Clovis Zoning, Planning & Building Codes

Last reviewed: July 1, 2026

Overview

Clovis’s land-use law is consolidated in the City’s Development Code (adopted as Title 9 of the Clovis Municipal Code) and implements the General Plan by zoning the city into named districts and overlay districts, prescribing allowed uses, and placing most citywide standards in a set of divisions and chapters tied to those districts. The Code sets permitted and conditional uses by district, builds most development standards into district tables and Division 3 (development/operational standards), and layers in project-level processes (site plan review, conditional use, planned development) that route projects to the Director, Planning Commission or City Council depending on scope. See the City’s formal title § 9.01.010 and the statement of purpose for the Development Code in § 9.01.020.

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How Clovis’s code is organized

• The municipal zoning/regulatory ordinance is the City of Clovis Development Code, i.e., Title 9 of the Clovis Municipal Code; the code’s short title appears in § 9.01.010 and the Code’s purpose and authority are stated in § 9.01.020 and § 9.01.030.
• The Code is arranged into Divisions and Chapters. Key organizational anchors you’ll use are:
  • Division 2: Zoning districts, allowable land uses, and zone-specific standards (Chapter 9.08 and the district chapters that follow) — the district list is adopted in § 9.08.010 and the Zone Map is incorporated by reference in § 9.08.020.
  • Division 3: Citywide development and operational standards (performance standards, landscaping, parking, circulation, etc.) — see Chapter 9.22 (performance standards) as an example.
  • Division 4: Standards for specific land uses (e.g., ADUs) — see the ADU rules at § 9.40.020.
  • Division 5 & related chapters: Land use and development review procedures (site plan review, administrative/conditional use permits, variances, planned development, appeals). Required review routes are referenced throughout (examples: Chapter 56 for site plan review; Chapter 64 conditional use permits; Chapter 66 planned development).
• Administrative responsibility and who runs the system are stated in § 9.01.050 (City Council, Planning Commission, Director, Planning & Development Services).

When Code text conflicts, the Code establishes a hierarchy: district regulations in Division 2, Division 3 standards (development/operational) control conflicts in many cases, and specific plans override the general Development Code where adopted — see § 9.08.030 and § 9.72.020(B) for those rules.

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Zoning district families (what exists and where to look)

Clovis groups districts into families that mirror General Plan land-use categories; the district table is adopted in § 9.08.010 (Table 2‑1). Major families and representative districts are:

• Residential: A (Agricultural), R-R (Rural Residential), single-family variants (R-1, R-1-A, R-1-PRD, R-1-MD, R-1-MH), medium/high density (R-2, R-3, R-4), and MHP (mobile home park). The allowed gross-density bands (e.g., R-2: 7.1–20 DU/acre, R-3: 20.1–30 DU/acre, R-4: up to 43 DU/acre in specific plan/mixed-use contexts) are shown in the zoning table and the district descriptions in Division 2 and Chapter 9.10 / Chapter 9.08.
• Commercial: C-P (professional/office), C-1 (neighborhood), C-2 (community), C-3 (downtown), P-C-C (Planned Commercial Center), U‑C (Urban Center). Permitted uses and center/master-plan rules are set in Chapter 9.12 and related center chapters (e.g., the P‑C‑C chapter).
• Industrial / Business Park: C‑M, M‑1, M‑2, M‑P, and R‑T (Research & Technology / Business Park) with site-specific architectural guidelines or R‑T Park guidelines where applied. See Chapter 9.14 and the R‑T descriptions.
• Special purpose: O (Open Space Conservation), P‑F (Public Facilities). See Chapter 9.16 for uses and permit requirements.
• Overlay / combining districts: M‑P‑C (Master Planned Community), M‑U (Mixed Use), RHN (Regional Housing Needs) and other overlays; overlay chapters live in Chapter 9.18 and state how they layer over base zones. See § 9.18.010–050 for overlay rules and § 9.18.050 for the RHN Overlay.

Note the Code expresses a pattern: the district name and a “table” of district-specific standards live together (minimum parcel size, setbacks, maximum height, lot coverage, on‑site open space, and cross-references for parking — see the parking reference in the district tables to Chapter 32). When you need block‑level rules, look at the district table in Division 2 for that zone and the zone-specific chapter.

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Citywide development standards (where the big rules live)

• Development standards are split between zone‑specific tables (Division 2 district tables) and Division 3 (Development and Operational Standards). The Code instructs that if there is a conflict the Division 3 standards often govern; check § 9.08.030(B) for conflict rules.
• Typical district table controls you will see (and where to find them): minimum parcel/lot sizes, front/side/rear setbacks, maximum height and stories, maximum parcel coverage, and lists of accessory-use standards (these items appear in the district tables within Division 2; example R‑2/R‑3 tables). See the R‑2 / R‑3 table entries for concrete numbers (e.g., front setbacks typically 15–20 ft, side 5 ft, maximum height 35–45 ft depending on district) — see the district tables in Division 2.
• Objective performance and operational standards (noise, dust, lighting, underground utilities, screening, landscaping, etc.) are in Division 3 (e.g., Chapter 9.22 Performance Standards; § 9.22.010–030).
• Parking: off‑street parking rules are consolidated in Chapter 32 (Parking and Loading Standards) and district tables normally say “see Chapter 32” for parking minimums; planned developments can request parking reductions via the planned development permit process (see § 9.66.110). Link: Clovis Parking
• Design & architectural rules: commercial and industrial design standards can be adopted by Council or Director and often appear as adopted design guidelines; residential design moves toward objective standards through the Residential Design Standards chapter (§ 9.77.010–050) and multifamily objective standards and ministerial review paths are specifically addressed there. Link: Clovis Development Standards and Clovis Design Review.

Practical orientation: when checking a parcel start with its zoning district table (Division 2 / Chapter 9.08 / district chapter), then read Division 3 (performance and operational standards), then check any overlay (Chapter 9.18) and any applicable specific plan (Chapter 9.72). The Code explicitly says specific plans adopted by ordinance can replace base zoning standards (§ 9.72.020(B)).

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Specific plans & overlays — what matters in Clovis

• Specific plans: the Code provides a statutory process for initiation, adoption, and amendment of specific plans (Chapter 9.72). A specific plan adopted by ordinance replaces the base zoning for the subject property and its standards take precedence where so adopted; initiation may be by Council, Planning Commission, or Director (§ 9.72.040–050).
• Overlay districts (Chapter 9.18) layer special rules over base zones. Notable overlays:
  • M‑U (Mixed Use Overlay) — requires master plans and compliance with General Plan LU‑4 when applied; see § 9.18.040 for how mixed‑use areas are implemented. Link: Clovis Overlay Districts.
  • RHN (Regional Housing Needs) Overlay — a citywide overlay for qualifying residential parcels that provides a clear, higher-density path targeted to meet RHNA; it prescribes minimum density of 35 DU/acre up to 43 DU/acre, lot coverage up to 60%, maximum 4 stories / 50 ft, specific setbacks and multifamily standards, and site design requirements; see § 9.18.050 (E) for the RHN property development standards and the parcel‑qualification rules. (RHN projects that meet the section’s standards are explicitly handled ministerially — site plan review is not required if compliant; a building permit is still required and the Building Official must verify code compliance before issuance.) Link: Clovis Overlay Districts.
  • M‑P‑C (Master Planned Community) and R‑T overlays set master development plan requirements and special R‑T Park guidelines; see § 9.18.030–060 for details on process, master development plan contents, and required submittals.

When an overlay applies, the overlay text controls (Chapter 9.18.010(B)). If a project sits inside a specific plan area the specific plan typically drives the rules (see § 9.72.020(B)).

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Building permits & review (the city’s permit path at a high level)

• Preliminary: confirm zoning and overlays on the Zone Map (incorporated by reference in § 9.08.020) and check allowed uses/permit type in Chapters 10–18 (Division 2).
• Routine ministerial permits and plan checks: building/grading permits are issued only after land‑use status is resolved and the Director/Building Official determines site subdivision and code compliance (see § 9.04.020(B)).
• Discretionary land‑use approvals: the Code uses familiar routes — site plan review (Chapter 56) for most construction and changes of use; Administrative Use Permits (Chapter 62) and Conditional Use Permits (Chapter 64) for discretionary uses; Planned Development Permits (Chapter 66) for PD projects; Variances/Major/Minor deviations (Chapter 68) for dimensional relief. All of these chapters spell out filing, findings, notice and appeal/appeals paths.
• Building permit issuance: the Code repeatedly ties issuance of a building permit to compliance with the Development Code and Building Official verification; for example RHN rules state “site plan review is not required for RHN Overlay projects meeting the requirements of this section. A building permit is required prior to any construction activities. No building permit will be issued until the Building Official has verified consistency with all applicable codes and standards.” See § 9.18.050 (E) and its implementation notes.
• Who decides what: the Director (Planning & Development Services) administers the Code and can approve many ministerial permits; the Planning Commission and City Council are the review authorities for higher‑level actions; see § 9.01.050 (administration) and the specific chapters for review authority tables.

Practical map: pre‑application → zoning/overlay/specific‑plan check → required discretionary route (site plan, CUP, PD, etc.) → environmental review if needed → plan check / Building Official review → building permit issuance. See Chapters 50 (application procedures), 56 (site plan review), 64 (CUP), 66 (PDP) and Division 7 for subdivisions.

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State housing law in Clovis — ADUs, density bonus, ministerial streams, SB9 (what is present and what’s not)

• Accessory dwelling units (ADUs / JADUs): Clovis has a detailed ADU section. ADUs/JADUs are allowed in all residential zoning districts where residential uses are permitted, the City designates ADU rules to be applied consistent with Government Code §§ 65852.2 and 65852.22, and the Code provides concrete local size, setback, parking and permit rules — see § 9.40.020 for scope, design standards, unit counts (e.g., one ADU + one JADU on single‑family lots with size caps and 4‑ft side/rear setbacks where allowed), parking exceptions, ministerial approval language and the cottage home program. Link: Clovis ADUs — the City specifically requires compliance with state ADU law in the local ADU section.
• Density bonus: Clovis implements State Density Bonus law in Chapter 9.26; eligibility, the amount of bonus and the processing rules are codified (the City follows Government Code § 65915 and provides tables and processing provisions at § 9.26.010–100). If you plan affordable housing, the density‑bonus chapter defines the bonus percentages, required findings and how incentives/waivers are processed.
• Streamlined ministerial review / State ministerial streams: Clovis has a streamlined ministerial review section for eligible multifamily housing that references Government Code § 65913.4 and the HCD guidelines; see § 9.50.120 (streamlined ministerial review) for the City’s process and eligibility criteria. This is the Code’s implementation of state streamlined approval programs that apply to certain eligible multifamily/infill projects.
• SB9 (ministerial two‑unit + lot split law): the Development Code explicitly implements ADU law and density bonus law and includes a ministerial multifamily stream; however, an explicit SB9 (two‑unit + ministerial lot split) implementation section or a local checklist labeled “SB9” was not located in the retrieved materials. For SB9-specific rights and ministerial lot-splitting steps, the Code may rely on state law or have separate implementing guidance not present in the excerpted materials; therefore, SB9-specific local implementation language was Not found in retrieved materials and you should Verify with the City for local ministerial-lot‑split forms or an SB9 administrative procedure.

Links: California ADU law and California Building Standards Code are relevant state references to use alongside the local ADU and building‑permit rules.

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Practical orientation / cheat‑sheet

• Quick check for a parcel: (1) find the zone on the Zone Map (see § 9.08.020), (2) read the district table in Division 2 for permitted uses and setbacks (§ 9.08.010 and the district chapter), (3) read Division 3 for operational/performance standards (noise, landscaping, parking — see Chapter 9.22 and Chapter 32 for parking), (4) check overlays (Chapter 9.18) and any specific plan (Chapter 9.72) that might override the base rules, and (5) identify required discretionary approvals (site plan review Chapter 56, CUP Chapter 64, PD Chapter 66, etc.).

• If you’re proposing housing: check RHN Overlay rules if you want a 35–43 DU/acre path (§ 9.18.050), check density bonus Chapter 9.26 if providing affordability would secure bonus density, and check ADU rules in § 9.40.020 for accessory units. Link: Clovis Overlay Districts, Clovis ADUs.

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Information Gaps

• Local SB9 implementation language or a dedicated SB9 checklist/procedures were not located in the retrieved Code excerpts; the Code does reference state ministerial streamlined review (Government Code § 65913.4) and implements ADU and density‑bonus law, but an SB9 labeled section was Not found in retrieved materials — verify current local SB9 processing and forms with Planning & Development Services.

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Source References

• City of Clovis Development Code (Title 9) — Title and purpose: § 9.01.010, § 9.01.020, § 9.01.030.
• Zoning districts and zone map: § 9.08.010 (Table 2‑1 District list) and § 9.08.020 (Zone Map adoption).
• Division 3 performance / operational standards: Chapter 9.22 (performance standards).
• Overlay districts and RHN: § 9.18.010–050 (M‑U, M‑P‑C, RHN overlay rules; RHN property development standards).
• ADUs/JADUs: § 9.40.020 (Accessory residential dwelling units; cottage home program; size, setbacks, parking, ministerial approval). Link: Clovis ADUs.
• Density bonus: Chapter 9.26 (implements Government Code § 65915; eligibility, bonus tables, processing).
• Specific plans: Chapter 9.72 (initiation, adoption, amendment; specific plan rules and precedence).
• Site plan review / residential design standards: Chapter 56 references and § 9.77.010–050 (residential design standards and objective standards for multifamily).
• Permit processing, variances and appeals: Chapters 62, 64, 66, 68, and administrative responsibility § 9.01.050.