West Covina Zoning Restrictions Rules (2026): What You Need to Know

West Covina's Zoning Ordinance includes home occupation provisions that allow residents to operate small businesses from their homes while preserving the residential character of the city's neighborhoods. As a suburban community of approximately 106,000 residents in the eastern San Gabriel Valley, West Covina's residential zones are primarily composed of single-family homes and multi-family developments on relatively modest lot sizes, making it particularly important that home businesses remain unobtrusive and do not generate impacts that would be incompatible with the surrounding neighborhood.

To legally operate a home-based business, the resident must first obtain a City of West Covina business license through the Finance Department. The business license application process includes verification that the proposed activity qualifies as a home occupation under the Zoning Ordinance. The home occupation must be clearly incidental and subordinate to the primary residential use of the dwelling, meaning that no more than a limited portion of the total floor area of the residence may be devoted to business activities. The business must be conducted entirely within the enclosed dwelling unit — garages, carports, accessory structures, patios, and yards may not be used for business operations, storage of inventory, or receiving of deliveries.

West Covina's home occupation standards impose a range of conditions designed to ensure that the business has no detectable impact on the surrounding residential environment. No exterior modifications to the home that indicate a commercial use are permitted, including signage, display windows, or commercial-grade lighting. Commercial vehicles associated with the business may not be parked at the residence unless they comply with the city's restrictions on commercial vehicle parking in residential zones, which generally limit such vehicles to those not exceeding one ton in rated capacity. The home occupation may not generate noise, odor, vibration, smoke, dust, glare, or electrical interference that is detectable at or beyond the property boundaries. Hazardous materials may not be stored or used beyond quantities typical for normal household use.

Employment at home occupations is restricted: the business is generally limited to residents of the dwelling, with some interpretations allowing no more than one non-resident employee. The specific interpretation and enforcement depend on the nature of the business and the conditions of the business license. The Zoning Ordinance also restricts the volume and frequency of deliveries and pickups associated with the home occupation to levels that are indistinguishable from normal residential mail and package delivery. Businesses that by their nature require frequent large-truck deliveries, dedicated loading areas, or commercial-grade waste disposal do not qualify as home occupations. Contact the West Covina Planning Division at (626) 939-8433 or the Finance Department for guidance on business licensing and home occupation eligibility.