involves changing goals, policies, or implementation programs, or altering the land use designation on any parcel or lot.

1. Review Process. A General Plan Amendment shall be evaluated according to the procedures outlined in CMC Chapter 17.02, including required public hearings, staff analysis, environmental review when mandated by CEQA, and a final decision by the review authority as specified in this Title.

2. Frequency of Amendment. All amendments to the General Plan shall comply with the provisions of California Government Code § 65358. Specifically, California Government Code § 65358(b) states that: “no mandatory element of the General Plan shall be amended more frequently than four times during any calendar year.” Subject to that limitation, an amendment may be made at any time, as determined by the legislative body, and the following shall apply:
a. Each amendment may include more than one change to the General Plan; b. There is no limit to the number of times per year that a non-mandatory element of the General Plan can be amended;
c. There is no limitation applied to amendments required to comply with a court order; and,
d. There is no limitation applied to amendments requested and necessary for a single development of residential units, at least twenty-five percent (25%) of which will be occupied by or available to low- or moderate-income households.

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2 3. Initiation of Amendment. A General Plan amendment may be initiated by the City Council, the Planning Commission, the Director, or by a property owner or authorized agent by submitting a complete application in accordance with the requirements of this title.

4. Findings. The City Council may approve a General Plan Amendment upon finding that the amendment is in public interest and that the General Plan as amended will remain internally consistent. In the event that a General Plan Amendment is requested by a private property owner, the applicant shall demonstrate to the City Council that there is a substantial public benefit to be derived from such amendment and how the proposed amendment furthers the goals of the General Plan.

B. Zoning Code (Text) or Zoning Map Amendment
The purpose of a Zoning Code Amendment or Zoning Map Amendment is to allow modification to any provision of this Title including the adoption of new regulations, or deletion and revision of existing regulations, or change the zoning classification on the Zoning Map for any parcel(s) or lot(s).

1. Review process. A Zoning Code or Map Amendment shall be reviewed in accordance with the procedures established in CMC Chapter 17.02, including required public hearings, staff analysis, environmental review when required by CEQA, and final action by the review authority as designated in this title.

2. Initiation of Amendment. A Zoning Code or Map Amendment may be initiated by the City Council, the Planning Commission, the Director, or by a property owner or authorized agent by submitting a complete application in accordance with the requirements of this title.

3. Findings. The Zoning Code or the Zoning Map Amendment may be approved when the City Council finds that the amendment is consistent with the General Plan goals, polices and implementation programs.

C. Development Agreement.

1. Applicability. A Development Agreement may be utilized for projects including but not limited to long-term development phasing, vested rights, or public benefit obligations warrant contractual assurance, or where a project spans multiple stages requiring regulatory certainty over time.

2. Review process. A proposed Development Agreement shall be processed and reviewed in accordance with the procedures set forth in this title, including public notice, at least one public hearing before the Planning Commission, with a public hearing and final action by the City Council.

3. Findings. Approval of a Development Agreement shall require findings that the agreement:
a. Is consistent with the General Plan and any applicable specific or area plan; b. Promotes orderly and beneficial development;

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3 c. Provides public benefits or community improvements that justify the vested rights granted; and
d. Will not be detrimental to the public health, safety, or welfare.

4. Amendment or cancellation of agreement. A Development Agreement may be amended or canceled, in whole or in part, by mutual consent of the parties or as otherwise provided within the agreement, subject to state law.

5. Recordation. Upon execution, the Development Agreement shall be recorded in the office of the County Recorder.

6. Periodic review. The review authority shall conduct periodic reviews at intervals specified in the agreement, but not less than every 12 months, to determine compliance with the terms. Failure to comply may result in modification or termination of vested rights as provided by law.

17.04.020 Administrative Use Permits
The purpose of the Administrative Use Permit (AUP) is to establish a process for the Director or designee to review and evaluate uses and activities that generally align with the purpose of the relevant zone but may require special consideration in their design or operation to ensure they are compatible with surrounding or potential future uses. The Director may make a decision without publishing, posting, mailing notice, or holding a public hearing.

A. Applicability.

This section applies to all temporary uses, as well as permanent uses identified in the land use tables as “A” contained in CMC Chapters 17.06 Residential Zones Single-Family Residential, 17.08 Multi-Family Residential, 17.10 Commercial, and 17.12 Industrial.

B. Review process.

1. Application Submittal. The applicant shall submit a complete Administrative Use Permit application, including all required forms, fees, and supporting materials, to the Planning Division.

2. Director Review. The Director shall review the application for completeness and compliance with applicable zoning, development, and operational standards. The Director may request additional information or revisions if necessary to complete the review.

3. Decision. Upon completion, the Director shall approve, conditionally approve, or deny the Administrative Use Permit and shall issue a written Notice of Decision to the applicant stating the determination and any Conditions of Approval.

C. Findings.

The Director shall make the following findings:

1. The proposed use complies with applicable zoning regulations, development standards, and operational requirements.

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4 2. Conditions of Approval may be imposed as necessary to ensure the use will not adversely impact surrounding properties or public health, safety, or welfare.

3. All Conditions of Approval shall be stated in the approval letter and must be continuously complied with for the permit to remain valid.

D. Conditions.

In approving an AUP, the Director may impose reasonable conditions to ensure that the approval complies with the required findings, any performance criteria, and the development standards of this code.

17.04.030 Conditional Use Permits
The purpose of the Conditional Use Permit (CUP) is to provide a public review process for the discretionary review of proposed uses and activities that require special consideration to ensure compatibility with neighboring properties and the community. The process provides a means to evaluate the location, design, and operation of such uses to prevent adverse impacts on the community, protect public health, safety, and welfare, and ensure development that contributes positively to the city’s orderly and balanced growth.

A. Applicability.

This section applies to any land use that requires a Conditional Use Permit, as designated with a “C” in the allowed use tables (Table 17.06.030, 17.08.030, 17.10.030, and

17.12.020). Existing uses listed as conditionally permitted on the ordinance's effective date may continue without a new Conditional Use Permit but are subject to a CUP for any expansion or extension. Conditional Use Permits shall not be granted for uses explicitly prohibited in the Zone where the use is proposed. For uses “permitted subject to a Conditional Use Permit,” additional regulations in CMC Chapter 17.24 Specific Use Regulations shall apply.

B. Application.

1. Application Submittal. The applicant shall submit a complete Conditional Use Permit application, including all required forms, fees, plans, and supporting materials, to the Planning Division.

2. Staff Review. Planning staff shall review the application for completeness and compliance with applicable zoning, development, and environmental standards. Staff may request additional information or revisions as needed to complete the review.

3. Public Hearing. A public hearing shall be scheduled before the designated review authority in accordance with public-noticing requirements. Staff shall prepare a report and recommendation for the review authority.

C. Approval authority.

Refer to CMC Section 17.02.040, Administrative Responsibility/Authorities, Table

17.02.040.

D. Findings.

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5 The review authority shall make the following findings before approving a Conditional Use Permit application:

1. The proposed use is consistent with the General Plan, the purpose of the Zoning Code, and the purpose of the applicable Zone and any applicable Specific Plans or city regulations and standards.

2. The site is adequate in size, shape, and design to accommodate the proposed use, including required yards, parking, loading, landscaping, and other features necessary for compatibility with surrounding land uses.

3. Adjacent streets and highways are sufficient in width and design to handle traffic generated by the use.

4. The proposed use will not adversely affect neighboring properties or their permitted uses.

5. Conditions necessary to protect public health, safety, and welfare are included in the decision. Such conditions may address use regulations, setbacks and buffers, fences and walls, parking and street improvements, access, signage, landscaping and maintenance, noise and operational limits, development timelines, duration of use, and other measures ensuring orderly and consistent development E. Conditions of approval.

1. Conditions imposed as part of a Conditional Use Permit shall be incorporated into the approval letter and shall remain in effect for the life of the permit. The permit holder shall at all times maintain compliance with all conditions imposed.

2. Conditions may address operational limits, mitigation measures, development standards, reporting or monitoring requirements, and any other provisions deemed necessary to ensure compatibility with surrounding uses. Such conditions are in addition to, and do not replace or modify, any conditions required to satisfy the findings set forth above.

F. Approval applies to the land.

An approved Conditional Use Permit shall run with the land and shall be binding on all subsequent owners, operators, tenants, and occupants of the subject property.

G. Revocation and Voiding of Conditional Use Permits.

1. The permittee shall receive written notice stating the hearing details at least 20 days in advance. Public notice shall comply with CMC Section 17.02.060.

2. Notice of the review authority’s action, including the resolution and reasons for revoking the permit, shall be mailed to the petitioner.

3. A permit is deemed void if the approved development timeline expires without a time extension under CMC Section 17.02.060 E; or, if the approved use is discontinued or replaced for 180 days.

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6 17.04.040 Site Plan Review
The purpose of the Site Plan Review (SPR) process is to implement the General Plan’s goals, policies, and objectives to achieve high-quality land planning and design; ensure compliance with adopted development standards, objective design standards, and design guidelines to protect public health, safety, welfare, and community interests; confirm that new development and redevelopment do not create public service or facility demands exceeding the capacity of existing or planned infrastructure; and provide clear, consistent, and efficient procedures for processing planning and development applications.

A. Applicability.

Site Plan Review and approval shall apply to all zoning districts for any new development, redevelopment, or new construction, including remodeling, alteration, relocation, rebuilding, or expansion of any building, dwelling, parking or storage lot, or other developed area of the city. Development plans shall be submitted for plan check and building permit issuance only after site plan review approval by the Director, Planning Commission, or City Council.

1. Zoning Clearance. A Zoning Clearance is a streamlined review process used to verify that a proposed project or use complies with applicable zoning regulations, such as permitted uses, setbacks, height limits, and other development standards. Zoning Clearances are typically applied to minor projects that do not require a site plan review or other discretionary approvals, see CMC Section 17.02.040(D). Projects that qualify for a Zoning Clearance include:
a. Construction of accessory dwelling unit (ADU) or junior accessory dwelling unit (JADU) 800 square feet or less that otherwise complies with Government Code § 66323. The provisions of CMC Section 17.24.080 shall apply. b. Exterior additions to single-family residential structures comprising less than 25 percent of the square footage of the main or primary dwelling or up to 500 square feet, whichever is less.
c. Other minor exterior or interior improvements that the director deems to be similar in nature and intensity to the above criteria.
d. Reroofing of a structure
e. Windows and doors change out for existing single-family residential structures. f. New or change out of existing ground-mounted air conditioning (HVAC) units for single-family residential structures.
g. Installation of small residential rooftop solar energy systems within single-family zoning districts.
h. Installation of electric vehicle charging stations within residential zoning districts, subject to the provisions of Government Code § 65850.7. i. New Business License applications.

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7 j. Accessory structures as defined in CMC Chapter 17.22.010.

2. Minor Site Plan Review. Minor Site Plan Review applications are subject to the Director’s Review. Prior to approval, the Director shall make findings that the project is consistent with the General Plan, Zoning Code, applicable Specific Plans, and design guidelines. Eligible projects for Minor Site Plan Review are:
a. Residential Development and Additions:
i. Construction of an ADU, except where prohibited by Government Code § 66323, subject to CMC Section 17.20.080
ii. Additions to single-family residences increasing floor area by 50 percent or more, or garage conversions to non-ADU/JADU uses.
iii. Exterior and interior remodeling of primary dwelling. iv. Construction of up to four new single-family residential structures. v. Construction of up to 10 multifamily units.
vi. Two-unit development and urban lot splits in a single-family residential zone, subject to the provisions of CMC Section 17.20.060.
vii. Multifamily projects processed under Government Code § 65913.4 (SB 35). b. Minor Renovations and Alterations
i. Expansions increasing total floor area by no more than 10 percent or 2,000 square feet, whichever is less.
ii. Parking expansions by no more than 15 percent or 10 stalls, whichever is less. iii. Multi-family additions that do not increase total floor area by more than 10 percent and do not create new dwelling units.
iv. Facade improvements or remodeling of commercial buildings and nonresidential structures.
v. Revisions to approved landscape or irrigation plans that change plant materials, quantities, or irrigation systems.
vi. Installation of electric vehicle charging stations within nonresidential districts. c. Other Minor Projects
i. Resurfacing or restriping of existing parking or storage lots without design or layout changes, or for compliance with ADA regulations. ii. The conversion of a legal nonconforming residence to a permitted nonresidential use in commercial or industrial zones shall comply with Government Code §66300.6.
iii. Other projects the Director deems similar in nature and intensity or otherwise required to be reviewed administratively by law.

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8 3. Major Site Plan Review. Major Site Plan Review applications are subject to Planning Commission review and include:
a. Construction of five or more single-family houses.
b. Construction of 11 or more multi-family units.
c. Any new commercial, industrial, and nonresidential development. d. Major remodeling, alteration, relocation, rebuilding, or expansion of commercial centers, nonresidential buildings, multifamily complexes, or parking and storage lots.
e. Any proposal exceeding the criteria for a Minor Site Plan Review.

B. Preliminary Review application.

A preliminary review application provides an optional opportunity for applicants to meet with city staff to review a project in its conceptual stage and receive an initial assessment of potential issues before submitting a formal Site Plan Review application or other related planning applications. This process helps reduce review times and streamline project processing by identifying key concerns early.

This preliminary application is an informal review process and is not the same as, nor intended to substitute for, a “Preliminary Application” under Government Code § 65941.1, which is intended to vest development rights at an early stage rather than to facilitate a conceptual project discussion.

1. The preliminary review allows staff to advise on the following:
a. Applicants on applicable city standards, requirements, and permitting procedures; and
b. Evaluate whether a proposal meets these standards before significant investment; and
c. Identify necessary studies, analyses, or mitigation measures; and d. Offer design recommendations to minimize neighborhood and environmental impacts.

2. Although not mandatory, preliminary review applications are encouraged for complex projects such as:
a. General Plan Amendments,
b. Rezonings,
c. Specific plans,
d. Mixed-use developments,
e. Single-family projects with five or more units or lots, f. Multifamily projects with eleven or more units, and

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9 g. Commercial, industrial, or other nonresidential developments.

3. Application, fees, and review procedures.
a. The applicant shall submit a complete Preliminary Review application, including required forms, preliminary plans or conceptual drawings, applicable fees, and any supporting documentation, to the Planning Division.
b. Planning staff shall conduct a preliminary review of the application for completeness and general consistency with applicable zoning, development, and environmental criteria, and may request conceptual clarifications, supplemental information, or plan refinements to facilitate further processing and feedback. c. Planning staff shall evaluate whether the submitted materials meets the requirements to proceed into formal entitlement, site plan review or other permitting review processes.

C. Site Plan Review Application, Fees, Review Process, and Procedures.

The application submittal, fees, review process, and procedures shall comply with CMC Chapter 17.02 Section 17.02.060 General Application, Review Process, and Procedures.

D. Approval Authority and Appeal Procedures.

1. CMC Chapter 17.02, Sections 17.02.070 A, B, and C, and Table 17.02.070A shall govern the designated approving authority.

2. CMC Chapter 17.02, Section 17.02.080, shall govern all policies and requirements regarding completeness review, appeals, resubmittals, and related processes.

3. The review process and procedures for qualified SB 35 multi-family housing projects shall follow Government Code § 65913.4.

D. Findings and conditions of approval.

1. Findings. The Planning Commission shall approve, or approve with conditions, an application for a Major Site Plan Review only after making the following findings:
a. The project complies with all provisions of the General Plan, Zoning Code, and any applicable Specific Plan, Design Guidelines, and Objective Design Standards; and b. The design of the proposed development will not interfere with the use and enjoyment of the existing neighborhood and future development, and will not create traffic or pedestrian hazards; and
c. The proposed development has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA); and d. The proposed development will not be detrimental to the public health, safety or welfare or materially injurious to the properties in the vicinity; and e. The development complies with the provisions for dedications, public improvements and undergrounding utilities pursuant to CMC Section 17.04.030(J)

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10 and congestion management and transportation demand management requirements pursuant to CMC Section 17.22.050.

2. Conditions. The Director or the Planning Commission may impose such conditions as are needed to:
a. Protect public health, safety, and general welfare; and b. Achieve the general purpose of this chapter or the specific purpose of the zoning district in which the project is located, or for General Plan compliance; and c. Minimize all undesirable or unsightly appearances that do not comply with design guidelines; and
d. Provide an orderly and visually aesthetic development within the intent of this Title.

G. Modifications.

Requests to modify an approved Site Plan or permit shall be filed with the Planning Division, accompanied by the fee established by City Council resolution. A modification may include changes to project design, permit terms, or Conditions of Approval. If the Director determines a proposed action does not substantially conform to the original approval, the applicant shall submit a modification application. The Director may approve a modification if it does not:

1. Change the character, scope, size, or intensity of the development; and

2. Significantly increase impacts on infrastructure or traffic; and

3. Alter external impacts on adjacent properties; and

4. Reduce approved setbacks or increase building height.

If these criteria are not met, the modification shall be reviewed by the original approving authority. A modification may be granted only if all findings required for the original approval are made.

H. Revocation and Reapplications.

The procedures governing revocation of approvals and eligibility for reapplication following revocation shall be in accordance with the provisions of Chapter 17.02 Section

17.02.060 General Application, Review Process, and Procedures.

17.04.050 Variances and Minor Deviations.

The purpose of the Variance and Minor Deviation process is to provide a mechanism for granting limited relief from the strict application of zoning regulations when, due to special circumstances applicable to a property, the literal enforcement of such regulations would result in practical difficulties or unnecessary hardship. This process ensures that any deviation from development standards remains consistent with the intent and purpose of the Zoning Code, maintains the integrity of the General Plan, and does not grant special privileges inconsistent with limitations on other properties in the same zoning district. Variances and Minor Deviations are intended to accommodate unique physical site conditions while preserving neighborhood character, protecting

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11 the public health, safety, and welfare, and ensuring equitable application of land use regulations.

Any Variance granted pursuant to any Zoning Ordinance enacted prior to the effective date of this ordinance shall be construed to be a Variance under this title, subject to all conditions imposed in such Variance.

A. Minor Deviations.

1. The Director may review and decide on Minor Deviations through ministerial approval.

Table 17.04.050-1 Minor Deviations
Standard Maximum Reduction or Increase
Lot area 10% reduction
Minimum setbacks 20% reduction but must maintain
a) minimum 5 feet interior side yard
b) minimum 20 feet front yard
c) minimum xx feet street side yard
d) minimum 15 feet rear yard
Maximum lot coverage 10% increase
Building height
(including accessory structures,
flag poles, signs)
5 feet or 10% increase, whichever is less, including
the ground floor height
Maximum fence/wall height 1.5 feet increase (except within the front yard area) Front Yard landscape coverage reduction from the required 50% to 40% Parking Reduction 10% reduction of total requirement

2. In granting a Minor Deviation, the Director shall find that all of the conditions listed in subsection (1) of this section exist in reference to the subject property. The Director may impose reasonable conditions and requirements as terms of approval.

B. Variances
When practical difficulties, unnecessary hardships or results inconsistent with the general intent and purpose of this title occur by reason of the strict interpretation of any of its provisions, any property owner may initiate proceedings for consideration of a Variance from the provisions of this title. A Variance will not be granted to permit a use not permitted in the zone by this title.

1. Department Investigation. The Director shall investigate the facts bearing on each case to provide information necessary to assure action consistent with the intent and purpose of this title. In cases where the Planning Division considers the reasons as set forth on the application not all within the scope of the Variance or that the application is incomplete, the applicant shall be so informed; whereupon, if the application is filed and the fees are accepted, the application shall be signed by the applicant to the effect that he was so informed. Acceptance of an application does not constitute an indication of approval.

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12 2. Commission Public Hearing. After an application for a Variance is deemed complete, the Director shall set the matter for a public hearing to be held by the Planning Commission. Notice of the public hearing shall be given pursuant to CMC Section

17.02.060.

3. Findings. The Commission, before it may grant a Variance, shall make a finding that in the evidence presented that the following conditions exist in reference to the property being considered:
a. There are exceptional or extraordinary circumstances or conditions (including size, shape, topography, location or surroundings) that do not apply to other properties in the same vicinity and zone; and
b. The variance is necessary to preserve and enjoy the property rights of the applicant, which other property owners in the same vicinity and zone enjoy, and therefor shall not constitute a grant of special privilege; and
c. The granting of the variance will not be detrimental to the public health, safety, convenience, and welfare or injurious to property and improvement in the same vicinity and zone in which the property is located; and d. The granting of such a variance will not be contrary to the objectives of the General Plan.

4. Planning Commission Decision. The Planning Commission shall announce its decision at a regular meeting or scheduled a special meeting within 30 days after the conclusion of the hearing. The decision shall approve, conditionally approve or disapprove the application, and shall set forth findings in support of the decision, and shall be filed with the Council within 20 days of the decision. A copy thereof shall be mailed to the applicant at the address shown on the application.

5. Revocation of Variances. The procedures governing revocation of approvals and eligibility for reapplication following revocation shall be in accordance with the provisions of CMC Section 17.02.090. Time limits for the Variance shall be in accordance with CMC Section 17.02.080(C).

17.04.060 Existing Lots.

A. Every parcel of land existing on the effective date of the ordinance codified in this Title shall be deemed to be one lot and shall be subject to all property development standards stated in the zone which it is located.

B. No parcel of land existing on the effective date of the ordinance may be reduced below the minimum standards for lot area for the zone in which the lot is located.

C. No lot area may be reduced or diminished in size in such a way that the yards, open spaces, or occupancy will be less than the requirements of the zone it’s located.

17.04.070 Use Determination.

A. Purpose.

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13 The land use table may not include all possible uses. When a specific use is not listed and it is unclear whether the use is permitted, conditionally permitted, or not permitted, the use determination section allows the Director to determine whether or not a proposed use is similar to a listed use and whether it may be permitted or conditionally permitted in a particular zone.

B. Applicability.

A similar use determination is required when a use is not specifically listed in this code but may be permitted if it is determined to be similar in nature to a use that is permitted or conditionally permitted.

C. Review process.

1. A use determination can be initiated by staff or the public using an application provided by the Director.

2. The Director or the designee shall prepare a use determination.

3. The issuance of a use determination is an administrative function of the Director and a public hearing or notice is not required.

D. Findings.

The Director shall first make a finding that all of the following conditions exist:

1. That field investigations have determined the use and operation are compatible with the uses permitted in the zones wherein it is proposed to be located; and

2. That the subject use is similar to one or more uses permitted in the zone which it is proposed to be located; and

3. That the subject use will not cause substantial injury to the values of property in the zone which it is proposed to be located; and

4. That the subject will be designed, located and operated so that the public health, safety and general welfare will be protected.

E. Director Determinations.

The Director shall have the authority to make use determinations for proposed uses not explicitly identified in the zoning code, and is further authorized to make interpretations of zoning provisions as expressly provided in CMC Chapter 17.02.040(D), provided that the following criteria are met:

1. The proposed use is consistent with the intent and purpose of the zoning district in which it is proposed.

2. The proposed use is similar in nature, function, and potential impact to other uses permitted in the same zoning district.

3. The proposed use will not adversely affect adjacent properties, the environment, or the public health, safety, and welfare.

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14 4. Once approved, the Director shall prepare a brief report for the Planning Commission that summarizes the proposed project and includes the required findings. The report will outline the project’s key components, highlight any potential issues, conditions of approval, along with relevant supporting documents.

5. If the Director determines that the proposed use may warrant additional review or is of significant public interest, the Director shall have the authority to forward the use determination request to the Planning Commission for consideration and final determination.

17.04.080 Nonconforming Structures, Uses, and Parcels
A. Purpose and Intent.

1. This section is designed to ensure fairness by limiting the number and extent of nonconforming uses. It does so by regulating their enlargement, reestablishment after abandonment, and alteration or restoration after destruction of the structures they occupy.

2. This section also intends to limit the number of and extent of nonconforming structures by prohibiting their movement, alteration, or enlargement in a manner that would increase the discrepancy between existing conditions and the standards currently prescribed in this Zoning Code.

B. Applicability.

The provisions of this section apply to structures, lots, and uses that have become nonconforming by adoption of this Zoning Code, as well as structures, lots, and uses that become nonconforming due to subsequent amendments to this Zoning Code or to the Zoning Map.

C. General Provisions.

1. Nonconforming Uses of Land. A nonconforming use of land may be continued, transferred, or sold, provided that there is no enlargement, intensification, or expansion to occupy a greater area than it lawfully occupied before the use became nonconforming.

2. Change in Tenancy, Ownership, or Management. Any nonconforming use may change ownership, tenancy, or management where the new use is of the same use classification as the previous use.

3. Change from Nonconforming to Permitted Use. Any nonconforming use may change to a use allowed by right in the zoning district in which it is located, provided that the use complies with all applicable standards. Once a nonconforming use has been changed, it shall not be reestablished.

4. Absence of Permit. Any use that is nonconforming solely by reason of the absence of a permit or approval may be changed to a conforming use by obtaining the appropriate permit or approval.

D. Continuation and Maintenance.

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15 1. A use lawfully occupying a structure or a site, that does not conform with the use regulations or the development standards for the zoning designation in which the use is located shall be deemed to be a nonconforming use. It may be continued, except as otherwise provided in this chapter.

2. A structure, lawfully occupying a site, that does not conform with the development standards for front yards, rear yards, height, coverage, or distances between structures, for the zoning designation in which the structure is located, shall be deemed to be a nonconforming use and may be continued, except as otherwise provided in this chapter.

3. Routine maintenance and repairs that do not constitute an alteration or addition may be performed on a structure or site when the use is nonconforming, and on a nonconforming structure.

E. Alterations and Additions to Nonconforming Uses and Structures.

1. A nonconforming structure, which is nonconforming by reason of its use, shall not be moved, altered, or enlarged unless required by law, or the moving, alteration, or enlargement will result in the elimination of the nonconformity, except as otherwise provided in this section.

2. A nonconforming use shall not be enlarged, intensified, or extended in such a way as to occupy any part of the structure or site or enlarged or another structure or site which it did not occupy at the time it became a nonconforming use or in such a way as to displace any conforming use occupying a structure or site, except as otherwise provide in this section.

3. A nonconforming structure shall not be altered or reconstructed to increase the discrepancy between existing conditions and the development standards for front yards, side yards, rear yards, height of structures, or usable open space prescribed in the development standards for the zoning designation in which the structure is located. A nonconforming structure shall not be moved or enlarged unless the new location or enlargement conforms to the development standards or usable open space prescribed in the development standards for the zoning designation in which the structure is located.

4. A use which fails to meet the development standards of the zoning designation in which it is located shall not be enlarged or extended, or shall not have equipment replaced that results in failure to meet development standards, unless the enlargement, extension, or replacement will result in elimination of nonconformity with development standards for that zoning designation.

F. Discontinuation of Nonconforming Use.

Whenever a nonconforming use has been discontinued, or changed to a conforming use for a continuous period of 180 days or more, the nonconforming use shall not be reestablished, and the structure or site thereafter shall be in conformity with the development standards for the zoning designation in which it is located. Discontinuance of a use shall include cessation of the existing nonconforming use, regardless of intent to resume said nonconforming use. The Planning Director shall base a determination of discontinuance on

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16 evidence, including the removal of equipment, furniture, machinery, structures, or other components of the nonconforming use, disconnected or discontinued utilities, or no business records to document continued operation. Without further action by the City, any further use of the site or structure shall comply with all of the regulations of the applicable zoning district and all other applicable provisions of this Zoning Code.

G. Change of nonconforming use.

The Planning Commission may consider and approve, or conditionally approve, a request to change a nonconforming use to a different nonconforming use, provided that:

1. There is no new building/structure proposed beyond any existing building/structure on the property; and

2. The different nonconforming use is not of greater intensity or type resulting in an increase in: traffic, noise, odor, lighting, residential dwelling units, the need for additional parking, and improvements required to ensure compliance with building and fire codes; and

3. A Conditional Use Permit is obtained.

H. Restoration of Damaged Structure.

1. Whenever a structure which does not comply with the standards for front, side, and rear yards; height of structures; distances between structures; and parking facilities as prescribed in the regulations for the zoning designation in which the structure is located, or for the use which does not conform with the regulations for the district in which it is located, is destroyed by fire or other calamity, by act of God, or by the public enemy to the extent of 50% or less, the structure may be restored and the nonconforming use may be resumed, provided that restoration is started within one year and diligently pursued to completion. When the destruction exceeds 50% or the structure is voluntarily razed or is required by law to be razed, the structure shall not be restored except in full conformity with the regulations for the district in which it is located, and the nonconforming use shall not be resumed.

2. The extent of damage or partial destruction shall be based upon the ratio of the estimated cost of restoring the structure to its condition prior to such damage or partial destruction to the estimated cost of duplicating the entire structure, as it existed prior thereto. Estimates for this purpose shall be prepared by, or reviewed and approved by, the building official and shall be based on the minimum cost of construction in compliance with the building code.

3. Restoration of a nonconforming use or structure shall require the issuance of a Site Plan Review, CMC Section 17.04.030.

I. Nonconforming Parcels or Lots.

A nonconforming parcel or lot may be used, developed, or improved subject to the following:

1. A nonconforming parcel or lot shall only be allowed those uses that are permitted by the underlying zone, and such uses shall be subject to all other provisions of this title.

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17 For exceptions, see nonconforming uses in CMC Section 17.04.090 E alterations and additions to nonconforming uses and structures.

2. A nonconforming parcel or lot may be developed or improved, provided that the nonconforming lot was legally created and the development or improvement and uses conform to all provisions of the Zoning Code, including the standards of the applicable zone, with the exception of the nonconforming lot size, dimension, or configuration.

3. Nonconforming parcels or lots may be merged and/or reconfigured with conforming or nonconforming lots to create the same or fewer number of lots, but which conform more closely to the applicable standards of the underlying zone, subject to all other provisions of this title.

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1 FINAL DRAFT (JUNE 2026)
Chapter 17.06 Single-Family Residential Zones
Sections

17.06.010 Purpose and Intent

17.06.020 Classification of Zones and Density

17.06.030 Permitted Uses and Conditionally Permitted Uses

17.06.040 Property Development Standards

17.06.050 General Development Standards

17.06.060 Allowed Projections Above Building Height Limit

17.06.070 Projections into the Required Setbacks/Yards, Equipment, and Pools

17.06.080 Slopes and Hillside Standards

17.06.090 Keeping of Animals

17.06.100 Design Guidelines

17.06.110 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures

17.06.010 Purpose and Intent.

The purpose and intent of the single-family residential zones are as follows:

A. Provide a full range of housing types consistent with the City of Covina General Plan.

B. To preserve, protect, and enhance the character of the City's residential neighborhoods, while also allowing for necessary development.

C. Maintain a proper and proportionate scale and design for new construction or alterations to existing structures, aligning with the character and physical attributes of the established neighborhoods.

D. Create a high-quality living environment that enhances residents' well-being and lifestyle through spacious, well-designed homesites.

E. Requiring a minimum lot area and restricting the development to one dwelling unit per lot will ensure ample light, air, privacy, and open space for each dwelling.

17.06.020 Classification of Zones and Density.

A. The following are the classifications of six single-family residential zones as established by the General Plan. All development shall follow the City’s General Plan Land Use goals and policies and the development standards set forth in this chapter.

1. Estate Residential Zone (E-1). The development of single-family homes on large estate-style properties, with a minimum lot area of one acre.

2. Estate Residential Zone (E-1/2). The development of single-family homes on large estate-type homesites, with a minimum lot area of one-half acre.

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2 3. Single Family (R-1-20,000). The development of single-family homes on large estate-type homesites, with a minimum lot area of 20,000 square feet.

4. Single Family (R-1-10,000). The development of single-family homes on spacious lots, with a minimum lot area of 10,000 square feet.

5. Single Family (R-1-8500). The development of single-family residential homes on lots with a minimum lot area of 8,500 square feet.

6. Single Family (R-1-7500). The development of single-family residential homes on lots with a minimum lot area of 7,500 square feet.

7. RTP Residential Zone (Trailer and Mobile Home Parks). Comply with regulations under Chapter 17.24 Section 17.24.200 RTP Residential Zone (Trailer and Mobile Home Parks)
B. Density. Development density is not solely determined by the maximum General Plan density. It is also influenced by factors such as lot configuration, topography, unit size, and most importantly, neighborhood context.

17.06.030 Permitted Uses and Conditionally Permitted Uses Table 17.06.030 outlines land-use regulations for permitted and conditionally permitted uses in the Single-Family Residential Zones. Uses not specifically listed in the table are deemed prohibited. When a particular land use or activity is not defined, the Community Development Director shall assign it to a classification that is substantially similar in character and operation, in accordance with CMC Chapter 17.04, Section 17.04.080 Use Determination.

Table 17.06.030-1 Land Use Regulations for Single-Family Residential Zones Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Conditional Use Permit
Land Use Classifications E-1 E-1/2 and
R-1-
20,000
R-1-
10,000
R-1-8500
and
R-1-7500
Additional
Regulations
Accessory Uses
Domestic pets P P P P Section 17.06.090
Noncommercial animalkeeping P P (E-1/2)
N (R-1-
20,000)
N N Section 17.06.090
Pool and Spa P P P P CMC Chapter

17.06.060
Pool house P P P P CMC Chapter

17.22.010

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3 Table 17.06.030-1 Land Use Regulations for Single-Family Residential Zones Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Conditional Use Permit
Land Use Classifications E-1 E-1/2 and
R-1-
20,000
R-1-
10,000
R-1-8500
and
R-1-7500
Additional
Regulations
Private recreation courts
(tennis, pickleball, and
basketball)
A A N N CMC Chapter

17.22.100
Private horse stables or barns P P N N CMC Section

17.06.090
Private EV home chargers and
(noncommercial) battery
storage units
P P P P CMC Section

17.06.070
Freestanding flagpole P P P P Maximum 35 feet
height
Assembly Uses
Places of Assembly C C C C
Banquet facilities C C N N
Day Care Faculties
Pre-school and childcare
centers

C C C C
Day nurseries C C C C
Education Services
Kindergarten, Transitional
Kindergarten, primary, junior,
and high school (public)

P P P P
Kindergarten, Transitional
Kindergarten, primary, junior,
and high school (private)

C C C C
Colleges and universities
(public)

P P P P
Colleges and universities
(private)

C C C C
Public and Quasi-Public Uses
Public parks P P P P
Community centers P P P P
Libraries P P P P
Museums P P P P
Residential Uses

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4 Table 17.06.030-1 Land Use Regulations for Single-Family Residential Zones Definitions:

P P P P
Accessory Dwelling Unit
(ADU) and Junior Accessory
Dwelling Unit (JADU)
P P P P CMC Chapter

17.20.080
Family daycare (small) 8 or
fewer children

P P P P
Family daycare (large) up to
14 children

P P P P
Group homes (6 or fewer
residents)

P P P P
Group homes (7 or more
residents)

C C C C
Guest houses (detached) P P P P Short term rentals
are prohibited
In Home businesses and
Cottage food operations
P P P P CMC Chapter

17.24.120
Residential care facilities
(small, with 6 or fewer
residents)

P P P P
Residential care facilities
(large with 7 or more
residents)

C C C C
Senior housing, assisted living
facility, and memory care
facility

C C C C
Urban lot splits (SB 9) and two
units
P P P P CMC Chapter

17.20.060
Transitional housing P P P P
Short term rental C C C C
Utilities, Wireless Communication Uses and Extraction

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5 Table 17.06.030-1 Land Use Regulations for Single-Family Residential Zones Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Conditional Use Permit
Land Use Classifications E-1 E-1/2 and
R-1-
20,000
R-1-
10,000
R-1-8500
and
R-1-7500
Additional
Regulations
Electrical distribution and
public utility substations

C C N N
Wireless communication
facilities on private property
(stealth only)
C C N N CMC Chapter

17.24.250

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6 17.06.040 Property Development Standards
Subdivisions, new land uses, new construction and structures, and alterations to existing land uses and structures must comply with the property development standards under Table 17.06.040, including all applicable zoning code provisions of CMC Title 17 and Design Guidelines.

Table 17.06.040-1 Property Development Standards—Single Family Residential Zones Property
Development
Standards
E -1 E-1/2
R-1-20,000
R-1-10,000 R-1-8,500
R-1-7,500
Minimum Lot Size (acre/square feet)
New lots 1 acre ½ acre (E-1/2)
20,000 (R-1-
20,000)
10,000 8,500 (R-1-8,500)
7,500 (R-1-7,500)
Minimum Lot Width (feet)
Interior 100 100 80 70 (R-1-8,500)
60 (R-1-7,500)
Corner/Street side - No
requirement
(NR)
105
85 77.5 (R-1-8,500)

67.5 (R-1-7,500)
Cul-de-sacs 45 at front lot
line, 100 at
building
setback
45 at front lot line,
100 at the building
setback
45 at front lot
line; 80 feet
front setback
45 at front lot line; 70
feet front setback
(R-1-8,500)
45 at front lot line; 60
feet front setback
(R-1-7,500)
Minimum Lot Depth (feet)
Lot depth 150 150 110 105 (R-1-8,500)
100 (R-1-7,500)
Minimum Setbacks and Yards Measured from Ultimate Property Lines (feet) Front 60 25 25 25
Interior side 30 15 (E-1/2)
10 (R-1-20,000)
10 5
Corner street side 60 15 (E-1/2)

12.5 (R-1-20,000)

12.5 12.5
Reverse corner 60 15 15 15
Rear 30(1) 25 25 25
Alley 5 5 5 5
Garage setback 25 25 25 25
Additional Building Step-back (feet) for Second Story from Property Line Interior side and corner
street side
30 + 2.5 15 + 2.5 (E-1/2)
10 + 2.5 (R-1-
20,000)
10 + 2.5 5 + 2.5

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7 Table 17.06.040-1 Property Development Standards—Single Family Residential Zones Property
Development
Standards
E -1 E-1/2
R-1-20,000
R-1-10,000 R-1-8,500
R-1-7,500
Coverage (PERCENTAGE)
Maximum lot coverage
(2)
50 50 50 40
Front yard coverage (4) 50 50 50 50
Building height (feet)
Maximum building
height
35 35 35 35
Floor Area (3) (square feet)
Minimum floor area for
main dwelling
1,100 1,100 1,100 1,100
Maximum floor area
for detached accessory
building
50% of main
dwelling
50% of main
dwelling
50% of main
dwelling
50% of main dwelling
Distance Between Buildings (feet)
Between main house
and accessory building
(feet) (5)
6 6 6 6
Between main house
and detached garage
(feet)
25 25 25 25
Between two accessory
buildings (feet) (5)
6 6 6 6
Notes:
(1) For through-lots, the yard designating as the rear yard shall be 60 feet. (2) Lot coverage includes main dwelling, accessory structures, garages, carports, covered patios and porches, gazebos and pergolas, and decks over 36-inch high. (3) Minimum floor area for a main dwelling does not include a garage, carport, patios, or open porches.
(4) Front yard coverage exclude the paved access to garage, but include hardscape such as concrete, stamped concrete, pavers, gravel or landscape rocks. (5) Distance between buildings are measured from eaves to eaves.

17.06.050 General Development Standards
New development, construction, additions, and alterations to existing sites, structures, and accessory structures must comply with all provisions of Chapter 17.22, General Development Standards. These standards include, but are not limited to, accessory structures, fences, walls, corner cutbacks, ground-mounted and roof-mounted equipment and projections, screening, outdoor storage screening, signs, performance standards, water-efficient landscape requirements,

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8 transportation demand management, property maintenance, historic preservation, tree preservation and dedication, public improvements, and underground utilities.

17.06.060 Allowed Projections above Building Height Limit Architectural features and building elements may extend beyond the maximum building height limit as outlined in the table below. Such extensions are only allowed to the extent and under the conditions explicitly specified therein. The table below lists the various architectural features that may protrude above the building height and sets forth the regulations for these projections in residential zones.

Table 17.06.060-1 Allowed Projections above Building Height Limits in Residential Zones
Structures Allowed
Above Height Limit Maximum Coverage
Maximum Projection
Above Height Limit
(feet)
Non-habitable decorative
features, including spires,
belfries, cupolas, domes,
and other similar
architectural elements
10% of roof area 3
Skylights 20% of roof area 1
Chimneys not over 6 feet
in width
10% of roof area 3
Building-mounted
telecommunications
facilities
See CMC Chapter 17.24.160

17.06.070 Projections into the Required Setbacks and Yards The following table identifies structures, building elements, equipment, and pools that are permitted to project into or be located within required setbacks and yard areas. All such projections and encroachments shall comply with the standards and limitations set forth in the table below.

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9 Table 17.06.070-1 Projections into the Required Setbacks and Yards Front Rear Interior
Side
Corner/
Street
Side
Minimum
Distances from
Property Lines
Maximum Roof Projections (feet) into Required Yards
Cornices, eaves,
canopies, and similar
roof projections
2 2 2 2 3 ft interior side
8 ft street side
10 ft reverse corner
Maximum Building Wall Projections
Bay windows, sills,
fireplaces, chimneys,
and similar wall
projections
2 2 2 2 3 ft interior side
8 ft street side
10 ft reverse corner
Stairways and fire
escapes or similar
features
Not
allowed
4 4, Not
allowed
3 ft interior side
5 ft rear
Landing places, patios,
and decks 18 inches or
less above grade
No
maximum
No
Maximum
3 5 3 ft interior side
8 ft street side
10 ft reverse corner
Open and unenclosed
entry porches and decks
19 to 30 inches above
grade
4 6 Not
allowed
4 8 ft street side
10 ft reverse corner
Covered entry porch and
decks 19 to 30 inches
above grade, including
roof and roof overhang
4 6 Not
allowed
4 8 ft street side
10 ft reverse corner
Wall Mounted and Ground Mounted Equipment (feet)
AC Compressor, pool
equipment
Not
allowed
4 4 Not
allowed
5 ft interior side
5 ft rear
Private EV home
chargers
Allowed Not
allowed
Not
Allowed
Not
allowed
Not allowed
New or replacement
Water heater tanks
Not
allowed
5 5 Not
allowed
5 Pools and Spas
Swimming pools and
spas
Not
allowed
Maintain
5 feet
from
property
line
Maintain
5 feet
from
property
line
Maintain
10 feet
from
property
line
5

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10 17.06.080 Slopes and Hillside Standards
A. For downhill sloping lots with a slope of 4 to 1 or greater, the height of a second-story building shall not exceed 16 feet measured from the existing street grade at the front yard setback line.

B. Driveway grades.

1. Driveway length (landing) in front of a garage and less than 25 feet shall not exceed a maximum 6 percent grade.

2. Driveway grades for uphill or downhill lots must meet the following minimum dimensions and maximum percent grades: a 6-percent grade at 6-feet from the front property line; a segment of up to 10-feet of the driveway may exceed 6-percent and reach a maximum of 20-percent; and a 6-percent grade at 20-feet (landing) in front of the garage. The portion of the driveway with a grade greater than 15-percent should include coarse paving materials or grooves for traction.

C. Slopes with a ratio of 4 to 1 or steeper shall not be included as lot area or as part of the required yard.

D. Slope protection and landscaping.

1. To protect slopes from soil erosion and slippage and to facilitate significant revegetation, a permanent irrigation system shall be installed on all slopes requiring planting. The design shall emphasize the use of plant materials that will not eventually require irrigation. Water and energy conservation techniques shall be used, including, but not limited to, drip irrigation and alluvial rockscape.

2. Where slopes are 3 to 1 or steeper and at least 5 feet high, jute netting or similar material approved by the Director shall be used to stabilize planting and reduce soil erosion.

E. Lot lines shall be at the top of terraced pads on the uphill lots or pads, and before a twofoot bench area on the downhill lots and pads.

F. Fences and wall heights shall comply with CMC Chapter 17.22, Section 17.22.160. The maximum height for fences and walls, including retaining walls, shall be 8 feet for interior side or rear yards. For areas with extreme slopes, use terraced retaining walls. Each retaining wall shall be separated by at least 3 feet. Include landscape materials between the terraced walls.

G. Retaining walls used to create lot pads, including pads for detached accessory structures, shall not exceed 4 feet in height. Terraced retaining structures are required to accommodate additional retained areas caused by unusual or extreme conditions (e.g., lot layout, steep slope, or road design). A minimum of 3 feet shall separate terraced walls, with suitable landscaping.

I. Open decks may encroach into the slope areas up to a maximum vertical height of 6 feet.

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11 J. Swimming pools and sports courts are prohibited on slopes greater than 30 percent.

17.06.090 Keeping of Animals.

The keeping of domestic pets, small or large animals, fowls, etc., shall comply with CMC Title 7.

A. The noncommercial keeping of domestic pets shall not exceed a maximum of three of any animals and up to a maximum of nine total of any combination of the following animals:
parrots, parakeets, hamsters, guinea pigs, dogs, cats, ducks, geese, pigeons, turkeys, doves, and turtles. There is no limit for tropical fish.

B One horse per one-half acre up to a maximum of two. One swine, miniature pig, or potbellied pig per lot or parcel.

C. Detached accessory structures, such as horse stables or barns, must maintain a 70-foot setback from any habitable buildings, including those on neighboring properties.

17.06.100 Design Guidelines.

New development, construction, additions, and alterations to existing sites, structures, and accessory structures shall comply with the adopted Design Guidelines for consistency with the General Plan Land Use Plan policies.

A. Design standards for additions to existing buildings.

1. The exterior and roof of all additions to existing buildings shall match the architecture and materials of the existing building.

2. Use the same architectural style, form, height, size, color, and materials as the existing building.

3. Provide horizontal articulation to the building plane by recessing or projecting the building wall at least two feet and up to four feet for a minimum distance of five feet.

4. Reasonable variations in design are permitted, subject to the approval of the Director.

5. The replacement or installation of new water heater tanks outside the garage must be within an enclosed structure and must be architecturally integrated with the main dwelling's design, including the roof, roof pitch, walls, doors, materials, and color.

17.06.110 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures.

New development, redevelopment, or new construction, including remodeling, additions, or alterations to existing structures and accessory structures, must comply with the requirements of CMC Chapter 17.04.040 Site Plan Review and other entitlements as determined necessary by the Director. The applications, submittal requirements, review process, hearing and noticing requirements, and approval and appeal procedures shall comply with the requirements of CMC Chapter 17.02 General Provisions and Administration.

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FINAL Draft (JUNE 2026)
Chapter 17.08 Multi-Family Residential Zones

17.08.010 Purpose and Intent

17.08.020 Density

17.08.030 Permitted and Conditionally Permitted uses

17.08.040 Property Development Standards.

17.08.050 Additions to Existing Buildings

17.08.060 Allowed Projections Above Building Height Limit

17.08.070 Small Lot Single-Family Development.

17.08.080 Multi-family Residential Supplemental Regulations.

17.08.090 Building types With Specific Building Design and Architectural Standards

17.08.100 Condominium Conversions.

17.08.110 Performance Standards.

17.08.120 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures

17.08.130 Findings and Conditions.

17.08.010 Purpose and Intent.

A. Intent. The Multi-Family Residential Zone intends to provide a full range of housing types and densities consistent with the general plan. The housing types may range from smalllot single-family detached houses, duplexes, triplexes, fourplexes, courtyard housing, townhouses, condominiums, and apartments.

B. Purpose. The purpose of the Multi-Family Residential zone is to do the following:

1. Preserve, protect, and enhance the character of residential neighborhoods; and

2. Provide a physical environment that contributes to and enhances the quality of life of city residents; and

3. Ensure adequate light, air, privacy, and open space for each dwelling; and

4. Ensure that the scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the physical characteristics of the site and the area where the project is proposed; and

5. Provide an adequate supply and range of housing types and prices that will accommodate the city’s future population growth; and

6. Ensure the provisions of public services and facilities needed to accommodate planned population densities.

17.08.020 Classification of Zones and Density.

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A. Classification of Zones. The following are the classifications of two Multi-Family Residential Zones as established by the General Plan. All development shall follow the City’s General Plan Land Use goals and policies and the development standards set forth in this chapter.

1. Medium Density Residential Zone (MDR). Consistent with the general plan, the Medium Density Residential (MDR) zone has a density range of 7 to 14 dwelling units per acre.

2. High Density Residential Zone (HDR). Consistent with the general plan, the High Density Residential (HDR) zone has a density range of 14.1 to 22 dwelling units per acre.

B. Density. The yield of units or lots per acre depends on lot size and dimensions; compliance with all development regulations, such as but not limited to setbacks, building height stepbacks or terracing, parking requirements, open space (both common and private), and access points and driveways; and the presence of underlying easements, such as flood control channels.

17.08.030 Permitted and Conditionally Permitted Uses.

Table 17.08.030-1 outlines the permitted uses for each multiple-family residential zone and specifies the land use permit required for each. All land use activities must be conducted entirely within the building premises unless otherwise permitted under this section. Land uses, or activities not listed in Table 17.08.030-1, are prohibited. If a specific land use or activity is not defined, the Director will assign it to a similar classification that aligns with its nature, according to CMC Chapter 17.04 Section 17.04.080 Use Determination.

Table 17.08.030-1 Land Use Regulations – Multiple-Family Residential Zones P = Permitted Use
C = Conditional Use Permit
N = Use Prohibited
Land Use Classification MDR HDR Additional Regulations
Residential Uses
Single-family houses, detached P P
Duplex, triplex, fourplex P P
Townhouses (condominiums) P P
Townhouses (fee simple) P P
Apartments P P

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Accessory dwelling unit (ADU) and
junior accessory dwelling unit (JADU)
P P Subject to CMC Section

17.20.080
Family Day Care, Small (8 or fewer
children)
P P
Family Day Care, Large (up to 14
children)
P P
Group Residential C C
Residential Care Facilities (small, 6 or
fewer residents)
P P
Residential care facilities (large, 7 or
more)
C C
In-home business or Cottage Business
(business license required)
P P Subject to CMC Section

17.24.120
Assisted living facility, and memory care
facility
C C
Educational Services
School (Pre-K – 12) C C
Colleges C C
Community/Public Assembly
Public Assembly C C
Cultural institutions such as museums C C
Libraries C C
Day care centers C C
Public Uses
Public park P P
Community center (public) P P
Government Facilities P P
Recreation Facilities C C
Communications and Utilities
Telecommunication facility such as
antennas, microwave equipment and
radio towers
C C Subject to CMC Section

17.24.250
Accessory Uses

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Keeping of domestic pets P P Dogs, cats, guinea pigs,
hamsters, parrots, and
parakeets; not more than 3
of each animal and a
maximum of 9 for a
combination of the list
Pool and spa P P
Recreation building/pool house P P
Recreation courts (tennis and basketball) P P
Laundry facility P P
Other Specific Uses
Nonconforming lots, buildings, and uses Subject to CMC Chapter 17.04

17.08.040 Property Development Standards.

Subdivisions, new land uses, new construction and structures, and alterations to existing land uses and structures must comply with the Multiple-Family Residential Zone property development standards under Table 17.08.040-1, including all applicable zoning code provisions, Design Guidelines, and Covina Multifamily Objective Design Standards.

Table 17.08.040-1 Multiple-Family Residential Zone Property Development Standards Development
Standards MDR HDR Notes
Parcel/lot size (square feet) 15,000
or less
15,000
and more
15,000
or less
15,000
and
more

Lot and Density Standards
Density (dwelling units per
acre, CMC 17.08.020B)

6.1 to 10 10.1 to 14 14.1 to 17 17.1 to 22
Lot size, single-family
detached houses (sq. ft. min.)
3,500,
4,000
average
3,000 N/A N/A See CMC

17.08.070 for zero
lot line homes.

Lot size, attached housing types
(sq. ft. min.)
15,000 15,000 15,000 15,000
Minimum Lot Requirements
Lot width See CMC 17.08.070
Small Lot Residential
100 100
Corner lot width 120 120

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Lot depth Development/Zero Lot
Line
100 100
Frontage for flag lot or cul-desac lot40 40
Lot coverage (max. percentage) 35% 35%
Minimum Dwelling Size (square feet)
Studio 500 500 500 500
One bedroom 700 700 700 700
Two bedrooms 1,000 1,000 1,000 1,000
More than two bedrooms +150 each additional bedroom
Building Form and Location
Minimum Setbacks (feet)
Front (4) 20 20 15 15
Street side (3) 12.5 12.5 10 10
Reversed corner (3) 15 15 10 10
Interior side 5 5 5 5
Rear 15 15 15 15
Public alley (dwelling) 10 10 10 10
Public alley (garage) 5 5 5 5
Building height (feet) 35 35 35 35 Buildings may
exceed limits per
provisions of
CMC 17.08.060.

Number of stories 2 2 3 3
Minimum Setbacks – Second Story or Greater (feet)
Street side setback 17.5 17.5 15 15
Reversed corner 20 20 15 15
Interior side 10 10 10 10
Rear 25 25 20 20
Minimum Distance Between Buildings Elevations (feet)
Front to Front 15 15 15 15
Front to Side 10 10 10 10

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17.08.050 Additions to Existing Buildings.

The exterior and roof of all enclosed room additions to existing buildings shall match or be similar to the architecture and materials of the existing building. Reasonable design variations are permitted, subject to the director's approval.

17.08.060 Allowed Projections Above Building Height Limit.

The structures listed in Table 17.08.060-1, Allowed Projections Above Height Limits, may exceed the maximum permitted building height in the Multiple-Family Residential zones, subject to the stated limitations. Further, no portion of a structure that exceeds the building height limit may contain habitable area. Additional height above this limit may be approved through a conditional use permit, in compliance with the provisions of CMC Chapter 17.04.

Table 17.08.060-1 Allowed Projections Above Height Limit Structures Allowed Above the
Height Limit
Maximum
Vertical
Projection Above
the Height Limit
Maximum Coverage and
Locational Limitation
Skylights 1 foot None.

Chimneys 8 feet None.

Decorative features including
spires, cupolas, etc. Rooftop open
10 feet Limited to a total of 20% of roof
area, inclusive of all structures.

Side to Side 7.5 7.5 7.5 7.5
Open Space (Applicable to Multifamily Dwellings)
Private open space (sq. ft. per
dwelling unit)
100 100 100 100
Common open space (sq. ft. per
dwelling unit)
120 120 120 120
NOTES:
(1) The projections and exceptions to maximum building height are subject to provisions in CMC 17.08.060.
(2) An existing lot of record that is substandard as to the minimum lot size shall be permitted the development rights of the zone in which it is located except that the maximum density shall be limited to the minimum allowed within the density range. (3) Street side yard must be free and clear from any above-ground or underground facilities. (4) Front yard must be free and clear from any above-ground or underground facilities. 5 feet encroachment allowed in front yard setback for porches.

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space features including sundecks,
sunshade and windscreens,
trellises, and landscaping
Must be set back from the exterior
wall one foot for every foot of
projection above the height limit.

Elevator and stair towers (for
multi-unit residential and
nonresidential buildings only)
16 feet Limited to a total of 10% of roof
area.

Must be set back from the exterior
wall one foot for every foot of
projection above the height limit.

Mechanical equipment 5 feet Must set back from the exterior wall one foot for every foot of
projection above the height limit
and screened from view from
adjacent at-grade public streets.

Fire escapes, catwalks, and open
railings required by law
No restriction None.

Telecommunications facilities,
antennas, microwave equipment,
and radio towers
Subject CMC Section 17.24.240 Wireless
Communication Facilities.

17.08.070 Small Lot Single-Family Development.

The following development standards apply to the MDR Zone with medium-density residential development, including single-family detached, single-family attached, or zero-lot-line units, at a density of 7 to 14 dwelling units per acre. In addition to the standards in this section, all small lot single-family development must comply with CMC Section 17.08.080 (Multifamily residential supplemental regulations) and the Multi-family Covina Objective Design Standards.

A. Dwelling Placement.

1. Small-lot development may include center-plot or zero-lot-line configurations.

2. Zero lot line development shall place a detached single-family dwelling adjacent to one interior side lot line with a zero-foot required setback, while maintaining a 10- foot setback on the other side. The interior side lot line, where the dwelling has a zero building setback, is a common property line shared with the adjacent property owner.

3. The opposite 10-foot side yard shall be permanently maintained free of any obstructions, except for a required solid decorative masonry garden wall, which shall be architecturally treated on both sides and subject to the director's approval.

The masonry wall shall intersect the rear property line.

B. Maintenance Easement.

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1. Provide a permanent five-foot-wide maintenance easement along the interior zero lot line for the length of the lot depth to maintain and repair structures, fences, or walls.

2. Easements shall be shown on the parcel or tract map and incorporated into each deed that transfers title to the subject property.

C. Roof and Eave Design. Design the roofs of the structures to ensure that water runoff from the dwelling located on the common lot line is limited to the easement area. The eaves shall not be less than three feet from the property line.

D. Development Standards. Table 17.08.070-1 shows the development standards for small lot development. Non-fee simple housing, such as condominiums, would be exempt from minimum lot requirements. Building setback requirements are for public or private streets.

Table 17.08.070-1 Small Lot Development Standards within MDR Zone Minimum lot size (sq. feet) 3,500
Lot width (min. feet) 40
Corner lot width (min. feet) 60
Lot depth (min. feet) 85
Lot coverage (max. percentage) 45%
Minimum street frontage (feet) 25
Development and building standards CMC section 17.22
Building setbacks (min.)
Front (feet) 15
Front-on garage facing street (feet) 18
Side-on garage facing street (feet) 10
Interior side (feet) 5
Interior side for zero lot line product (feet) 10 feet one side Corner side (feet) 10
Rear (feet) Minimum 10; average 15
E. Outdoor Open Space. Each dwelling shall have a minimum of 400 square feet of private usable outdoor open space, with a minimum dimension of 10 feet.

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F. Private Streets or Alleys. Private streets or alleys may provide vehicular access to individual units and provide waste collection and other public or private services. No parking is allowed within the alleys.

G. Projections Prohibited. Structures or architectural elements shall not project over any property line. Porches or stoops may encroach into the front setback no more than five feet.

H. Rights-of-Way. The zero side yard shall not be adjacent to any private or public street.

I. Walls. Fences or walls along the zero lot line shall be constructed of solid decorative masonry or similar low-maintenance materials, subject to the director's approval.

17.08.080 Multi-family Residential Supplemental Regulations.

A. Site Planning.

1. Neighborhood Compatibility. Design all multi-family developments to be compatible with one- or two-story single-family detached homes and meet the following design standards:
a. Multi-family residential projects located across the street from single-family neighborhoods shall orient the following features toward the street: individual entries, patios, and landscaping.
b. Design the multi-family structures to transition in scale through height changes or stepbacks on the second or higher floors. The portion of the multifamily structures within 50 feet of the common boundary of single-family homes shall not exceed 25 feet in height.
c. Parking lot areas and carports shall not be located along the street frontages of single-family neighborhoods.

B. Access, Pedestrian Orientation, and Connections.

1. The following standards apply to the design of pedestrian circulation and access within multi-family projects and the surrounding neighborhoods:
a. Pedestrian walkways shall connect all buildings on a site to one another, to onsite automobile and bicycle parking areas, and to any on-site open space or pedestrian amenities.
b. An on-site walkway shall connect the primary building entry or entries to a public sidewalk along each street right-of-way.
c. Walkways shall be at least 4 feet wide and paved with concrete.

2. Access and Circulation, Including Fire Access.
a. Drive aisles or private streets minimum width is 25 feet. b. Fire accessways minimum width is 28 feet. The accessway shall be free of any overhead obstruction and posted as a fire accessway, with no parking permitted within 28 feet.

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c. All drive aisles, private streets, or fire accessways shall have all-weather surfaces, such as asphalt or concrete.
d. A fully dedicated and improved street or alley is acceptable as a fire accessway.

C. Off-street parking shall comply with the parking requirements outlined in Chapter

17.22.090 CMC and the Multi-family Objective Design Standards, as amended from time to time.

D. Common and Private Open Space.

1. Common open space is required for all multi-family projects and must comply with the following standards:
a. Incorporate common open space into the site plan as a primary design feature and not just as remnant pieces of land used as open space. Centrally locate the common open space and position it within the views of the nearest units, so residents can watch over the area.
b. Provide common open space at a rate of 120 square feet of open space per dwelling unit.
c. Common open space is open space used commonly by residents of a building.

Common open space may be designed as a single centralized area or as several open space areas. Each common open space area shall have a minimum dimension of 15 feet in any direction and a minimum area of 300 square feet. d. Common open space may have features as follows:
i. Patios with picnic tables.
ii. BBQ areas with shade structure(s).
iii. Community gardens.
iv. Swimming pools or spas. Standards per subsection (P)(1) of this section. v. Natural open space area with benches for viewing, trails. vi. Play structures.
vii. Sports courts (e.g., tennis, basketball, volleyball). Standards per subsection (P)(3) of this section.
viii. Recreation building/pool house. Standards per subsection (P)(2) of this section.
ix. Other active or passive recreation areas accessible to building residents and their visitors.
x. Common open space features not listed above may be considered subject to planning commission review and approval.
e. Multi-family developments with up to 10 units must include at least one common open space feature.
f. Multi-family developments with 10 to 50 units must include at least 3 common open-space features.
g. Multi-family developments with 50 to 100 units must include at least 4 common open-space features.
h. For every 50 units beyond the first 100, another set of four common open-space features shall be provided.

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i. Common open space shall not include driveways, pedestrian access to units from common pedestrian walkways, parking areas, private open space, or required front, side, or rear setback areas.
j. A minimum of 60 percent of the common open space must be landscaped areas or gardens.
k. Common open space does not include the front, side, street side, and rear yard areas.

2. Private open space is required for all multi-family projects and must comply with the following standards:
a. Provide private open space at a rate of 100 square feet per unit. b. Private open space may be a combination of ground-level patios and balconies. c. Ground-level patios or balconies must have one minimum dimension of not less than seven feet.
d. Delineate private outdoor space by a wall, fence, or hedge. e. Private open space is a usable area adjoining and directly accessible to a dwelling unit, reserved for the exclusive use of the dwelling unit's residents and their guests. Examples include patios, screened decks, or balconies. f. Use accent elements to demarcate pedestrian entrances to a multifamily development and common open space areas on the interior of a project site.

Accent elements shall include the following: wood trellises, arches, arbors, columns, or low monument features.

E. Landscaping.

1. All setback and yard areas required by this code, areas between the curb and the setback, and street or site street frontages, except for the required sidewalk, shall be landscaped and maintained in compliance with this Title.

2. All new multiple-family development and redevelopment of existing multiplefamily complexes shall follow the landscape requirements listed below:
a. Landscaping around the building perimeter is required at a rate of one tree per 20 lineal feet
b. Within the setback and yard areas, areas between the curb and setback, and street or site street frontages, plant trees at a rate of one tree for every 20 lineal feet.
c. Locate trees between 4 and 10 feet from the back of the sidewalk. Trees planted within 10 feet of a street sidewalk, walkway, or building shall be deep-rooted tree species or have a root barrier.
d. The landscaped area shall include shrubs and ground covers and may include other natural growth, stormwater quality features, and drainage treatments. e. Planting size and spacing. Minimum 50% of the required trees shall be 24-inch box size, maximum 25% of the required trees shall be at 15-gallon size, and minimum 25 % of the required trees shall be 36-inch box specimen size or larger. All shrubs shall be a minimum 5-gallon size and shall be planted at 4 feet

Page 249 of 635 ends

on center. All ground cover shall be at 12 inches on center for flats or 18inches on center for 1-gallon size.
f. Planting layout and diversity. Plant selection shall vary by type and planting pattern. Use a mix of evergreen trees and deciduous flowering trees. Groupings of shrubs shall include multiple plant types with varying heights and blooming seasons to provide year-round interest.
g. Surface parking lot shall have 1 tree per 7 spaces.

3. Shrubs shall not exceed 42 inches (three and one-half feet in height) within the required front yard setback.

4. Shrubs planting for screening purposes shall be 15-gallon size and at 4 feet on center.

5. All common open spaces shall be landscaped.

6. All planting areas, plant materials, and irrigation shall conform to the city’s waterefficient landscaping regulations.

7. Landscaping and open space shall follow the building type standards in the Covina Multi-family Objective Design Standards.

F. Fences, Walls, and Hedges.

1. Fences, walls, hedges, and similar structures are limited to a maximum height as follows:

Table 17.08.080-1 Fence, Walls and Hedges Maximum Height Fences, walls and hedges Height
(feet) Additional regulations
a. Within required front setbacks 3 An additional foot of fencing is allowed; provided, that all fencing above 3 feet in
height is at least 50% open.
b. Within required street side setbacks
i. Within 10 feet of the property
line
3 An additional foot of fencing is allowed;
provided, that all fencing above 3 feet in
height is at least 50% open.
ii. Within 5 feet of a separated
sidewalk
3 An additional foot of fencing is allowed;
provided, that all fencing above 3 feet in
height is at least 50% open.
iii. Other areas of the required
street side setback
6

Page 250 of 635 ends

c. Within required interior side
setbacks
6 d. Within required rear setbacks 6

2. Design of Fences and Walls.
a. All wall and fence designs shall incorporate materials and details used on the primary buildings (e.g., pilasters, stonework, wrought iron, or colors). b. Construct walls using decorative masonry materials, such as, but not limited to, enhanced-precision block, split-face block, or materials of similar appearance, maintenance, and structural durability.
c. Fences may be made of wood or vinyl, subject to the director's approval. Chainlink fence material is prohibited. d. Fences and walls along the side or rear property lines, but not along street frontages, shall be constructed of solid decorative materials. Open fences made of wrought iron or tubular steel may be permitted to capture scenic views along a property line that adjoins a permanent open space area, where the yard does not require screening.
e. Fencing between private yards and common open spaces shall have a minimum height of four feet and a maximum height of six feet.
f. When screening is necessary as part of the site design, block walls may be constructed within the front yard setback and along the street frontage, but they must be decorative masonry, have a decorative cap, and include a landscape setback.
g. At street intersections, structures located on a property at any corner where intersecting streets meet may not exceed a height of three feet within the vision triangle formed by drawing imaginary lines between points 30 feet from where the curb lines of the intersection quadrant meet.

Figure 17.08.080-1 Visibility at Intersections

Page 251 of 635 ends

G. Screening Parking Areas.

1. Parking areas, both covered and uncovered, must be screened from public rightsof-way with landscaping. Landscape screening includes, but is not limited to, ground cover, shrubs, trees, a planted earth berm (no greater than two feet in height), hedges, walls, or some combination of these.

2. Provide a landscaped perimeter strip at least five feet wide for any parking area adjacent to the side or rear property line. The landscaped perimeter strip may be within the required setback area.

H. Screening of Accessory Features and Refuse Storage Areas.

1. Screening of Accessory Features. Screen exterior trash, refuse storage, utility boxes, and electric and gas meters from the public rights-of-way with landscaping, fences, or walls, or a combination of these.

2. Refuse Storage Areas.
a. Developments with attached garages may have individual refuse containers.

Anticipate storage space for three refuse containers per dwelling unit. Refuse containers must be provided with a location to be stored for trash pickup day, which is out of view from pedestrian walkways and internal and external roadways.
b. Developments without attached garages shall have shared refuse dumpsters within enclosures or buildings. The applicant shall provide the city with information from the refuse pickup provider confirming the size and number of dumpsters required for the projects.
c. Design refuse enclosures in accordance with city standards and specifications.

Roof covering and drainage are required. The enclosure walls shall be finished with decorative materials such as concrete or solid masonry, and shall include a solid gate of durable wood, metal, or approved material, subject to the director's approval.
d. Locate refuse enclosures so they are easily accessible for trash pickup. e. No refuse dumpsters shall be under an eave overhang.

I. Storage Areas. Provide a minimum 175 cubic feet of storage area within garages. The minimum dimension of this storage shall be four feet.

J. Sustainability.

1. New development must achieve the mandatory elements of CALGreen as required by state law, but should seek opportunities to exceed, pursue, and achieve CALGreen Tier 1 or 2.

Page 252 of 635 ends

2. Parking spaces specifically designated and conveniently located for fuel-efficient vehicles shall be provided in conjunction with development projects, in compliance with the regulations in CALGreen Title 24, Part 11.

K. Lighting.

1. Provide illumination for all entryways, pathways, open spaces, and parking lots in accordance with city standards.

2. Use high-efficiency, warm white light.

3. Arrange lighting to reflect or direct light away from adjacent residential properties.

4. Provide lighting at refuse enclosures for nighttime security and use.

5. Average one foot-candle minimum and maximum. Provide a photometric diagram.

6. The maximum height of the freestanding light pole and fixtures is 20 feet, measured from the finished base to the top of the pole or light fixture.

L. Signs.

1. Address signs must indicate the street address number, not exceeding one square foot in size and four feet in height above ground. Limit to one such sign per lot per street frontage.

2. Display of Building Addresses for Multiple-family Development, on-site directional signs, on-site construction, real estate, and subdivision signs shall comply with the provisions of CMC Chapter 17.26 Sign Regulations.

M. Utility Services and Street Improvements.

1. All utility services shall be underground.

2. All utility laterals for condominiums, townhouses, and community apartments shall access each unit from the common yard area.

3. All utility and street improvements for the development shall comply with the provisions of CMC Section 17.22.120.

P. Accessory Uses and Structures.

1. Swimming Pools and Spas.
a. No swimming pools and spas allowed within the required front yard setback.

Page 253 of 635 ends

b. A minimum 10-foot setback from the street-side property line. Where a masonry subdivision perimeter wall encloses the parcel, the street-side setback is five feet.
c. A minimum five-foot setback from the interior side or rear property line. d. Swimming pools or spas must have a separation of a minimum of five feet from the exterior wall of any dwelling unit.
e. Filter, Heating, and Maintenance Systems. All filter, heating, and maintenance systems and equipment shall not be located within any required setback adjacent to a public street, within five feet of an interior side or rear property line, or within 10 feet of the living area of any dwelling unit on an adjacent parcel unless located entirely within a soundproof enclosure.

2. Recreation Building/Pool House.
a. A pool house or cabana may be approved in conjunction with a proposed pool, provided that the building's use is simultaneous with the pool's completion. b. A pool house or cabana shall be limited to one story and not exceed 800 square feet.
c. There shall be no kitchen or cooking facilities within a pool house/cabana, but may include a bar sink and under-counter refrigerator.

3. Recreation Courts, such as Tennis and Basketball.
a. The minimum parcel size to have a recreation court is 10,000 square feet. b. No recreation court shall be allowed within any yard or setback area. c. No more than 30 percent of the usable landscaped open space requirement and outdoor living shall be devoted to recreation court.
d. Install a six-foot-high solid masonry wall along the property line between any recreation court and the adjacent property. Provide landscaping within the setback area to screen the recreation court fence.
e. The height of any recreation court fence shall not exceed 10 feet above the court surface.

4. Laundry Facilities.
a. All multifamily units shall have their own private laundry space in each unit. A shared facility within the building or property may be permitted, subject to the director's approval.
b. All outdoor clothes-drying areas shall be screened on all sides by a landscaped screen, fence, or wall at least six feet high.

17.08.090 Building types with specific building design and architectural standards.

A. Building Types for Medium Residential Density. The building types in the medium-density range include duplexes, triplexes, fourplexes, bungalow courts, and mansion apartments.

The characteristics of these building types are defined in the Covina Multifamily Objective Design Standards document.

Page 254 of 635 ends

B. Building Types for High Residential Density. The building types in the high-density range include courtyard buildings, townhouses, stacked flats, and live-work units within a mixeduse development that includes residential units. The characteristics of these building types are defined in the Covina Multifamily Objective Design Standards document.

C. General Building Design and Site Design Standards. All multifamily housing units shall comply with the general building and site design standards set forth in the Covina Multifamily Objective Design Standards document.

17.08.100 Condominium conversions.

A. Applications. All applicable provisions of CMC Title 16, Subdivisions, shall apply.

B. Condominium conversions shall comply with Chapter 16.12 CMC, Common Interest Development Conversions.

17.08.110 Performance standards.

All uses and developments must comply with the performance standards set forth in Section

17.22.090 of this Title. Applicants must refer to that section for specific requirements regarding noise, lighting, emissions, and other operational impacts.

17.08.120 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures.

17.08.130 Findings and Conditions.

In addition to the findings described in CMC 17.04, the Director or the Planning Commission shall make the following findings. The Director or the Planning Commission shall impose conditions of approval as deemed necessary to address the following: protect the public health, safety, and general welfare; to secure a development which is in harmony with other developments in the area; to minimize all undesirable or unsightly appearance; and to provide an orderly and visually aesthetic development within the intent of this chapter.

A. All provisions of this title are complied with.

Page 255 of 635 ends

B. The design of the new development will preserve, protect, and enhance the character of residential neighborhoods, and provide a physical environment that contributes to and enhances the quality of life of city residents; and
C. The scale and design of new development and alterations to existing structures are compatible with surrounding homes and appropriate to the site’s physical characteristics and the area where the project is proposed.

D. The landscaping is incorporated in such a way as to complement the overall development, to enhance visual interest and appeal, and to soften bolder architectural features.

E. The development is in keeping with existing quality improvements in the area, in harmony with the area’s future development, will not be detrimental to surrounding properties nor diminish the value thereof, and will comply with the general plan.

F. The development complies with the provisions for utilities and street improvements under Chapter CMC 17.22.

Page 256 of 635 ends

1 FINAL DRAFT (JUNE 2026)
Chapter 17.10 Commercial Zones

17.10.010 Purpose and Intent

17.10.020 Classification of Zones

17.10.030 Permitted Uses and Conditionally Permitted Uses

17.10.040 Property Development Standards

17.10.050 General Site Development Standards

17.10.060 Building Height Exceptions, Permitted Projections Above Limit

17.10.070 Design Guidelines

17.10.080 Landscaping Requirements.

17.10.090 Parking, Access, and Loading Requirements.

17.10.100 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures.

17.10.010 Purpose and Intent.

The purpose and intent of the Commercial Zones, a crucial aspect of our City's development, is as follows:

A. Provide for the orderly, well-planned, and balanced development of commercial zones in the City.

B. Require new, remodeled, or expanded commercial structures to comply with Zoning, Design Guidelines, and other standards, and to include adequate amenities that enhance the quality of life for workers and patrons.

C. Encourage the capture of a broader range of retail businesses, such as stores, shops, and restaurants, to attract more customers, boost sales tax revenue, and improve the community’s image.

D. Encourage pedestrian-focused development in suitable parts of the City.

17.10.020 Classification of Zones.

A. Neighborhood Commercial Office Zone (NCO). The Neighborhood Commercial Office Zone is intended to accommodate a mix of office, professional, and neighborhood-serving commercial uses in a cohesive and integrated setting. This zone supports development that provides essential goods, services, and professional activities primarily for nearby residents and the surrounding community. Uses may include retail sales of convenience items, personal and professional services, and related office functions that are compatible in scale and character with adjacent residential areas.

Page 257 of 635 ends

2 B. Community Commercial (CC). The Community Commercial Zone permits medium-sized businesses to serve local communities. Its goal is to create areas with a diverse range of commercial establishments, providing convenient options for daily shopping and services.

C. Regional Commercial (RC): The Regional Commercial Zone is designed to support planned, unified shopping centers that serve larger communities and regional markets.

These areas create business opportunities and jobs for local residents.

17.10.030 Permitted Use and Conditionally Permitted Uses.

Table 17.10.030-1 lists the permitted land uses and specifies the required land use permit for each.

Uses not specifically listed in the table are prohibited. When a particular land use or activity is neither defined in the glossary nor included in the land use tables, the Director shall classify it under a category substantially similar to the business's operation and characteristics, in accordance with Chapter 17.04, Section 17.04.080, Use Determination. All land use activities must be conducted entirely within the building premises unless otherwise authorized under this section or under Chapter 17.04, Section 17.04.030, Conditional Use Permits. All uses are subject to the property development standards in Section 17.10.050 and to all applicable provisions of CMC Title 17.

17.10.030-1 Permitted Use and Conditionally Permitted Uses in Commercial Zones Land Use Classifications Zoning Districts
Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Use Permit
Neighborhood
Commercial
Office Zone
(NCO)
Community
Commercial
(CC)
Regional
Commercial
(RC)
Additional
Regulations
Administrative and Professional Services
General offices P P P
Finance and insurance offices P P P
Business support services P P P See glossary for
examples land
uses.

Computer system design and related
services
P P P
Advertising, public relations and related
services
P P P
Professional, scientific, and technical
Services
P P P See CMC
Chapter 17.28
Glossary for
examples of
this land use.

Government offices P P P
Real estate offices and related services P P P

Page 258 of 635 ends

3 17.10.030-1 Permitted Use and Conditionally Permitted Uses in Commercial Zones Land Use Classifications Zoning Districts
Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Use Permit
Neighborhood
Commercial
Office Zone
(NCO)
Community
Commercial
(CC)
Regional
Commercial
(RC)
Additional
Regulations
Travel agencies P P P
Security services, services to buildings
and dwellings
P P P See CMC
Chapter 17.28
Glossary for
examples of
this land use.

Alcohol Sales and Services
Alcohol sales for on-site consumption
with or without entertainment
N C C
Alcohol sales for off-site consumption -
beer, wine and liquor store
C C C
Micro-brewery, wine bar or winery with
food sales
C C C Food service
may be
provided by
mobile vendors
Assembly Uses
Places of assembly with alcohol service N C C
Places of assembly without alcohol
service
C C C See CMC
Chapter 17.28
Glossary for
examples of
this land use
Automobile Sales and Services
Automobile and vehicle dealers with
services and maintenance, including
boat, RV, ATV, and other motor vehicle
sales (new and used)
N P P
Automobile rental services, except
trucks and trailers
P P P
Automobile repair services (minor) N P P See CMC
Chapter 17.24
for Definitions
& Specific Use
Regulations
Automobile repair services (major) N C C See CMC
Chapter 17.24
Definitions &
Specific Use
Regulations

Page 259 of 635 ends

4 17.10.030-1 Permitted Use and Conditionally Permitted Uses in Commercial Zones Land Use Classifications Zoning Districts
Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Use Permit
Neighborhood
Commercial
Office Zone
(NCO)
Community
Commercial
(CC)
Regional
Commercial
(RC)
Additional
Regulations
Automobile parts, tires and accessories
sales
N P P
Car washes, full service and mechanical C C C See CMC
Chapter 17.24
for Specific Use
Regulations
Gas/service stations C C C See CMC
Chapter 17.24
for Specific Use
Regulations
Towing services with indoor or outdoor
vehicle storage
N C C See CMC
Chapter 17.24
for Specific Use
Regulations
Communication and information
Computing infrastructure providers,
data processing, web hosting and
related services
P P P
Publishing industries P P P
Radio and television broadcasting
studios or stations
P P P
Sound recording industries P P P
Satellite telecommunications (nonprivate or private use)P P P Software publishers P P P
Wireless communication facilities
(stealth or non-stealth)
P P P See CMC
Chapter 17.24
for Specific
Use
Regulations
Day Care Facilities
Pre-school and childcare centers C C C
Senior day care centers P P P
Educational Services
Kindergarten, elementary, junior and
high schools, and colleges/universities
(public)
P N N
Kindergarten, elementary, junior and
high schools (private)
C N N
Vocational, trade, technical, and
instructional schools
P P P See CMC
Chapter 17.26

Page 260 of 635 ends

5 17.10.030-1 Permitted Use and Conditionally Permitted Uses in Commercial Zones Land Use Classifications Zoning Districts
Definitions:

Colleges, universities and professional
Schools, including satellite classroom
facilities (private)
P N N
Educational support services such as
exam preparation and tutoring
P N N
Food and Beverage Retailers
Bakeries and other quick service
restaurants
P P P Additional
parking spaces
require with 4
seats or more
per CMC
Section

17.22.030
Catering establishments P P P
Convenience markets P P P Alcohol sales
require CUP
Grocery stores and supermarkets N P P Alcohol sales
require CUP
Specialty food retailers such as meat,
seafood and fish, fruit and vegetables
N P P Alcohol sales
require CUP
Confectionery and nuts retailers P P P
Food and Beverage (Non-alcoholic) Services
Restaurants without alcohol P P P See CMC
Chapter 17.24
Glossary for
examples of
this Land Use.

Restaurants with drive-through C C C
Food courts P P P Alcohol sales
require CUP
Mobile food facilities, permanent and
fixed location on private properties
A A A Subject to CMC
Chapter 17.24
Specific Use
Regulations
Mobile food facilities, temporary
placement on private properties
A A A Subject to CMC
Chapter 17.24
Specific Use
Regulations

Page 261 of 635 ends

6 17.10.030-1 Permitted Use and Conditionally Permitted Uses in Commercial Zones Land Use Classifications Zoning Districts
Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Use Permit
Neighborhood
Commercial
Office Zone
(NCO)
Community
Commercial
(CC)
Regional
Commercial
(RC)
Additional
Regulations
Restaurants with alcoholic beverage
sales and/or entertainment
C C C Entertainment
use subject to
CMC Chapter

5.28 General Merchandise and Retail Trade
Antique sales P P P
Art dealers, galleries and supplies P P P
Beauty Supplies P P P
Books and Magazines P P P
Building Materials and garden
equipment and supplies such as home
centers, hardware retailers, nurseries
and garden centers
N P P Outdoor
storage subject
to CMC Section

17.22.080
Camera and photographic studios P P P
Cannabis retailers (delivery only and/or
storefront sales)
N C C Subject to CMC
Chapter 17.24
Specific Use
Regulations
Clothing, clothing accessories, shoe and
jewelry retailers
P P P
Consignment stores, second hand and
thrift store
P P P Subject to CMC
Chapter 17.28
Glossary
Department stores N P P
Electronics and appliance retailers N P P
Florists P P P
Furniture and home furnishings retailers N P P
General merchandise retailers P P P
Health and personal care retailers P P P Subject to CMC Chapter 17.28
Glossary
Luggage and leather goods retailers P P P
Office supplies, stationery retailers, and
gift, novelty and souvenir retailers
P P P
Pet and pet supplies retailers P P P
Shared-space commercial
establishments
C C C Subject to
CMC Chapter

17.28 Glossary
Smoke shops and tobacco stores, cigar
and hookah lounges
N C C See CMC
Chapter 17.24
Specific Use
Regulations

Page 262 of 635 ends

7 17.10.030-1 Permitted Use and Conditionally Permitted Uses in Commercial Zones Land Use Classifications Zoning Districts
Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Use Permit
Neighborhood
Commercial
Office Zone
(NCO)
Community
Commercial
(CC)
Regional
Commercial
(RC)
Additional
Regulations
Sporting goods including guns and
ammunition, hobby and musical
instrument retailers
N P P
Secondhand stores, except indoor swap
meets
N P P
Warehouse clubs, supercenters, and
discount outlets
N P P
Lodging
Hotels and motels N C C See CMC
Chapter 17.24
Specific Use
Regulations
Single-room occupant facilities (SRO) N P P
Medical, Health Care and Social Assistance
Ambulatory healthcare service P P P
Residential care facilities C N N See CMC
Chapter 17.28
Glossary
Family, youth, and childcare services P P P
Hospitals P N N
Medical and dental offices P P P See CMC
Chapter 17.28
Glossary
Outpatient care centers and clinics P C C
Medical and diagnostic laboratories P P P
Pharmacies P P P Drive-through
requires a CUP
Subject to CMC
Chapter

17.24.070
Biotech research and development
Facilities and Pharmaceuticals
P N N
Other Uses
Conversion of residential building to
nonresidential use
C C C Subject to CMC
Chapter 17.22
General
Development
Standards
Personal Services
Animal hospitals, veterinaries, and pet
grooming
P P P

Page 263 of 635 ends

8 17.10.030-1 Permitted Use and Conditionally Permitted Uses in Commercial Zones Land Use Classifications Zoning Districts
Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Use Permit
Neighborhood
Commercial
Office Zone
(NCO)
Community
Commercial
(CC)
Regional
Commercial
(RC)
Additional
Regulations
Body art facilities N A A Subject to CMC
Chapter 17.24
Specific Use
Regulations
Check cashing services C C C
Funeral services including funeral
parlors, mortuaries, cemeteries, and
crematories
N C C
Personal care services such as hair, nail
and skin care, barber and beauty, diet,
day spa, and weight-reducing centers
P P P
Laundries, laundromats, and dry
cleaning services
P P P
Massage Services N C C Subject to CMC
Chapter

17.24.120
Specific Use
Regulations
Public and Quasi Public Uses
Public facilities P P P See CMC
Chapter 17.24
Specific Use
Regulations
Service organizations P P P
Recreation and Entertainment
Health Clubs, fitness centers,
gymnasiums, dance studios,
gymnastics, and sport training
C C C
Indoor recreation facilities such as
billiards, pool halls, bowling alleys,
escape and virtual rooms, ice and roller
skating rinks, computer/video arcades
N C C
Outdoor recreation facilities such as
amusement parks, athletic fields,
miniature golf course, batting cages,
and driving ranges,
N C C
Theatres, Cinemas N C C
Recycling Facilities
Reverse Vending Machines A A A
Repair Services
Household Appliances and Furniture
Repair
N P P

Page 264 of 635 ends

9 17.10.030-1 Permitted Use and Conditionally Permitted Uses in Commercial Zones Land Use Classifications Zoning Districts
Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Use Permit
Neighborhood
Commercial
Office Zone
(NCO)
Community
Commercial
(CC)
Regional
Commercial
(RC)
Additional
Regulations
Jewelry Sales and Repair P P P
Temporary and Accessory Uses
Open-air “pop-up” marketplace events A A A Subject to CMC Chapter 17.24
Specific Use
Regulations
Outdoor displays in conjunction with
retail stores
A A A
Parking lot sales A A A Subject to
CMC Chapter

17.24 Specific
Use
Regulations
Temporary Fund Raising Activities A A A Subject to
CMC Chapter

17.24 Specific
Use
Regulations
Temporary special events A A A Subject to
CMC Chapter

17.24 Specific
Use
Regulations
EV chargers P P P
Transportation and Facilities
Transit and ground passenger
transportation includes school, charter
bus, employee bus transportation
N N C
Limousine, taxi, and ride-sharing
services
P P P
Parking lot facilities (private) P P P
Express delivery services including
postal services, courier, and messenger
services
P P P
Utilities
Public utility substations, service
structures, and company offices
P P P

17.10.040 Property Development Standards.

Page 265 of 635 ends

10 All lots and parcels must comply with the development standards of Table 17.10.040, including footnotes and all provisions of CMC Title 17.

Table 17.10.040-1 Commercial Property Development Standards Development
Standards
Neighborhood
Commercial Office
(NCO)
Community
Commercial
(CC)
Regional
Commercial
(RC)
Additional
Regulations
Parcel
Minimum lot area
(existing parcels) none
none none
Minimum lot area
for new parcels
(acres)
1 5 10
Minimum street
frontage (feet)
50 75 100
Minimum lot depth 100 150 150
Minimum
landscape area
coverage (%
percentage)
5 10 10
Building (feet)
Maximum height 35 35 (3) 50 (3)
Maximum height
abutting residential
zone or use
35 35 35
Minimum distance
between buildings
(feet)
10 10 10
Minimum Setbacks and yards from the ultimate property line (feet) Front (1) 10 15 15
Rear (2) 10 10 10
abutting a
residential zone
10 25 25
abutting an
alley
10 10 10
Street side (1) 10 15 15
Interior side (2) 10 10 10
abutting a
residential zone
10 25 25
abutting an
alley
10 10 10
Accessory structures (detached)
Interior side yard
and rear yard
5 5 5

Page 266 of 635 ends

11 Street side yard and
front yard
10 15 15
Footnotes for additional requirements:
(1) The required front and street side setbacks and yards shall be landscaped and maintained.

Encroachment (parking space or structures) into the setback and yards shall not be allowed. (2) Parking spaces may encroach into the required rear and interior setbacks and yards but must maintain a continuous 5-foot landscaped area, and a continuous 10-foot landscape area when the property abuts a residential zone.
(3) An increase of building height may be allowed through Site Plan Review to be approved by the Planning Commission.

17.10.050 General Development Standards.

New construction, additions, and alterations to existing sites, structures, and accessory structures must comply with all provisions of CMC Chapter 17.22 General Development Standards. These site development standards include, but are not limited to, accessory structures, fences, walls, corner cutbacks, ground-mounted and roof-mounted equipment, projection screening, outdoor storage screening, signs, performance standards, water-efficient landscape requirements, transportation demand management, property maintenance, historic preservation, tree preservation, dedication, public improvements, and underground services.

17.10.060 Building Height Exceptions, Permitted Projections Above Limits Architectural features and building elements may project above the maximum building height limit as specified in the table below. Such projections shall be permitted only to the extent and under the conditions expressly identified therein. The table below identifies the various architectural features that may project above the building height and establishes the regulations for those projections in commercial zones.

Table 17.10.060-1 Permitted Projections above Building Height Limits Structures Allowed
Above Height Limit Maximum Coverage
Maximum Projection
Above Height Limit
(feet)
Penthouses or roof
structures for the housing
of elevators, stairways,
water tanks, ventilating
fans or similar equipment
required to operate and
maintain the building
10% of roof area 16
Skylights, 20% of roof area 1
Fire or parapet walls, NA 5

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12 Table 17.10.060-1 Permitted Projections above Building Height Limits Structures Allowed
Above Height Limit Maximum Coverage
Maximum Projection
Above Height Limit
(feet)
Mechanical equipment,
must be totally screened
by the parapet wall
NA 5, must be setback from
the exterior wall one
foot for every foot if
projections above the
height limit.

Building-mounted
telecommunications
facilities such as antennas,
microwave equipment and
radio towers
See CMC Chapter 17.24.240
Footnotes for additional requirements:
(1) No penthouse, roof structures, or other space above the height limit shall be allowed to provide additional floor space.

17.10.070 Design Guidelines.

New construction, additions, and alterations to existing sites, structures, and accessory structures must comply with the adopted Design Guidelines and the policies of the General Plan Land Use Plan.

17.10.080 Landscaping Requirements.

New development, construction, additions, and renovations of existing sites shall comply with the landscaping requirements of CMC Section 17.22.060.

17.10.090 Parking, Access, and Loading Requirements.

A. Off-street parking and loading must comply with the parking and loading requirements of CMC Chapter 17.22.090.

B. The drive aisle's minimum width is 25 feet.

C. The driveway entry's minimum width is 30 feet, with a maximum of 35 feet.

D. The fire accessway's minimum width is 28 feet. The accessway shall be free of any overhead obstructions and posted as a fire accessway, with no parking permitted within 28 feet.

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13 E. All drive aisles or fire accessways shall have all-weather surfaces such as asphalt or concrete.

17.10.100 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures.

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1 FINAL DRAFT (JUNE 2026)
Chapter 17.12 Industrial (I) Zone

17.12.010 Purpose

17.12.020 Permitted Uses and Conditionally Permitted Uses

17.12.030 Property Development Standards

17.12.040 General Development Standards

17.12.050 Permitted Projections above Building Height Limit

17.12.060 Design Guidelines

17.12.070 Landscape Requirements

17.12.080 Parking, Access, and Loading Requirements

17.12.090 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures

17.12.010 Purpose.

The purpose of the Industrial Zone:

A. Accommodate new and expanded industrial development for community economic betterment and image enhancement.

B. Maintain and attract a variety of commercial, office, and industrial uses, thereby bolstering economic development.

C. Preserve and enhance the existing street system and other infrastructures, including utilities and storm drainage systems, to accommodate economic growth and maintain the City's visual and economic vitality.

D. Promote development that enhances connectivity and accessibility, ensuring all areas of the City are considered and included.

17.12.020 Permitted Uses and Conditionally Permitted Uses.

Table 17.12.020-1 lists the permitted land uses and the land use permit required to establish each use. Uses not explicitly listed in the table are prohibited. If a specific land use or activity is not defined, the Director shall assign it to a classification substantially similar in character, in accordance with CMC Chapter 17.04, Section 17.04.080, Use Determination. All activities of each land use must be conducted entirely within the building premises unless otherwise permitted under this section or CMC Chapter 17.04.030 (Conditional Use Permits). All uses shall be subject to the property development standards in CMC Sections 17.12.040 and to all provisions of CMC Title

17.

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2 Table 17.12.020-1 Industrial Land Use Table
Definitions:

P - Permitted uses
C - Conditional Use Permit required
A - Administrative Conditional Use Permit required
N - Use Prohibited or not allowed
Land Use Classification Industrial
Zoning
District (I)
Additional Requirements
Administrative support services
Administrative offices directly related to the
permitted industrial uses and shall not exceed
20% of the gross floor area of the building
P
Adult-oriented business, not permitted to
establish within 500 feet of any other adultoriented business, or any existing residential zone or use, park, church or school.

C Subject to provisions of CMC
Chapter 17.24 Specific Use
Regulations
Automotive uses
Automobile repair services (minor) P Subject to CMC Chapter

17.24 Specific Use
Regulations
Automobile repair services (major) C Subject to CMC Chapter

17.24 Specific Use
Regulations
Automobile parking facilities P
Automobile, truck and trailer rental facilities P Subject to screening requirements
Automobile car wash, full service or
mechanical
C Subject to CMC Chapter

17.24 Specific Use
Regulations
Automobile service station C Subject CMC Chapter 17.24
Specific Use Regulations
Automobile and vehicle towing services not in
conjunction with gas station and with outdoor
vehicle storage
C Subject to screening
requirements
Automobiles impound yard C Subject to screening
requirements
Business and professional support services
Computer system design and related services P
Design services with showrooms P
General contractor offices with indoor storage
of materials, vehicles, and equipment
P (engineers, geologists, etc.)
Construction contractor offices with outdoor
storage of materials, vehicles, and equipment
C Subject to CMC Chapter

17.22.080 for outdoor storage

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3 Table 17.12.020-1 Industrial Land Use Table
Definitions:

P - Permitted uses
C - Conditional Use Permit required
A - Administrative Conditional Use Permit required
N - Use Prohibited or not allowed
Land Use Classification Industrial
Zoning
District (I)
Additional Requirements
Commercial and industrial equipment rental
and leasing (need definition)
A
General rental centers (need definition) P
Investigation and security services P
Electronic and precision equipment repair and
maintenance
P
Personal and household goods repair and
maintenance
P
Publishing industries P
Scientific research and development services P
Services to building and dwellings (janitorial,
pest control, landscape, carpet cleaning, etc.)
P
Commercial uses
Building materials and garden equipment and
suppliers dealers (need definition)
P
Beer, wine and liquor retailers C
Cannabis microbusinesses C Subject to CMC Chapter

17.24.060 Specific Use
Regulations
Convenience market P
Convenience market with off-site beer, wine or
liquor sales
C
Retails sales of only those products
manufactured under the permitted industrial
uses
P
Education services
Technical and trade school A
Driving school P
Food and beverage services
Restaurants with on-site beer and wine
services
C Subject to CMC Chapter

17.24.020 Specific Use
Regulations
Restaurants with on-site liquor C
Bar, drinking establishments C
Caterers P

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4 Table 17.12.020-1 Industrial Land Use Table
Definitions:

17.24.140 Specific Use
Regulations
Industrial Uses
Bread, bakery and tortilla production P
Brewery, winery and distillery production
(sake) – with wholesale sales only
P
Soft drink manufacturing and bottling P
Food products (need definition) P
Candy and confectionary products P
Fruit and vegetables packing P
Indoor vertical farming (need definition) P
On-site beer or wine tasting in conjunction
with a brewery, winery or distillery
C Subject to CMC Chapter

17.24.020 Specific Use
Regulations
Coffee and tea manufacturing with incidental
on-site tasting and sales limited to a maximum
of 20% gross floor area
P
Fabricated metal product manufacturing (need
definition)
P
Computer and electronic product
manufacturing
P
Household and kitchen cabinet manufacturing P
Office furniture manufacturing P
Miscellaneous manufacturing, small size
products such as jewelry, signs, toys, small
medical and dental equipment
P
Personal Services
Adult-oriented businesses, not permitted to
establish business within 500 feet of any other
adult oriented business, or any existing
residential zones or uses, parks, schools, and
religious assemblies
P Subject to CMC Chapter

17.24.010 Specific Use
Regulations
Animal hospital, shelter, kennel and boarding C

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5 Table 17.12.020-1 Industrial Land Use Table
Definitions:

P - Permitted uses
C - Conditional Use Permit required
A - Administrative Conditional Use Permit required
N - Use Prohibited or not allowed
Land Use Classification Industrial
Zoning
District (I)
Additional Requirements
Body Art Facilities A
Dog and pet social bark (need definition) P A CUP is required to serve alcohol
Pet cemetery services (need definition) P
Indoor vertical farming for food
consumption/products (no cannabis)
C
Recreational and Entertainment Uses
Indoor recreation facilities such as: billiards,
pool halls, bowling alleys, escape and virtual
rooms, ice and roller skating rinks,
computer/video arcades, mechanical and
electronic games (4 or more)
C Subject to CMC Chapter

17.24 Specific Use
Regulations
Health Clubs, fitness centers, gymnasiums,
dance studios, sports training, and gymnastics
C
Indoor virtual recreation spaces (digital leisure
activities)
C
Transportation uses
Bus storage and terminal C
Trucking yard terminal C
Taxi, ridesharing, and limousine services P
Courier and messenger services P
Radio and TV broadcasting stations P
Media streaming distribution services P
Warehouse, distribution and storage uses
Traditional warehouse and distribution P See CMC Chapter 17.28 Glossary
Distribution centers such as E-fulfillment
center, parcel hubs and sortation centers,
parcel delivery centers and urban logistic
depots, fast delivery hubs and last mile
delivery centers.

C See CMC Chapter 17.28
Glossary
Public storage with or without storage of RV
vehicles
P Subject to CMC Chapter

17.24.170 Specific Use
Regulations

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6 Table 17.12.020-1 Industrial Land Use Table
Definitions:

17.24.190 Specific Use
Regulations
Recycling processing facilities C Subject to CMC Chapter

17.24 Specific Use
Regulations
Storage yard, outdoor C Subject to CMC Chapter

17.24.170 Specific Use
Regulations
Wholesale Trade
Lumber yard P Subject to screening
General wholesalers P
Utility uses
Battery energy storage system facilities C
Electric distribution and public utility stations P
Electric and public utility transmission station P
Public and private utility service yards P
Wireless communication facilities C Subject to provisions of CMC Chapter 17.24.240 Specific
Use Regulations
Micro-cell wireless facility A Subject to provisions of CMC

17.24.240 Specific Use
Regulations
Public uses
Public parks P
Government buildings and yards P
Other uses
Existing residential trailer parks and such
incidental uses directly related to the needs of
the trailer park residents
C Subject to provisions of CMC
Chapter 17.24 Specific Use
Regulations
Conversion of residential to non-residential
uses
C Subject to provisions of CMC
Chapter 17.24 Specific Use
Regulations
Accessory uses

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7 Table 17.12.020-1 Industrial Land Use Table
Definitions:

P - Permitted uses
C - Conditional Use Permit required
A - Administrative Conditional Use Permit required
N - Use Prohibited or not allowed
Land Use Classification Industrial
Zoning
District (I)
Additional Requirements
Electrical and mechanical games, up to a
maximum of 3
P
Storage and dispensing of propane tanks in
conjunction with a primary use
P
EV chargers within parking lots P Subject to CMC Section

17.04.040 Site Plan Review
Caretaker’s quarter C 24-hour surveillance,
security, property
maintenance
Any other accessory uses as determined by the
Director
P

17.12.030 Property Development Standards.

Subdivisions, new land uses, new construction and structures, as well as additions and alterations to existing land uses and structures, must comply with the development standards of Table

17.12.030, including footnotes, and all provisions of this Title, Chapter 17.20, and Chapter 17.22.

Table 17.12.030-1 Property Development Standards in the Industrial Zone Development Standards (setback is measured from the ultimate property line)
Lot area (minimum) 0.5 ac
Lot dimensions (minimum)
Street frontage 50
Lot depth 150
Building height (maximum)
Primary building 50
Accessory structure-detached 25
Minimum building setbacks (feet)
Front yard (1) 25
Street side yard (1) 25
Interior rear yard 5
Interior side yard 5

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8 Minimum building setbacks when adjacent to or across from residential zones, public park and utility uses (feet)
Front yard (1) 25
Street side (1) 25
Interior side or rear yard adjacent to an alley (2) 20
Interior side and rear yard (2) 20
Side or rear yard adjacent to a railroad right-of-way
(ROW)(3)
50 (measured from
opposite side of railroad
right-of-way (ROW)
Side or rear yard adjacent to drainage channel right-of-way (3)
50 (measured from the
drainage easement line)
Minimum building setbacks for existing lots with substandard lot depth (less than 150 feet) Front, side or rear yard from a street that abuts a residential zone (2)
10 Side or rear yard that abuts a residential zone (1) 25 Front yard when adjacent to or across a public park (1) 25 Accessory structures (detached) minimum setbacks (feet) Interior side yard and rear yard 5
Street side yard and front yard 25
Landscape coverage (percentage to lot area) 5%
Footnotes for additional requirements:
(1) The required yards shall be landscaped and maintained. (2) The required yards may be used for parking and storage but must maintain a 8-foot unobstructed area between the storage area and any side or rear property line. (3) The required yards may be used for parking or storage area, but must provide a 5-foot landscaped area and maintained.
(4) Landscape coverage does not include the required front, street side, interior side or rear yard areas.

17.12.040 General Site Development Standards.

New construction, additions, and alterations to existing sites, structures, and accessory structures must comply with all provisions of Chapter 17.22 General Development Standards. These standards include, but are not limited to, accessory structures, fences, walls, corner cutbacks, ground-mounted and roof-mounted equipment and projection screening, outdoor storage screening, signs, performance standards, water-efficient landscape requirements, transportation demand management, property maintenance, historic preservation, tree preservation and dedication, public improvements, and underground services.

17.12.050 Permitted Projections Above Building Height Limit.

Table 17.12.050-1 below outlines the types of architectural features that may project above the building height limit and establishes the requirements for those projections.

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9 Table 17.12.050-1 Permitted Projections above Building Height Limits Structures Allowed
Above Height Limit Maximum Coverage Maximum Projection Above Height Limit (feet) Penthouses or roof structures
for the housing of elevators,
stairways, water tanks,
ventilating fans or similar
equipment required to operate
and maintain the building
10% of roof area 16
Skylights, 20% of roof area 1
Chimneys not over 6 feet in
width
10% of roof area 3
Fire or parapet walls, NA 5
Mechanical equipment, must
be totally screened by the
parapet wall
NA 5, must be setback from the
exterior wall one foot for every
foot if projections above the
height limit.

Building-mounted
telecommunications facilities
such as antennas, ,microwave
equipment and radio towers
See CMC Chapter 17.24.250
Footnotes for additional requirements:
(1) No penthouse, roof structures, or other space above the height limit shall be allowed to provide additional floor space.

17.12.060 Design Guidelines.

New construction, additions, and alterations to existing sites, structures, and accessory structures must comply with the adopted Design Guidelines and the policies of the General Plan Land Use Plan.

17.12.070 Landscaping requirements.

New construction, additions, modifications, or alterations to existing site, structures, and accessory structures shall comply with the landscaping requirement of CMC Section 17.22.060.

17.12.080 Parking, access, and loading requirements.

A. Off-street parking must comply with the parking and loading requirements outlined in CMC Chapter 17.22.090.

B. On-site drive aisles minimum width is 25 feet.

C. Driveway entries minimum width is 30 feet and up to a maximum of 40 feet.

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10 D. Fire accessways minimum width is 28 feet. The accessway shall be free of any overhead obstructions and posted as a fire accessway, with no parking permitted within 28 feet.

E. All drive aisles or fire accessways shall have all-weather surfaces such as asphalt or concrete.

F. The location and number of access points shall be specified at the time of Site Plan Review, and as determined by the City Engineer.

G. Off-street loading spaces shall comply with the requirements outlined in CMC Chapter

17.22, General Development Standards.

17.12.090 Applications, Submittal Requirements, Review Process, Approval and Appeal Procedures.

New development, redevelopment, or new construction, including remodeling, additions, or alterations to existing structures and accessory structures, must comply with the requirements of CMC Chapter 17.04.040 Site Plan Review and other entitlement as determined necessary by the Director. The applications, submittal requirements, review process, hearing and noticing requirements, and approval and appeal procedures shall comply with the requirements of CMC Chapter 17.02 General Provisions and Administration.

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1 FINAL DRAFT (JUNE 2026)
Chapter 17.14 Specific Plans (SP), Planned Community Development Districts (PCD), and Open Space Zones

17.14.010 Specific Plans

17.14.020 Planned Community Development District.

17.14.030 Open Space

17.14.010 Specific Plans.

A. Authority for Specific Plans.

The California Planning and Zoning Law authorizes the City to prepare, adopt, and implement a Specific Plan for any area covered by the City's General Plan planning area.

B. Purpose.

Specific Plans are special planning areas with unique regulations governing use, development, and design. They are created for various reasons, including private development applications for master-planned developments, special site considerations, and special-use considerations such as targeted-use areas and redevelopment opportunities.

C. Adoption and Amendment Procedures.

1. General. Specific Plans are legislatively enacted planning documents that replace the property's zoning for the project area. Specific Plans shall be prepared, adopted, and amended in the same manner as the general plan, except that a Specific Plan may be amended as often as necessary (Govt. Code §§ 65450 through 65357).

2. Applications and Fees. Applications for specific plans and their fees shall be submitted to the Planning Division using the format or checklists provided or approved by the director. Review procedures shall follow CMC Chapter 17.04, Section 17.04.040, Site Plan Review.

3. Initiation of Specific Plans. The City Council, Planning Commission, Director, or one or more property owners may file an application to establish a Specific Plan.

4. Environmental Review. Preparing a Specific Plan is subject to the California Environmental Quality Act (CEQA), Public Resources Code §21100. For subsequent development projects after adopting a Specific Plan, refer to Govt. Code §65457.

5. Findings. Before the Planning Commission recommends approval or the City Council approves a Specific Plan, they shall make the following findings:
a. Consistent with the General Plan.
b. It complies with the provisions for dedications, public improvements, undergrounding utilities, and the infrastructures needed to support the land uses described in the Specific Plan.

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2 c. Will not be detrimental to the public health, safety, or welfare or materially injurious to the properties or improvements in the vicinity.

D. Applicability.

Once adopted by City Council resolution or ordinance, a Specific Plan will govern all use and development of properties within its boundaries. The following provisions apply to all adopted Specific Plans.

1. Where a Specific Plan is silent on development standards, the provisions of this Title shall govern. The Director shall have the authority to determine which provisions of this Title apply when a Specific Plan is silent.

2. When a use is not explicitly listed as permitted in the Specific Plan, the Director shall assign the land use or activity to a classification that is substantially similar in character. This process involves a thorough review of the proposed use or activity, considering its nature, potential impact, and compatibility with the surrounding area.

Land uses not listed in the Specific Plan as permitted or not found to be substantially similar to a permitted use are prohibited.

3. No discretionary entitlement applications or other permits may be approved, adopted, or amended within an area covered by a Specific Plan unless they are found to be consistent with the adopted Specific Plan.

E. Adopted Specific Plans
The Specific Plans listed below have been adopted by the City and are shown on the zoning map as Specific Plans (SP) for each adopted plan. This section provides a reference for each adopted Specific Plan and summarizes the land use and development regulations that apply to each. A complete copy of all adopted Specific Plans (and any amendments) is available at the community development department and the city clerk's office.

1. Covina Forward Specific Plan (CFSP). The City adopted the Covina Forward Specific Plan in 2016 to guide the redevelopment of the 10.66-acre site into a transit-oriented mixed-use development with new public spaces, residential and commercial uses, and related public improvements within the plan area. The specific plan area is located northeast of the intersection of Citrus Avenue and Covina Boulevard. The CFSP includes three planning areas: Planning Area 1 was developed with 117 residential units, Planning Area 2 was developed with the Foothill Transit Center, which features a transit bus station and a "Park and Ride" parking structure for 350 to 400 vehicles, and Planning Area 3 was amended in 2021 and includes 38 residential units.

2. Covina Town Center Specific Plan (CTCSP). As a result of a Metro TOD Grant, the City prepared and adopted the Covina Town Center Specific Plan in 2019 to improve connectivity between the Metrolink Station and downtown Covina, revitalize the city core, and streamline the development process. The CTCSP planning area covers approximately 236 acres. It is roughly bounded on the north by the Metrolink/Union Pacific railroad tracks and Kelby Park, on the south by Center Street, on the west by Fourth Avenue and Covina Park, and on the east by North First Avenue and Barranca Avenue. The CTCSP offers a long-term strategy for revitalizing downtown Covina, promoting transit-oriented development, and creating a more memorable, accessible,

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3 economically vibrant, walkable, bikeable, and regionally attractive downtown. The City amended the CTCSP in 2020, 2022, and 2023.

3. Covina Bowl Specific Plan (CBSP). The City adopted the Covina Bowl Specific Plan in 2020. The plan covers approximately 7.5 acres in the western part of Covina, bounded by North Rimsdale Avenue to the east, West San Bernardino Road to the north, and W Badillo Street to the south. Its purpose is to provide a land use framework to guide the redevelopment of the site into a mixed-use project with 132 residential units, commercial and office spaces, and related public improvements within the plan area. The plan also ensures the preservation of existing historic structures.

4. Covina Village Specific Plan (CVSP). The City adopted the Covina Village Specific Plan in 2024. It covers an approximately 8.0-acre area at the northeast corner of Azusa Avenue and Cypress Street. The plan aims to encourage the organized redevelopment of the currently vacant and abandoned commercial site to meet community needs for residential and commercial growth. This Specific Plan establishes development and design standards and guidelines for building 97 residential units, including 17 livework units, a car wash, and two drive-through restaurants.

17.14.020 Planned Community Development District.

A. Purpose.

The purpose of the Planned Community Development (PCD) zoning district is to enable highquality development that differs from the standards and regulations applicable to other zoning districts in the City. The PCD zoning district aims to encourage creativity in building design, flexibility in allowed land uses, and innovation in development concepts.

B. Applicability.

1. The PCD districts shall apply to parcels of any size deemed suitable for the proposed development. Any such proposed development must conform to the General Plan and the requirements of this chapter as they relate to the land use designated in the General Plan. Development within each PCD zoning district is regulated by the Development Plans approved by the City Council.

3. The establishment of PCD districts shall follow the procedures and requirements of zone changes (rezoning) under CMC Chapter 17.04.

4. The adopted PCD districts shall be added to the zoning map as a “PCD” overlay zone to the designated underlying zoning symbol.

C. Initiation of Planned Community Districts (Zone Changes).

The City Council, the Planning Commission, the Director, or one or more property owners may file an application to establish a Planned Community Development District.

D. Applications and Fees.

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4 Planned Community Development applications and fees must be submitted to the Planning Division using the format or checklists prescribed or issued by the Director. If the property is not under a single ownership, all owners are required to join the application.

E. Development Plans.

The applicant shall submit the Development Plans in accordance with CMC Chapter

17.04.040 Site Plan Review, and the additional requirements listed below. The Development Plans must be prepared by a qualified design professional team that includes an urban planner, a licensed architect, a registered civil engineer, a licensed landscape architect, and other professionals.

1. Project description. A written description of the proposed project shall include narrative statements of the project objectives and an explanation of how the proposed project complies with the general plan goals and policies for the applicable land uses.

2. The development plans shall include the following information and materials in the format or checklists as prescribed or issued by the director and shall also include the following additional information:
a. A site constraints analysis map that identifies easements, natural elements, trees, structures, and other potential constraints on the site's development. b. Detailed site plan, preliminary and precise grading plans, landscape and irrigation plans, building elevations, floor plans, and roof plans. c. Low-impact development (LID). Any new development and significant redevelopment projects must address the quality and quantity of stormwater runoff by incorporating permanent (post-construction) best management practices (BMPs) in project design and conforming to CMC Chapter 8.50 (Stormwater quality and urban runoff control).
d. Proposed land uses, residential densities, or commercial and office intensities. The listing of permitted and conditionally permitted uses. The listing of development and design standards planned for the PCD district, including but not limited to setbacks, lot sizes, building height, density, building coverage, parking and circulation, landscaping and open spaces, architecture, fences and walls, signs, and design guidelines.
e. Proposed circulation pattern for existing and future public and private streets, including proposed on-street and off-street pedestrian and bicycle circulation. f. Identify existing and proposed infrastructures for the development. g. A phasing plan.

3. Subdivision maps. If the proposed development involves dividing land, CMC Title 16 (Subdivision) requires a Tentative Tract Map and/or a Tentative Parcel Map.

4. Community benefits. A description of how the proposed development exceeds the standards of the existing zoning districts and how the PCD development plan will meet three of the eight community benefits outlined below.

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5 a. Ten percent (10%) of the total units are affordable housing that meet income restrictions.
b. Provide public plazas and open spaces that surpass the minimum requirement by more than fifteen percent (15%).
c. Use green building practices and sustainable development features to achieve LEED or an equivalent certification.
d. Provide new and enlarged businesses that increase the supply or diversity of jobs available to residents.
e. Provide one piece of public art and display it in a prominent and publicly accessible location.
f. Preservation, restoration, or rehabilitation of a historic resource in the City. g. Enhanced pedestrian and bicycle paths that improve circulation within the property and link to nearby neighborhood areas.
h. Increase the landscaping density (trees) by over twenty percent (20%) above the minimum requirements to help lower the urban heat island effect.

5. An economic feasibility study conducted by an independent economic firm or City staff at no cost to the City. The Director shall approve the format and scope of the study.

6. An impact study of the school system conducted by an independent firm or City or school district staff at no cost to the City, showing the effects of the proposed (residential or mixed-use) development on public schools. The Director shall approve the study's format and scope.

7. A financial capabilities report must be submitted to proceed with the proposed development. The Director may request a third-party audit of the financial capabilities at no cost to the City.

8. A traffic impact study conducted by a registered civil engineer experienced in traffic studies at no cost to the City. This study shall include the impact of the proposed development on the surrounding area, the traffic potential generated by the development, the adequacy or inadequacy of existing streets and highways to safely accommodate the predicted traffic loads, necessary changes in the street system or design caused by the development, the projected cost of such improvements not to be borne by the developer, and any other information the Director may require to assist in making his decision. The Director shall approve the format and scope of the study.

9. Environmental Review. Establishing a PCD is subject to the California Environmental Quality Act (CEQA), Public Resources Code §21100.

10. The applicant shall submit evidence supporting the findings in subsection G of this section.

F. Review, Hearing, Approval, and Appeal Procedures.

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6 The review, hearing, approval, and appeal procedures shall comply with the requirements set forth in CMC Chapter 17.02, General Provisions and Administration, and Chapter 17.04, Land Use Entitlements, Permits, and Planning Applications.

G. Findings and Conditions of Approval.

The Planning Commission recommends, and the City Council approves, the Planned Community Development District and the Development Plans. The City Council must make the following findings:

1. The proposed development is consistent with the General Plan.

2. The proposed development is superior to the development that is under the standards in the existing zoning districts.

3. The proposed project will provide community benefits as defined in subsection E 4 of this section to justify deviation from the zoning district standards that currently apply to the property.

4. Adequate transportation facilities, infrastructure, and public services exist to serve the proposed development.

5. The proposed development will not have a substantial adverse effect on the surrounding property and will be compatible with the surrounding area's existing and planned land use character.

H. Time Limit and Extension for Development.

1. Unless a different time limit is specified by a condition of approval or another provision of this Title, a Planned Community Development District and the approved Development Plans shall expire and become void if not acted upon within two years of approval, unless an extension of time is granted under this section.

2. If the Planned Community Development District and the Development Plans are approved simultaneously with a Tentative Map, the deadline for constructing the approved Development Plans shall end when the approved Tentative Map expires, including any extensions granted under CMC Section 16.08.160.

3. If the property owner in a Planned Community Development district fails to commence substantial construction in good faith, based on the approval, the Planning Commission may initiate proceedings to rezone, remove the district, or amend the development plans as needed.

I. Revisions and Amendments to Planned Community Development Districts and Development Plans.

1. Major Revisions (Substantial Changes). Any revision deemed a substantial change shall be treated as a new application and must comply with CMC Chapter 17.04.010.

The following are considered substantial changes:
a. A change in established PCD boundaries.
b. Elimination, addition, or change of the traffic and circulation system or any other change materially affecting the approved plan.

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7 c. An increase or decrease in the number of dwelling units in the PCD District that exceeds the maximum or falls below the minimum specified in the PCD Development Plan.
d. An increase or decrease in the floor area of any non-residential land use that results in the floor area being less than the minimum or exceeding the maximum specified in the PCD Development Plan;
e. A request to modify the conditions of approval for the Development Plans, unless the Director determines that the proposed changes do not significantly alter or expand the approved Development Plans and align with the original approval's intent.

2. Minor revisions consistent with the approved final Development Plans may be approved by the Planning Commission. The following are considered minor revisions:
a. The addition or removal of permitted or conditionally permitted uses. b. Modification of the sign criteria.
c. Modify the established development and design standards in the approved Development Plans.
d. Modify the conditions of approval where the proposed changes do not involve substantial alterations or additions to the approved Development Plans and are consistent with the intent of the original approval.

17.14.030 Open Space Zones.

A. Purpose.

The purpose of Open Space is to conserve natural resources within the City, provide a variety of passive and active open areas and public parks, meet the recreation needs of the City's residents, and ensure there are sufficient locations for public parks.

B. Classification of Zones.

1. Open Space Zone. The Open Space zone applies to areas of the City with open space resources and conservation values, including scenic qualities, sensitive environmental features such as wildlife habitat, water recharge and detention facilities, and/or natural hazards. The Open Space zone is consistent with the General Plan's open-space landuse category.

2. Park Zone. The Park zone applies to the City’s publicly owned parks and is suitable for active and passive recreation, outdoor and indoor recreational facilities, community buildings, active playing fields, plazas, and bicycle, hiking, and walking trails, as well as landscape areas and corridors. It is consistent with the Park land-use categories in the general plan.

C. Permitted and Conditionally Permitted Uses.

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8 Table 17.14.040-1 lists the permitted land uses and the necessary land use permits for each.

Uses not specifically listed are prohibited. If a particular land use or activity is not defined, the Director shall assign it to a classification that closely resembles the business’s operation and characteristics, in accordance with Chapter 17.02. All uses must comply with the property development standards in Section 17.14.040-1 and all other provisions of CMC Title 17.

Table 17.14.040-1 – Parks and Open Space Land Use Table Definitions:

P- Permitted by Right
C- Conditional Use Permit
N- Not Permitted
A- Administrative Conditional Use
Permit
Open
Space
Park Additional
Regulations
Public Parks, including children's play
equipment, benches, shade structures,
picnic tables, parking lots, restroom
buildings, other minor buildings, and
ancillary improvements related to the
permitted uses
N P
Outdoor recreation facilities such as N P
Indoor recreation facilities such as N P
Playing fields N P
Public parking lots, including structures
with solar panels
N P
Bicycle, hiking, and walking trails P P
Equestrian trails P P
Flood control facilities P P
Commercial antenna or wireless
telecommunication facilities
N P CMC Chapter 17.24
Specific Use
Regulations
Community, senior, and youth centers N P
Public libraries and museums N P
Mobile food trucks N A CMC Chapter 17.24
Specific Use
Regulations
Special events A CMC Chapter 17.24
Specific Use
Regulations
Water recharge facilities, settling basins,
and drainage channels
P P
Natural habitat protection P P
D. Property Development Standards.

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9 The following table establishes the property development standards applicable to parcels within the Parks and Open Space Zone.

Table 17.14.040-2 Parks and Open Space Development Standards Development Standards Open Space Park
Minimum lot area None None
Building setbacks (feet)
Front 25 25
Rear 25 25
Interior side 10 10
Street side 25 25
Building height (feet) 35 35
Parking CMC Chapter 17.22 General Development
Standards

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Covina City CouncilSeptember 15, 2026

Covina City Council
September 15, 2026