Covina planners review study session to reclassify RD1250/1500 parcels to match general plan

The Covina Planning Commission met Feb. 25, 2025, for a study session on a proposed rezoning project that would replace numeric RD (residential) suffix zones with two generalized categories — medium-density residential (MDR) and high-density residential (HDR) — to align the zoning map with the city’s general plan. The presentation was given by community development consultant Nancy Fong.

The project, a phased administrative rezoning, will treat phase 1 properties zoned RD1250 and RD1500 and convert their map designations to the MDR or HDR labels consistent with the general plan, staff said. Nancy Fong said the rezoning is intended to make the map consistent with state law and the general plan and is not intended to change permitted uses or property values. “The proposed study session intends to inform the planning commission and the community about the necessity of bringing the zoning of the RD district to align with the existing general plan land use designation, which is a state law requirement,” Fong said.

The nut of the staff presentation was simplification and clarity. Staff explained the current RD system includes a dozen numeric suffixes that many residents and non‑specialists find confusing when estimating potential unit yield; consolidating to MDR and HDR will make the map easier to navigate, staff said. Brian (staff member) added that numeric suffixes historically indicated minimum lot or unit-area standards and that other development standards (setbacks, parking, lot coverage) affect actual yield, which has led to misconceptions in the market.

Phase 1 covers only parcels currently zoned RD1250 and RD1500, concentrated generally south of Puente and in some northern areas, staff said; staff intends to return with a Planning Commission public hearing and then a City Council hearing in April or May 2025 for phase 1. Phase 2 — the remaining RD zones — is expected to follow later in 2025, with a Planning Commission study session anticipated in June and public hearings in mid to late summer.

Commissioners expressed general support for the simplification and thanked staff for the mailed notice and FAQ. No members of the public submitted speaker cards, and the commission did not take formal action at the Feb. 25 study session; staff asked the commission to provide input before the scheduled public hearings.

Next steps: staff will schedule the formal Planning Commission hearing and subsequent City Council hearing for phase 1 in spring 2025; phase 2 scheduling was described as summer/fall 2025.