West Covina planning commission initiates code amendment to implement SB 9/SB 450 and set objective design standards for urban dwelling units

The West Covina Planning Commission voted unanimously to initiate Code Amendment No. 25-01 on Jan. 8, directing staff to draft ordinance language to bring the city into compliance with state Senate Bill 9 and subsequent clarifications in SB 450 and to survey surrounding Southern California cities on objective design standards.

Planning staff described SB 9 as the 2021 law that requires cities to allow up to four residential units on single-family lots and to permit certain lot splits and ministerial approvals. “Senate Bill 9 was signed by the governor on September 2021 and took effect on January 1, 2022,” planning staff said during the presentation, summarizing the law’s core requirements. Staff also summarized SB 450 (effective Jan. 1, 2025), which clarified exemptions and added 60-day review deadlines for ministerial approvals.

The amendment the commission initiated is an effort to reconcile West Covina’s municipal code and existing “objective” design standards with the state requirements. Planning staff outlined areas likely to require adjustment, including maximum unit sizes and standards for setbacks, story limits, landscaping, exterior materials and porch requirements. Staff noted the city currently allows a maximum UDU size of 800 square feet and referenced consistency with ADU rules on minimum setbacks (4 feet) and other objective measures.

Commission discussion focused on which design standards should be kept, relaxed or strengthened. Commissioners and staff discussed when administrative staff may act versus when the commission or city council would hear appeals, and reviewed exceptions (for example, allowing flat roofs when they match an existing flat-roof primary house). Commissioners asked for caution on exceptions, noting state rules can be strict about what counts as objective and concerns that unclear exceptions could invite challenges.

The planning commission instructed staff to return with draft code language and to survey surrounding Southern California cities for objective-design examples to consider. Staff also said any draft ordinance would go through the city’s normal public hearing process and that a public hearing would be scheduled after staff prepares draft language and notices it in accordance with municipal and state law.

At the end of the discussion Commissioner Lewis moved to initiate Code Amendment No. 25-01 and to direct staff to survey surrounding cities on objective design standards; the motion was seconded and passed on a 4-0 roll call vote. The commission scheduled no immediate adoption; staff will prepare draft amendments and return for public hearings and formal votes.

The commission did not receive public comment on the item during the meeting.