Smart Growth

Smart Growth is an important part of Covina's future. New urban environments with higher densities and mixed-uses have become ever-more critical components of a sustainable future and a viable quality of life for Southern California communities.

Covina's walkable Downtown, new Metrolink parking structure, and Metrolink station–one of the most used stations in the system– are at the heart of a development philosophy that is more than just theory. Those looking for transit-oriented development opportunities will find a commuter rail line that is already a regional magnet. It's a place where urban village concepts mean pedestrian-friendly environments that create the impetus to leave your car behind. And for those looking to reduce their carbon footprint or get the cost of their commute under control, LA Metro and Foothill Transit also serve Downtown Covina. Covina is a natural community of choice for the new Gen-Y and Green Collar workforce.

The Town Center Specific Plan offers commercial office developers and mixed-use retail and residential developers all the advantages of a pre-entitled destination environment. Large scale opportunities exist to the west of Citrus, south of San Bernardino and mixed use retail-residential developments are targeted for Italia Street and Badillo Street.

Daytime populations are high, with dozens of medical offices and related businesses located near the Citrus Valley Medical Center. City Hall and other civic uses also contribute to a stable and vital business environment.

Increased residential densities could contribute as many as 800 housing units to the Downtown and projects with densities of 20 to 35 units per acre are realistic for the Specific Plan area.

Key features of the Town Center Specific Plan include:

• A city policy to encourage infill development and redevelopment.
• Adaptive re-use of historic buildings and conversion of industrial and commercial structures to mixed use
• City assistance including property consolidation, due diligence, permit procedures streamlining.
• Streamlining Environmental Impact Review of proposed projects under the Town Center Specific Plan EIR.
• Residential densities of up to 40 units per acre.
• Commercial and mixed-use floor area ratios of up to 3.5 for qualifying projects

See the original plan

See a list of Updates

See an Update of Section V (Land Use and Circulation) of the plan