Covina Village Project

4 Documents in Project


SCH Number
Lead Agency
City of Covina
Document Title
Covina Village Project
Document Type
RIR - Revised Environmental Impact Rep
Present Land Use
General Plan designation: General Commercial. Zoning: C-4 Highway Commercial Zone.
Document Description
On August 27, 2020, a Draft EIR was circulated for public review for a prior version of the project (“original project”) referred to as the “Cypress Villas Project.” This original project consisted of a mixture of retail shops and drive through/fast food service businesses on the western portion of the site along the Azusa Avenue frontage and development of 61 single-family detached homes on the eastern portion of the site. The retail component consisted of four buildings, totaling 13,000 square feet of floor area, arranged in three distinct building sites, with two designed to accommodate fast food/drive-through businesses, and two for general retail/commercial tenants. Subsequent to circulation of the Draft EIR and prior to its certification, the proposed development was redesigned and revised as the “Covina Village Project.” Similar to the original project, the revised project proposes a mixture of commercial and residential land uses on the 7.99-acre project site; however, the site plan, commercial uses, and residential unit types have been modified under the revised project. Specifically, under the Covina Village Project, the commercial uses would be developed on the western 2.8 acres of the project site, consisting of a 3,596-square-foot self-service mechanical drive-through car wash (Quick Quack Car Wash), a 950-square-foot coffee shop with drive-through (Dutch Bros. Coffee), and a 3,500-square-foot restaurant with drive-through. The proposed residential development would be located on the eastern 5.1 acres of the project site, consisting of 80 multi-family townhome units, 17 live/work units, common recreational areas and open space, and parking. Based on the new project information presented by the Covina Village Project as the revised development, the City of Covina is recirculating the Draft EIR pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15088.5.

Contact Information

Mercenia Lugo
Agency Name
City of Covina Community Development Department
Job Title
Planning Manager
Contact Types
Lead/Public Agency


Los Angeles
Cross Streets
N. Azusa Avenue and Cypress Street
Total Acres
Parcel #
8421-001-016; 8421-001-061
State Highways
SR 39, I-10, I-210
Metrolink rail

Notice of Completion

State Review Period Start
State Review Period End
State 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)
State Reviewing Agency Comments
California Department of Transportation, District 7 (DOT)
Development Types
Residential (Units 97, Acres 5.1), Commercial (Sq. Ft. 8046, Acres 2.8, Employees 31)
Local Actions
General Plan Amendment, Specific Plan, Site Plan, Rezone, Use Permit, Tentative Tract Map, Tentative Parcel Map
Project Issues
Aesthetics, Air Quality, Cumulative Effects, Drainage/Absorption, Greenhouse Gas Emissions, Growth Inducement, Hydrology/Water Quality, Noise, Population/Housing, Public Services, Recreation, Schools/Universities, Sewer Capacity, Transportation, Tribal Cultural Resources, Utilities/Service Systems
Local Review Period Start
Local Review Period End


Notice of Completion [NOC] Transmittal form
State Comment Letters [Comments from state reviewing agencies]

Disclaimer: The Governor’s Office of Planning and Research (OPR) accepts no responsibility for the content or accessibility of these documents. To obtain an attachment in a different format, please contact the lead agency at the contact information listed above. You may also contact the OPR via email at or via phone at (916) 445-0613. For more information, please visit OPR’s Accessibility Site.

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