Cypress Villas Project

2 Documents in Project


SCH Number
Lead Agency
City of Covina
Document Title
Cypress Villas Project
Document Type
EIR - Draft EIR
Present Land Use
C-4 Highway Commercial

Document Description
The proposed project would include development of a mixture of retail shops and drive through/fast food service businesses on the western 2.93 acres along the Azusa Avenue frontage and development of 61 single-family detached homes on the eastern and southern 4.99 acres. The retail component of the proposed project would consist of four buildings, totaling 13,000 square feet of floor area, arranged in three distinct building sites. Two sites would be designed to accommodate fast food/drive through businesses. Vehicular access to these commercial uses would be from three drive approaches along the Azusa Avenue frontage, and from an existing driveway along Cypress Street that serves existing fast food businesses on adjacent properties. The residential component would consist of 61 single-family homes in two- and three-story structures, with floor plans ranging from 1,760 square feet to approximately 2,600 square feet. Homes would have three-four bedrooms, with optional bonus areas and loft spaces. The proposed density is 12.25 homes per acre. Vehicle parking would include 122 spaces within attached garages, along with 12 spaces located in driveways, 23 "head-in" spaces located along internal driveways, and 7 parallel spaces along the entrance drive. Vehicular access to the 61 homes would be from Cypress Avenue, via a private, gated driveway located between Los Angeles County Fire Station 152 and an existing restaurant site.

Contact Information
Nancy Fong
City of Covina
Lead/Public Agency
125 East College Street
Covina, CA 91723

Phone : (626) 384-5451

PKL Investments, LLC
Project Applicant


34°5'49"N 117°54'24"W
Los Angeles
Cross Streets
North Azusa Avenue and Cypress Street
Total Acres
Parcel #
8421-001-016 and 8421-001-061
State Highways
State Route 39
Metrolink (1500 ft. S)
San Dimas Wash, Big and Little Dalton Wash

Notice of Completion

Review Period Start
Review Period End
Development Type
Residential (Units 61, Acres 4.99) Commercial (Sq. Ft. 13000, Acres 2.93)
Local Action
General Plan Amendment Specific Plan Site Plan Rezone Use Permit Land Division (Subdivision, etc.)
Project Issues
Aesthetics Air Quality Cumulative Effects Economics/Jobs Greenhouse Gas Emissions Growth Inducement Noise Population/Housing Public Services Schools/Universities Sewer Capacity Solid Waste Transportation Tribal Cultural Resources Energy
Reviewing Agencies
California Air Resources Board (ARB) California Department of Fish and Wildlife, South Coast Region 5 (CDFW) California Department of Forestry and Fire Protection (CAL FIRE) California Department of Parks and Recreation California Department of Water Resources (DWR) California Highway Patrol (CHP) California Native American Heritage Commission (NAHC) California Natural Resources Agency California Public Utilities Commission (CPUC) California Regional Water Quality Control Board, Los Angeles Region 4 (RWQCB) California Santa Monica Mountains Conservancy (SMMC) California State Lands Commission (SLC) Department of Toxic Substances Control Office of Historic Preservation San Gabriel and Lower Los Angeles Rivers and Mountains Conservancy (RMC) State Water Resources Control Board, Division of Drinking Water State Water Resources Control Board, Division of Water Quality California Department of Transportation, District 7 (DOT)


Environmental Document
Appendix A - IS, NOP, and Responses to NOP   PDF 15302 K Appendix B - Cross Section Views   PDF 7350 K Appendix C - AQ, Energy, and GHG Worksheets   PDF 1380 K Appendix D - Noise Analysis Data   PDF 2655 K Appendix E - Hydro and LID Plan, Parts I, II, & III   PDF 38833 K Appendix F - Traffic Impact Analysis, Parts I, II, & III   PDF 8593 K Appendix G - Sewer Area Study   PDF 20407 K City of Covina_Cypress Villas Project_Draft EIR - August 27, 2020   PDF 23407 K Summary Form   PDF 203 K
NOC   PDF 1030 K
State Comments
2019120104_Caltrans Comment   PDF 187 K

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