Chapter 9.12 — COMMERCIAL ZONING DISTRICTS

• A. Commercial districts. This chapter provides regulations applicable to development and new land uses in the commercial zoning districts established by Section 9.08.010 (Zoning districts established). The purpose of this chapter is to achieve the following:

  1. Provide convenient and appropriately distributed commercial areas for retail and service establishments, at a neighborhood, community, and regional scale, required by residents of the area in a manner consistent with the General Plan;

  2. Provide for the development of commercial land uses that contribute to the establishment of an Urban Village network, while ensuring compatible integration with noncommercial uses, in a manner consistent with the General Plan;

  3. Provide a range of commercial land uses to ensure that the Old Town and downtown Clovis remain a distinct “destination oriented” focal point of the community, including the adaptive

reuse of existing commercial structures consistent with an adopted design theme;

4. Provide adequate space to meet the needs of commercial development, including off-street parking and loading, and ensure compatibility between commercial land uses, high traffic corridors and adjacent residential neighborhoods;

5. Minimize traffic congestion and avoid the overloading of utilities;

6. Minimize excessive noise, illumination, unsightliness, odor, smoke, and other objectionable influences;

7. Promote high standards of site planning, architectural and landscape design for commercial developments within the City; and

8. Connect circulation (pedestrian, bike and vehicular) between adjacent commercial development and with adjacent residential areas.

• B. Individual districts. The purposes of the individual commercial zoning districts are as follows:

  1. C-P (Administrative and Professional Office) District. The C-P District is applied to areas appropriate for integrated, professional office uses including administrative, corporate, financial, government, institutional, legal, and medical. The C-P District is consistent with the Office land use designation of the General Plan;

  2. C-1 (Neighborhood Commercial) District. The C-1 District is applied to areas appropriate for providing convenience services, compatible with adjacent neighborhood areas. The C-1 District is consistent with the Neighborhood Commercial land use designation of the General Plan;

  3. C-2 (Community Commercial) District. The C-2 District is applied to areas appropriate to serve the daily shopping needs of the community, including larger, community scale shopping centers, and regional malls, which may be anchored by several department stores or other large scale retail outlets, restaurants, hotels, and entertainment uses. The C-2 District is consistent with the Commercial land use designation of the General Plan;

The C-2 District is applied to areas appropriate to serve the daily shopping needs of the community, including larger, community scale shopping centers, and regional malls, which may be anchored by several department stores or other large scale retail outlets, restaurants, hotels, and entertainment uses. The C-2 District is consistent with the Commercial land use designation of the General Plan;

4. C-3 (Downtown Commercial) District. The C-3 District is intended for the Old Town area to support land uses that provide both daytime and evening activities, encourage a human scale and pedestrian shopping experience, promote the adaptive reuse of commercial and industrial structures with a consistent turn-of-the-century design theme, and provide a diversity of retail uses to attract a regional market, including a broad range of specialty retail shops, clothing and apparel, jewelry stores, and personal service businesses. The C-3 District is consistent with the Commercial and Mixed Use land use designations of the General Plan;

5. C-R (Commercial Recreation) District. The C-R District is intended to group large commercial-recreation uses into a planned, integrated center, including related services and commercial uses. It is intended for large public venues like arenas and stadiums, an example of which is the rodeo grounds;

6. U-C (Urban Center) District. The U-C District is applicable to the commercial village center of the Loma Vista Specific Plan, the Northwest Urban Center Specific Plan, and other specific plan areas that may be adopted by the City, by providing quasipublic support services, including assembly/meeting facilities, community centers, day care centers, recreational facilities, urban residential and other pedestrian oriented uses to the surrounding neighborhoods, and creating a community focal point. The U-C District is consistent with the Commercial, Office, Mixed Use, Medium-High and High Density Residential, Parks, and Transit Center land use designations of the General Plan;

7. P-C-C (Planned Commercial Center) District. The P-C-C District is established to designate appropriate areas for neighborhood, community, and regional shopping facilities in a

planned center, which encourages innovative design resulting in an environment superior to conventional commercial development. This zoning district allows all uses customarily associated with commercial centers, if designated as part of an approved development plan, including, but not limited to, amusements, auto services and repair and limited accessory uses, entertainment, financial institutions, food stores, hotels or motels, personal or business services, professional offices, recreation, restaurants, retail sales, and similar uses identified in the Clovis Business License Classification Ordinance or Manual. The P-CC District is not intended to require the identification of a specific use other than to differentiate categories of uses that require differing parking requirements or special design considerations, and may be deemed consistent with the Commercial land use designation of the General Plan. When authorized by the General Plan, a specific plan or other City plan, residential may be included as an allowed use in the P-C-C District. Development shall be in accordance with Chapter 76 of this title (Planned Commercial Centers). (§ 2, Ord. 14-13, eff. October 8, 2014)

• A. Allowed land uses. Table 2-4 identifies the uses of land allowed by this Development Code in each commercial zoning district, and the land use permit required to establish each use, in compliance with Division 5 of this title (Land Use/Development Review Procedures).

• B. Prohibited land uses. Any table cell left blank in Table 2-4 means that the listed land use is prohibited in that specific zoning district.

• C. Site plan review required. Any change of use and all construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) shall be subject to site plan review approval in compliance with Chapter 56 of this title (Site Plan Review).

• D. U-C and P-C-C Districts. The specific uses of land allowed or conditionally allowed within the U- C and P-C-C Districts shall be limited to those uses identified during the applicable Zoning Map amendment process in compliance with Chapter 86 of this title. Applications shall be processed in accordance with Chapter 74 of this title (Urban Center) or Chapter 76 of this title (Planned Commercial Center).

• E. Applicable sections. Where the last column in the tables (“See Section”) includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply.

• F. Determination of use. Any use not listed in the table for a zone district may be reviewed by the Director for a determination that the use is similar in characteristics to a listed use. Unless otherwise determined to be similar, a use which is not listed shall be prohibited.

Notes:

• (1) See Section 9.08.030 (Allowable land uses and permit requirements).

• (2) See Division 8 of this title for definitions of the land uses listed.

• (3) A Director-approved site plan review permit shall be required. See Chapter 56 of this title.

• (4) In existing conforming structures, land uses allowed with a site plan review permit may be considered a permitted (P) use.

• (5) Any use allowed in the C-2 District not conducted entirely within an enclosed structure shall require a Director-approved administrative use permit or a conditional use permit where listed.

• (6) A conversion of a residential structure to an allowed nonresidential use involving any exterior change to the structure shall require the approval of an administrative use permit in compliance with Chapter 62 of this title.

• (7) If there is a conflict between Table 2-4 and any written description setting forth allowable uses and permit requirements elsewhere in this title, the written description shall supersede unless it is clearly evident from the record that the contrary was intended. Disputes shall be resolved pursuant to Chapter 2 of this title.

(§ 2, Ord. 14-13, eff. October 8, 2014; § 2, Ord. 15-06, eff. March 4, 2015; § 1 (Att. 1), Ord. 16-07, eff. May 4, 2016; § 1 (Att. 4), Ord. 17-03, eff. April 19, 2017; § 1 (Att. 3), Ord. 18-19, eff. September 5, 2018; § 1(2) (Atts. 1, 2), Ord. 20-18, eff. February 3, 2021; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023)

New land uses and structures, and alterations to existing uses or structures, shall be designed, constructed and/or established in compliance with the requirements in Table 2-5, in addition to the general development standards (e.g., landscaping, parking and loading, etc.) in Division 3 of this title (Development and Operational Standards).

(§ 2, Ord. 14-13, eff. October 8, 2014)

The development or modification of a commercial center under the provisions of this code shall require the filing, review and approval of a Master Development Plan which establishes the development standards for the commercial center and the means by which the center is maintained or modified. Uses within a center shall be consistent with the provisions for the commercial district within this chapter.

• A. A Master Development Plan shall be filed as a site plan review (Chapter 56 of this title). The approval shall include a master plan agreement setting forth the manner in which the commercial center will continue to function as an integrated and cohesive development.

• B. Covenants, conditions and restrictions shall be filed with the land which shall:

  • a. Set forth responsibilities for the maintenance and operation of the center consistent with the project approved by the City.

  • b. The granting of reciprocal access and parking.

  • c. The means by which the center may be updated and/or modified over time to keep the center viable and an asset to the community.

• d. Provision that the CC&Rs may not be amended or modified without the approval of the City, whose concern shall be that the integrity of the center be maintained or improved over time.

• (§ 2, Ord. 14-13, eff. October 8, 2014)

The City Council and the Director may adopt design standards applicable to commercial development within the City. Standards adopted by the City Council shall be by resolution. Standards adopted by the Director shall be by written policy.

Notes:

• (1) No main structure shall be erected within fifty feet (50') of railroad or freeway right-of-way, or flood control channel.

• (2) Where the commercial district abuts a residential district, the minimum side yard shall be ten feet (10').

• (3) Where the commercial district abuts a residential district, the minimum rear yard shall be ten feet (10').

• (4) Additional height/stories may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

• (5) Where the front yard of a parcel in the commercial district abuts, or is across the street from, a residential district, the front yard required for that residential district shall apply. Where the front yard of the parcel abuts, or is across the street from, more than one residential district, the front yard requirements of the most restrictive district shall apply.

• (6) No setback shall be required between structures within a commercial center where the structures comply with the California Building Code.

• (7) Hotels in the C-P zone district are allowed a maximum height not to exceed fifty-five feet (55') in height by right. Additional height may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

Notes:

• (1) No main structure shall be erected within fifty feet (50') of railroad or freeway right-of-way.

• (2) Where the commercial district abuts a residential district, the minimum side yard shall be ten feet (10').

• (3) Where the commercial district abuts a residential district, the minimum rear yard shall be ten feet (10').

• (4) Additional height/stories may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

• (5) Where the front yard of a parcel in the commercial district abuts, or is across the street from, a residential district, the front yard required for that residential district shall apply. Where the front yard of the parcel abuts, or is across the street from, more than one residential district, the front yard requirements of the most restrictive district shall apply.

• (6) No setback shall be required between structures within a commercial center where the structures comply with the California Building Code.

• (7) Hotels in the C-2 and C-3 zone districts are allowed a maximum height not to exceed fifty-five feet (55') in height by right. Additional height may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

Notes:

• (2) Where the commercial district abuts a residential district, the minimum side yard shall be ten feet (10').

• (3) Where the commercial district abuts a residential district, the minimum rear yard shall be ten feet (10').

• (4) Additional height/stories may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

• (5) Where the front yard of a parcel in the commercial district abuts, or is across the street from, a residential district, the front yard required for that residential district shall apply. Where the front yard of the parcel abuts, or is across the street from, more than one residential district, the front yard requirements of the most restrictive district shall apply.

• (6) The specific development standards for parcels located within the U-C and P-C-C Districts shall be established during the applicable Zoning Map amendment process in compliance with Chapter 86 of this title (Amendments (Development Code, General Plan, and Zone Map)). Processing shall comply with Chapter 74 of this title (Urban Center) or Chapter 76 of this title (Planned Commercial Center).

• (7) The minimum site area can include internal public street area.

• (§ 2, Ord. 14-13, eff. October 8, 2014; § 1(2) (Atts. 1, 2), Ord. 20-18, eff. February 3, 2021; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023)