Covina — Development Standards

Last reviewed: July 1, 2026

Overview

This page summarizes what the City of Covina's zoning ordinance (Title 17) actually requires for development standards — setbacks, height limits, lot coverage, density and FAR — organized by the City's zones and mixed‑use chapter. Where the code gives ranges or tables I call out the controlling numeric standards and the exact code citations so you can verify on the ordinance. For site-level questions (exceptions, variances, or parcel‑specific calculations) verify with the jurisdiction.

(For general context about the city's zoning map and chapter labels see the Covina zoning & planning overview.) Covina zoning & planning overview

How I use links on this page

When I mention related procedural topics I link the first natural mention to the corresponding Covina menu page: when the text refers to parking, design review, overlays, ADUs, landscaping, or the state building code I link each once so you can jump to the matching reference page.

District-by-district standards (what the ordinance actually says)

Notes:

• Wherever I state a numeric requirement below I cite the exact municipal code § and the file preview I used: the § glyph and the code reference are shown, followed by the file search citation marker (for example: § 17.28.040 ).
• If a district defers to general Chapter 17.26 (R‑1 family of yard/dimension rules) I show both the zone and the controlling §.

RD — Multiple‑Family Residential (Chapter 17.28)

• Purpose and where it applies: RD establishes medium and high density multifamily standards (various RD suffixes on the zoning map: RD 5000, RD 3000, etc.) to provide a range of housing types and densities consistent with the general plan (§ 17.28.010 and § 17.28.020) .
• Typical permitted uses: multiple‑family dwellings (townhomes, apartments, condos) and accessory uses listed in Table 17.28.030 (§ 17.28.030) .
• Density: RD zones set parcel‑based densities: e.g., RD 5000 = 7–14 du/acre, RD 3000 = 14.01–22 du/acre; see Table 17.28.020 (§ 17.28.020) .
• Key dimensional standards (Table 17.28.040): typical standards include 20 ft front setback (some high‑density subzones 15 ft), 12.5–10 ft street side, 5 ft interior side minimum, 15 ft rear, 35 ft building height (2–3 stories depending on subzone); maximum 35% lot coverage in many RD configurations (§ 17.28.040) .
• Second‑story/minimum distance and other detailed rules: second‑story setbacks expand (street side 17.5 ft for some RD tiers); private open space 100 sf/unit and common open space 120 sf/unit for multifamily (§ 17.28.040) .
• Height exceptions: permitted projections above height limits (e.g., elevator/stair towers, decorative features) are listed in Table 17.28.060 and no habitable space may occupy the portion above the limit (§ 17.28.060) .
• Practical guidance: for multifamily projects the RD table is the starting point; then apply the Multifamily Objective Design Standards (2021) referenced in § 17.28.040 (§ 17.28.040) .

R‑1 family zones (R‑1‑7500, R‑1‑8500 and related rules; see Chapter 17.26 and 17.24)

• Purpose and permitted uses: R‑1 zones are single‑family residential; specifics vary by the numeric suffix (e.g., R‑1‑8500 is described in § 17.24.010–020) .
• Lot dimensions & minimum lot area: base rules for R‑1 series are in § 17.26.060–070: typical minimum lot area 7,500 sf and minimum widths (interior 60 ft, corner 67.5 ft, reversed corner 75 ft, etc.) (§ 17.26.060–070) .
• Lot coverage and yard rules: maximum land coverage 35% generally for R‑1 and related zones (§ 17.26.071) . Permitted projections into required yards and accessory yard rules are in § 17.26.150 (§ 17.26.150) .
• Height: maximum height generally two and one‑half stories or 35 ft (whichever is less) for primary buildings; accessory structures typically limited to 15 ft (§ 17.26.090 and related) .
• Practical guidance: R‑1 designs must check both the R‑1 chapter (e.g., § 17.24 for R‑1‑8500) and the general R‑1 dimensional rules in § 17.26 for lot size, setbacks and permitted projections .

E‑1 — Estate Residential (Chapter 17.14)

• Minimum lot area: one acre per lot (§ 17.14.060) .
• Lot dimensions and depth: minimum widths and depth are larger (width 100 ft, depth 150 ft) (§ 17.14.070) .
• Lot coverage: maximum 35% (§ 17.14.071) .
• Height: maximum two and one‑half stories or 35 ft for main buildings; accessories limited to one story or 15 ft (§ 17.14.090) .

TC‑C — Town Center / Commercial (Chapter 17.52)

• Applicability and review: TC‑C standards require site plan review and architectural review; the chapter provides the property development standards and subjects projects to review by the architectural board of review (§ 17.52.050–060) .
• Height: buildings generally limited to four stories unless a conditional use permit allows taller (§ 17.52.090) .
• Yards and setbacks: TC‑C uses tables and specific yard formulas; see § 17.52.100 onward for how setbacks are computed, and Chapter 17.64 for site plan review (§ 17.52.100 and § 17.64 referenced) .
• Practical guidance: expect mandatory design/architectural review in TC‑C; refer to the Covina Design Review page for process steps. Covina Design Review

M‑1 — Light Manufacturing / Industrial (Chapter 17.54)

• Lot area/density: no lot area or density limits for the M‑1 (industrial) zone; lot depth minimum 150 ft (§ 17.54.060–070) .
• Height: maximum ordinary building height 50 ft except by conditional use permit (§ 17.54.090) .
• Uses and special standards: lists of prohibited heavy industrial uses and property development standards are in § 17.54.050–060 (§ 17.54.050–060) .

Mixed‑use chapter (Chapter 17.59 — mixed horizontal/vertical projects)

• Applicability: Chapter 17.59 sets a separate development standard package for mixed‑use projects (horizontal and vertical mixes) and may layer on RD, C‑P, C‑2, and M‑1 underlying standards (§ 17.59.060) .
• Density and FAR: for mixed‑use projects the code sets residential density minimum 22 / maximum 40 du/net acre and nonresidential FAR 1.0 for parcels <1 acre and 1.25 FAR for parcels ≥1 acre (nonresidential area excluded) (§ 17.59.060.A.2) .
• Lot coverage and setbacks: Table 17.59.060‑A3 prescribes lot coverage up to 45% (residential) and 60% (commercial/industrial) for mixed uses with specific front/side/rear setbacks (e.g., front 15 ft residential, front 10 ft commercial) (§ 17.59.060 and Table 17.59.060‑A3) .
• Design and objective standards: mixed‑use projects must meet the objective design thresholds and stepbacks listed in the chapter; see § 17.59.070–080 for intent and objective standards (§ 17.59.070–080) .
• Practical guidance: mixed‑use projects often get flexibility in layout but must comply with the FAR/density caps and dedicate at least 25% gross floor area to nonresidential space when mixing uses (§ 17.59.060.A.2.c) .

Quick decision table — most decision‑relevant numeric standards

Checklist (applicant must satisfy these items)

• Confirm the property’s zoning and specific subzone (e.g., RD 5000, R‑1‑8500); use the city zoning map and the underlying chapter (verify with planner). Verify with the jurisdiction.
• Show compliance with zone‑specific development table (e.g., Table 17.28.040 for RD) and cite § 17.28.040 in plans .
• Dimension all setbacks, lot coverage, building height, floor area, open space and parking on site plans consistent with the controlling § (e.g., § 17.26.071, § 17.28.040, § 17.59.060) .
• For mixed‑use projects, demonstrate FAR and nonresidential area (1.0 / 1.25 FAR rules) and the 25% nonresidential dedication if applicable (§ 17.59.060) .
• Provide required private and common open space calculations for multifamily (private 100 sf/unit, common 120 sf/unit) (§ 17.28.040) .
• Show required parking and access consistent with Chapter 17.72 and project‑level parking exceptions in the mixed‑use chapter (see the Covina Parking page) Covina Parking and § references in Title 17 .
• Determine if design/architectural or site plan review is required (TC‑C and many RD/multifamily projects refer to Chapter 17.64 / architectural board review) and prepare materials accordingly (see the Covina Design Review guidance) Covina Design Review .
• If proposing ADUs consult Chapter 17.69 and local ADU provisions, and reconcile ADU size/setbacks with the ADU chapter (see Covina ADUs) Covina ADUs — verify all ADU dimensions with § 17.69 (verify with the jurisdiction) .
• Provide landscape and screening plans for required setbacks as the code requires full landscaping of setback areas (Chapter 17.82 is referenced; see the Covina Landscaping and Screening page) Covina Landscaping and Screening .
• Ensure building construction complies with the California Building Standards Code (Title 24) California Building Standards Code. Verify all architectural height projections allowed by local code tables (e.g., Table 17.28.060) and that no habitable area is placed above the height limit for projections (§ 17.28.060) .

Risks & Ambiguities

Plain‑English summary

Covina's zoning code (Title 17) sets clear, table‑driven limits: most residential and multifamily zones cap building height at about 35 ft, limit lot coverage to roughly 35% (with mixed‑use allowances up to 45–60% depending on use), and control density via the RD suffixes (e.g., RD 5000 = ~7–14 du/acre) while mixed‑use chapters set nonresidential FAR = 1.0–1.25 and residential density 22–40 du/net acre; always check the exact zone table for your parcel (§ 17.28.020–040, § 17.59.060) .

Source References

• Covina Municipal Code, Title 17 — Chapter 17.28 (RD multiple‑family): § 17.28.010, § 17.28.020, § 17.28.040, § 17.28.060.
• Covina Municipal Code, Title 17 — General R‑1 provisions: § 17.26.060–100, § 17.26.071, § 17.26.150.
• Covina Municipal Code, Title 17 — E‑1 Estate Residential: § 17.14.060–090.
• Covina Municipal Code, Title 17 — TC‑C (Town Center/Commercial) development standards and architectural review: § 17.52.050–100.
• Covina Municipal Code, Title 17 — M‑1 Industrial property standards: § 17.54.050–100.
• Covina Municipal Code, Title 17 — Mixed‑use Chapter 17.59: § 17.59.040–080, including development standards and Table 17.59.060‑A3 for lot coverage/setbacks/FAR and density.
• Table of allowed projections above height limits: Table 17.28.060 (§ 17.28.060) and related notes.
• ADU references and local ADU provisions (Chapter 17.69 referenced by mixed‑use and RD chapters) — see the Covina ADUs page for process and cross‑references to Title 17; verify the exact § 17.69 text with the jurisdiction. Covina ADUs
• California Building Standards (Title 24) — applicable for construction details and code compliance. California Building Standards Code

Retrieved passages

• Covina Zoning Code (title are) High relevance show source text
• CMC § 17.28.040 (§ 17.28.040.) High relevance show source text
• CMC § 4 (§ 4) High relevance show source text
• CMC § 17.26.060 (§ 17.26.060.) High relevance show source text
• CMC § 800 (section or) High relevance show source text
• CMC § 4 (§ 4) High relevance show source text
• CMC § 17.59.060 (§ 4) High relevance show source text
• CMC § 4 (§ 4) High relevance show source text
• Covina Zoning Code (§ 3.34) High relevance show source text
• CMC § 000 High relevance show source text
• CMC § 2.14 (§ 2.14) High relevance show source text
• CMC § 2.13 (§ 2.13) High relevance show source text
• CMC § 17.62.010 (Chapter 17.62.) High relevance show source text

Cited sections

• Covina Municipal Code, Title 17 — Chapter 17.28 (RD multiple‑family): § **17.28.010**, § **17.28.020**, § **17.28.040**, § **17.28.060**. (Title 17)
• Covina Municipal Code, Title 17 — General R‑1 provisions: § **17.26.060–100**, § **17.26.071**, § **17.26.150**. (Title 17)
• Covina Municipal Code, Title 17 — E‑1 Estate Residential: § **17.14.060–090**. (Title 17)
• Covina Municipal Code, Title 17 — TC‑C (Town Center/Commercial) development standards and architectural review: § **17.52.050–100**. (Title 17)
• Covina Municipal Code, Title 17 — M‑1 Industrial property standards: § **17.54.050–100**. (Title 17)
• Covina Municipal Code, Title 17 — Mixed‑use Chapter 17.59: § **17.59.040–080**, including development standards and Table **17.59.060‑A3** for lot coverage/setbacks/FAR and density. (Title 17)
• Table of allowed projections above height limits: Table **17.28.060** (§ **17.28.060**) and related notes.
• ADU references and local ADU provisions (Chapter **17.69** referenced by mixed‑use and RD chapters) — see the Covina ADUs page for process and cross‑references to Title 17; verify the exact § **17.69** text with the jurisdiction. Covina ADUs (Title 17)
• California Building Standards (Title 24) — applicable for construction details and code compliance. California Building Standards Code (Title 24)
• Covina_ZoningCode.md

• Official Covina code library