Covina — Historic Preservation

Last reviewed: July 1, 2026

Overview

Covina regulates historic preservation through Chapter 17.81 of the Zoning Code (Title 17). The chapter creates a local nomination/designation process for historic landmarks and structures of merit, assigns administration to the Planning Commission, requires a historic structure modification certificate for most changes to designated resources, and provides incentives and limited regulatory relief for participants. See the chapter purpose and definitions in § 17.81.010 and § 17.81.020 for the legal baseline.

This page synthesizes what the Covina zoning/planning ordinance actually says (what you must do, what the city will review, and where applicants have flexibility). It links the city land-use pages developers commonly need: the city’s development standards, parking, design review, overlay districts, and ADUs, plus the state building code reference California Building Standards Code when the ordinance delegates to the State Historical Building Code.

What the ordinance requires (headline rules)

• The Planning Commission administers historic preservation work, adopts procedures and design guidelines, compiles an inventory of designated resources, and reviews nominations, permits and hardship claims — see § 17.81.030 and § 17.81.040.
• To be designated a historic landmark or structure of merit, a resource must meet one or more of the criteria listed in § 17.81.050 (architectural significance, association with significant persons/events, contribution to an historic area, rarity, etc.).
• No alteration, demolition, or relocation of a designated resource is allowed without a historic structure modification certificate; minor vs. major project authority (chief planning official vs. Planning Commission) and findings are in § 17.81.060.
• The chapter provides incentives and limited regulatory relief for designated properties, including use of the State Historical Building Code, Mills Act eligibility, 30% fee relief, setback flexibility for additions, and relief from some parking requirements — see § 17.81.090.
• Owner consent is required for individual nominations; notice and hearing rules (including 300-foot notice) are specified in § 17.81.050(B).
• Emergency demolitions (public-safety exceptions) and a 30‑day demolition‑delay committee are established in § 17.81.070 and § 17.81.100.
• Criminal and civil penalties apply for unlawful demolition or alteration; remedies include restoration orders and denial of future permits — see § 17.81.110.

District-by-district breakdown (how historic-preservation rules interoperate with common Covina zones)

Note: Chapter 17.81 is a preservation overlay-style chapter that applies to individual designated properties regardless of their underlying zoning. Where underlying zone standards matter (setbacks, parking, height), the historic chapter either defers to the zone or provides targeted relief; below are the most relevant zone summaries from Title 17 with cross-references to the preservation rules. Verify parcel specifics with the city zoning map.

R-1-7500 (single-family residential)

• Purpose: Provide single-family homes; one dwelling per lot. § 17.26.010 (intent) and § 17.26.020 (permitted uses) list the zone purpose and typical uses such as single‑family dwellings and accessory dwelling units.
• Typical permitted uses: single‑family dwelling, guest house, in‑home business, ADU (subject to Chapter 17.69). § 17.26.020.
• Key dimensional standards: front, side and rear yard standards are set in the R‑1 provisions (see Chapter 17.26 and related provisions summarized in § 17.08). Typical building height cap is 35 ft in many residential zones; see the R‑1 zone rules for exact numbers.
• Where historic rules affect R‑1 parcels: If a single‑family home is designated, the owner must obtain a historic structure modification certificate under § 17.81.060 before alterations/demolition; limited setback flexibility for room additions is allowed under § 17.81.090(D).

RD (Multiple‑Family Residential)

• Purpose: RD provides a full range of multifamily housing types and aims to preserve neighborhood character. See § 17.28.010.
• Typical permitted uses: multifamily apartments, townhomes, and associated community uses listed in § 17.28.030.
• Key dimensional standards: RD property development standards are tabulated (Table 17.28.040) for setbacks, lot coverage, height and open space; these are the "go‑to" numbers when a designated resource sits in RD. See § 17.28.040 for the complete table.
• Where historic rules affect RD parcels: Any designation does not change RD development standards except where § 17.81.090 specifically provides relief (e.g., parking relief for additions under 50% of existing floor area) or where the historic review modifies massing under a historic structure modification certificate.

C-2 / C-P / Town‑Center zones (commercial / mixed‑use)

• Purpose & uses: Commercial and mixed‑use activities governed in several chapters; mixed‑use and town‑center rules are in Chapter 17.59 with references to underlying C‑zones (e.g., C‑2, C‑P) for use permissibility. § 17.59.060 and related tables set development standards.
• Dimensional standards: Table 17.59.060‑A3 lists lot coverage, setbacks, and FAR that apply to mixed‑use projects and notes that, for commercial uses, standards of the underlying C‑P or C‑2 zone apply.
• Where historic rules affect commercial zones: Design review and historic structure modification certificates apply to designated commercial buildings; demolition of more than 40% of a designated resource requires specific hardship findings in § 17.81.060.

M-1 (light manufacturing / industrial)

• Where it applies: Industrial parcels governed by M‑zone standards in Title 17. Mixed‑use rules reference M‑1 for industrial uses in Chapter 17.59 (see Table 17.59.060‑A3).
• Historic interaction: A designated industrial building follows the same rules — modifications require a historic structure modification certificate; the Planning Commission applies Secretary of the Interior standards when reviewing rehabilitation as prescribed by § 17.81.040(J) and § 17.81.060(B).

Note on "where it applies": Title 17 contains many zone‑specific maps and parcel‑level references not reproduced here. For parcel‑specific questions (e.g., "Is my parcel in R‑1‑7500?") verify with the official Covina zoning map and staff. Verify with the jurisdiction.

Quick decision table — most decision‑relevant standards / actions

Practical guidance / plain‑English synthesis

• Start with nomination paperwork: nominations must be on the city form and generally need the owner's written consent for individual buildings — do not proceed without owner consent per § 17.81.050(B).
• For any work on a designated property, plan for a historic structure modification certificate early. The chief planning official can approve routine, compatible repairs and small additions (examples listed in § 17.81.060(C)(1)); anything that significantly alters character goes to the Planning Commission. Submit materials demonstrating compatibility with the Secretary of the Interior's Standards as required in § 17.81.060(B).
• If demolition is contemplated, expect robust review and (for demolition over 40%) the city to demand economic‑hardship documentation before approval (see the multi‑step hardship evidence list in § 17.81.060(5)).
• Where code relief exists: the ordinance expressly offers specific relief that can materially affect project feasibility — especially the ability to use the State Historical Building Code and Mills Act eligibility (§ 17.81.090(A)–(B)), a 30% fee reduction (§ 17.81.090(C)), and setback/parking relief for limited additions (§ 17.81.090(D)–(E)). Plan to document your eligibility if you want those benefits.

Also consider these operational links while preparing submittals: the city's design review process (for non‑historic design standards), the development standards and parking rules that still apply unless the historic chapter provides relief, plus the ADU rules where ADU parking exceptions can interact with historic district status. If work relies on alternative building‑code compliance the ordinance references the California Building Standards Code and the State Historical Building Code.

Checklist (what an applicant must satisfy — pre‑submittal & submittal)

• Confirm parcel zoning and whether it is already designated or within a historic district. Verify with city staff. (Verify with the jurisdiction.)
• If pursuing a nomination for an individual property: obtain the owner's written consent and complete the city nomination form. § 17.81.050(B)(2–3).
• Prepare documentation that ties the resource to one or more designation criteria in § 17.81.050(A) (photos, history, architect attribution, maps).
• Before performing alteration/demolition on a designated property, submit an application for a historic structure modification certificate and show compliance with the Secretary of the Interior's Standards. § 17.81.060(B).
• If proposing demolition or work that may be “major,” budget for Planning Commission review and public notice per § 17.81.050(B) and § 17.81.060(C)(3).
• If claiming economic hardship to justify demolition, assemble the financial/structural appraisal, rehabilitation feasibility report, and other items listed in § 17.81.060(5)(d).
• If seeking incentives (Mills Act, State Historical Building Code, fee relief), include a separate request and supporting info per § 17.81.090.

Risks & Ambiguities

Plain‑English Summary

If your Covina property is designated (or you want it designated) as a historic landmark or structure of merit, you must follow Chapter 17.81: get the Planning Commission involved, file the city nomination form (owner consent required for individual properties), and obtain a historic structure modification certificate before doing most exterior work or demolitions; the city offers some fee breaks, parking/setback relief, and access to the State Historical Building Code and Mills Act for designated properties.

Source References

• Covina Municipal Code, Chapter 17.81 — Historic Preservation, including: § 17.81.010 (Purpose/Intent); § 17.81.020 (Definitions); § 17.81.030–040 (Administration / Powers); § 17.81.050 (Designation criteria / nomination procedures); § 17.81.060 (Historic Structure Modification Certificate); § 17.81.070 (Emergency demolition); § 17.81.080 (Maintenance); § 17.81.090 (Incentives); § 17.81.100 (Demolition delay); § 17.81.110 (Enforcement).
• Covina Title 17 zoning excerpts (R‑1, RD, mixed‑use: § 17.26, § 17.28, § 17.59 tables) for underlying zone standards that interact with preservation rules.
• ADU chapter excerpt (parking exceptions where historic districts are referenced) — Covina ADU provisions.
• Note: the ordinance references the State Historical Building Code and Mills Act (California Government Code § 50280 et seq.) as the legal basis for some incentives. Those state statutes and the statewide building code are separate documents; the Covina chapter authorizes city use of those programs for designated properties.

Retrieved passages

• Covina Zoning Code (§ 1) High relevance show source text
• Covina Zoning Code (§ 1) High relevance show source text
• CBC § 17.81.070 (§ 17.81.070.) High relevance show source text
• CMC § 050 High relevance show source text
• Covina Zoning Code (§ 20) High relevance show source text
• CMC § 1 (chapter of) High relevance show source text
• CMC § 17.81.060 (§ 17.81.060) High relevance show source text
• CMC § 500 High relevance show source text
• Covina Zoning Code (title are) Medium relevance show source text
• CMC § 000 Medium relevance show source text
• CMC § 9.70 (§ 9.70) Medium relevance show source text
• CMC § 17.28.040 (§ 17.28.040.) Medium relevance show source text
• CMC § 9 (§ 9) Medium relevance show source text
• Covina Zoning Code (Title 17.) Medium relevance show source text

Cited sections

• Covina Municipal Code, Chapter **17.81 — Historic Preservation**, including: **§ 17.81.010 (Purpose/Intent)**; **§ 17.81.020 (Definitions)**; **§ 17.81.030–040 (Administration / Powers)**; **§ 17.81.050 (Designation criteria / nomination procedures)**; **§ 17.81.060 (Historic Structure Modification Certificate)**; **§ 17.81.070** (Emergency demolition); **§ 17.81.080** (Maintenance); **§ 17.81.090** (Incentives); **§ 17.81.100** (Demolition delay); **§ 17.81.110** (Enforcement). fileciteturn0file4turn0file0turn0file1turn0file6turn0file8turn0file2turn0file5turn0file11 (§ 17.81.010)
• Covina Title 17 zoning excerpts (R‑1, RD, mixed‑use: **§ 17.26**, **§ 17.28**, **§ 17.59** tables) for underlying zone standards that interact with preservation rules. fileciteturn1file19turn1file14turn1file16 (Title 17)
• ADU chapter excerpt (parking exceptions where historic districts are referenced) — Covina ADU provisions. (chapter excerpt)
• Note: the ordinance references the State Historical Building Code and Mills Act (California Government Code § 50280 et seq.) as the legal basis for some incentives. Those state statutes and the statewide building code are separate documents; the Covina chapter authorizes city use of those programs for designated properties. (§ 50280)
• Covina_ZoningCode.md

• Official Covina code library