Community Development

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Community Development

The Department

The Community Development Department works to improve the quality of life of Covina’s residents and the appearance of the City. We strive to abate blight and decay by promoting the safe and orderly development and revitalization of the community using acceptable planning strategies and code enforcement practices.

The Department primarily focuses on development and land use for properties not within the public right of way.

The Community Development Department consists of the Planning, Building & Safety, Code Enforcement , and Special Projects Divisions.



New development, zoning, land use, business license zone check

Building & Safety

Building & Safety

Express permits, building plan check process, inspections

Code Enforcement

Code Enforcement


Special Projects

Special Projects

Information and resources

Covina Opportunity

Authenticity is the new watchword for business development in the 21st century–and Covina has it in spades. While the instant suburbs of the last century scramble to create faux town centers, Covina offers retailers and businesses an authentic, walkable, downtown.

Covina is the premier location for distinctive and unique restaurants and retailers that have made it the entertainment center for the San Gabriel Valley. Nightlife, live theater, and destination shopping combine for a lively and animated ambiance.

This sought-after environment is at the heart of a community with its roots in the citrus boom that made early California the nation’s premier destination. Yet, far-sighted planning means the community is poised to blossom in the new atmosphere of environmental consciousness that is guiding California into the future. The walkable Downtown offers smart growth development opportunities for increased densities with a transit-oriented emphasis adjacent to Covina’s Metrolink station.

For prime community development opportunities, contact Brian K. Lee, Director of Community Development, at

Covina Development Updates

Hover over the options below for updates regarding our various projects, grants, and to access any open RFPs, RFQs, or BIDS.
Homeless Planning Grant Update

In November 2017, the City of Covina received a $30,000 grant from the County of Los Angeles to fund the preparation of a “City Plan to Combat Homelessness”.  Covina was one of 47 Los Angeles County cities that received the homeless planning grant from the County of Los Angeles. 

The City’s homeless planning grant provided funding for a consultant to assist the City of Covina in preparing the “City Plan to Combat Homelessness”; the Plan needed to be completed by June 30, 2018.  It was envisioned the City’s homeless plan would include the following strategies and information:

  • Assess the resources currently available to the Covina to address the homeless challenge;
  • Identify opportunities for Covina to collaborate with the County of Los Angeles and neighboring cities on initiatives to address homelessness; and,
  • Identify how Covina can coordinate efforts and resources to collaborate with the County of Los Angeles and neighboring cities to achieve mutual goals.

On February 28, 2018 two Homeless Plan Visioning Workshops were held.  Homeless services providers, faith-based groups, business owners, and other community members met to provide feedback and information and outline plan goals and supporting actions.

The City of Covina Plan to Address and Combat Homelessness (see link below) was presented at a public hearing and adopted by the  City Council on  June 5, 2018.  

Active Streets and Multi Modal Connectivity Plan

The California Department of Transportation – Division of Transportation Planning (Caltrans) has awarded the City of Covina to prepare a comprehensive Active Streets & Multi Modal Connectivity Plan (CASMCP). The Notice to Proceed was issued to the City of Covina in December 2021. The CASMCP seeks to further regional and local sustainability through an improved active transportation network, transit connections and transit-oriented development (TOD) supportive planning and aims to alleviate safety and environmental trends by establishing priority transportation needs, identify feasible options to implement Complete Street first-last mile connections to transit, and facilitate further TOD’s through opportunity site analysis. This will include the development of plans, various studies, and project budget, as well as a high -level schedule and timeline. Click here for the project boundaries.  Updates are posted regularly on the table below. Progress tracker:

Task or Event Date(s) Notes
DRAFT Final Plan
The Covina Planning Commission and Covina Transportation and Mobility Advisory Commission bodies recommended that the City Council of the City of Covina adopt the Covina Active Streets and Multi-Modal Connectivity Plan and find the Planning Document as exempt from CEQA. You can find the recording of the Joint meeting here:
City Council Public Hearing
The Draft Final Covina Active Streets and Multi Modal Connectivity Plan is scheduled for a Public Hearing. Please review the Legal Ad/Notice here for instructions on how to participate and submit comments.

  Last updated on 3/4/2024

Development Projects

Nancy Fong, Community Development Consultant, Monday-Thursday 9:00 – 3:00 PM, (626) 384-5463

  • Housing Element – Continued to September 27, 2022 PC Meeting.
  • Mixed-Use Overlay Zone – Approved by Planning Commission September 13, 2022.
  • Town Center Specific Plan Update – Adopted
  • Meritage/Foothill Transit Specific Plan (Covina and Fairview Drive) – Covina Transit Oriented Mixed-Use Project. Redevelop the former K-Mart site with a mixed-use development consisting of the Covina Innovation, Technology and Event Center (iTEC), a Transit Center/Park & Ride facility, and a residential development – Approved
  • Hassan Development  – N/W Corner San Bernardino Rd & Citrus Ave – Approved
  • City Ventures – NWC of Citrus Avenue and Orange Street – Approved

Joshua Periera, Planning Technician– (626) 384-5447

  • 1909 Covina Boulevard – Zone Change from C-2 Commercial Zone (Neighborhood Shopping Center) to R-1 7500 Residential Zone (Single Family) – Scheduled for 9/27/22 PC Meeting.
  • 144 N. Second Street –  CUP22-03 and SPR 22-168 for an “Assembly Use (Sikh Temple) consisting of extensive exterior and interior building renovations.  Under Review.

Claudia Vargas, Assistant Planner – (626) 384-5451


  • 1201 W. Badillo Street – 43,604 SF 28-Unit 4-Story Residential Apartment Dev.  Under Review.
  • 345 S. Citrus Avenue – Used Car Dealership.  Under Review.
  • 472 E. Front Street – New 4,623 SF Industrial Building within the CTCSP “FAIR District”.  Under Review.

Mercy Lugo, Planning Manager – (626) 384-5450  Email preferred:

  • 578 N. Azusa Avenue – 31,500 SF 3-Story Hotel (AVID Hotel).  Under Review
  • 1000 N. Azusa – Mixed Use Development of Old Albertson Site – Project on Hold
  • 707 Barranca Avenue –  ZEST 151-Unit Residential Development.  Approved.  Under Construction.
  • 2040 E. Cienega Avenue – 12-Unit Multi-family Residential Development – Under Review
  • 1330 E. Cypress Street – 189,312 SF 2-Story Self-Storage Facility (Public Storage). Scheduled for 9/27/22 PC Meeting. Final MND found under “Supporting Documents” below.
  • 321 E. Front Street – Campsite Brewing – Bonefide Eating Establishment, Brew Pub & Micro-Brewery.  Approved.  Under Construction
  • 1680 San Bernardino Road – Covina Bowl Mixed Use Development.  Approved.  Under Construction.

List of Current Projects

RFP's, RFQ, and BIDS
Please visit our Bids & RFPs page here
Rise and Shine state of the city of Covina video