Clovis — Design Review

Last reviewed: July 1, 2026

Overview

Design review in the City of Clovis is administered primarily through the Development Code (Title 9) as site plan review, multifamily residential development review, and planned-development/design components tied to specific zones and overlays. The Director of Planning (and the Planning Commission/Council on referral) evaluates site layout, architectural character, parking and access, landscaping, and consistency with adopted design standards before permits are issued. See the City’s zoning rules for how review routes vary by zone and project type; important procedural rules are in § 9.56.010–080, § 9.77.050, and § 9.66.040–060.

(Where this page mentions related topics the first time, it links to the City menu pages used across GoCodebook: the words below are linked inline — “design review” links to the City’s zoning page, and other related topics are linked to the pages listed for the site.)

• The City’s approach sits inside the broader Clovis zoning framework and applies the development standards and site-specific rules.
• The review will check parking (see parking), setbacks and development standards, overlays (see overlay districts), landscaping (landscaping and screening), signage (signage), and may intersect with ADU policy (ADUs) and the State building code (California Building Standards Code).

How Clovis structures design review (plain rules)

• The primary administrative path for design-type review is Site Plan Review (Chapter 9.56). A complete application is required; the Director reviews completeness and the project’s design, site plan configuration, and consistency with the Development Code and adopted guidelines. A Director decision is typically made within 30 working days of a complete filing. No public hearing is required for Director site plan decisions, but the Director may refer any project to the Planning Commission where the project is of “significant consequence” or controversial. § 9.56.010–040.

• Approval findings for site plan review require that the project: (1) is allowed in the subject zoning district, (2) complies with applicable Development Code provisions and adopted design standards, (3) complies with the Municipal Code, and (4) is consistent with the General Plan (and specific plan, if applicable). The Director (or Commission on referral) may impose conditions necessary to meet those findings. § 9.56.040–050.

• Environmental screening: routine / ministerial site plan reviews are generally not subject to fresh CEQA analysis; however discretionary conditions that impose new substantive obligations are treated as discretionary for CEQA purposes. § 9.56.060.

• Multifamily residential development review is a separate, ministerial review path for multifamily or residential components that meet the City’s objective multifamily development standards. The Director approves or returns corrections; appeals of denials are limited to mistakes of fact. § 9.77.050.

• Planned Development / Planned Commercial Center processes (e.g., P-C-C, U-C, and R‑1 Planned Residential) impose their own design and Master Development Plan requirements; those applications carry public hearings and Commission/Council decisions and can override base district standards where explicitly adopted. § 9.66.040–060, § 9.76.010–040, § 9.74.010–020.

District-by-district breakdown

Below are the Clovis zoning districts most relevant to design/architectural/site-plan review. Each district entry states the district purpose (per the code), typical permitted uses, key dimensional standards, and where the design-review rules apply.

Note: the City’s Division 2 tables (allowable uses and zone‑specific standards) control permitted uses and note where site plan review applies. See Table 2-2 for allowable uses and the district tables for dimensional standards.

R-R (Rural Residential)

• Purpose: Low-density rural residential (open/large-lot) development.
• Typical uses: single-family dwellings, accessory residential units where allowed. See Table 2-2 for permitted uses.
• Key standards: minimum parcel sizes and setbacks are identified in the residential development tables (see Division 2 notes). Site plan review applies to changes or new uses unless exempted (e.g., most single‑family permits are exempt except where a specific plan or PD requires review). § 9.56.020.

R-A (Residential-Agricultural)

• Purpose: Transition district with larger lots, buffers for limited agricultural activities.
• Typical uses: single-family dwellings, accessory uses, limited agricultural. See Table 2-2.
• Key standards: Table-driven parcel sizes/setbacks; site plan review when non-routine changes are proposed. Verify exact setbacks in Division 2 tables.

R-1 (Single-family Residential — variants R-1-C, R-1-A, etc.)

• Purpose: Urban single-family neighborhoods; some R‑1 areas are subject to planned residential development rules (R‑1‑PD).
• Typical uses: single‑family dwellings, accessory residential units permitted per § 9.40.020 and Table 2-2.
• Key dimensional standards (typical R‑1 example): minimum parcel size: 6,000 sq ft, minimum parcel width: 60 ft, front setback: 20 ft, side setbacks: 5 ft each (aggregate min. often required), max height: varies by subdistrict (see table). See the R‑1 table and notes for R‑1‑C/R‑1 variants. (Table excerpt; see the Code for subzone specifics).
• Where review applies: single‑family construction generally does not require site plan review unless the property’s specific plan, PD, or conditional use rule triggers it. § 9.56.020.

R-2 / R-3 (Lower- to medium-density multifamily)

• Purpose: Townhouses, duplexes and small multifamily (R‑2), and higher-density multifamily (R‑3) subject to density caps and design standards.
• Typical uses: duplexes, small apartments, accessory units where permitted. Table 2-2 lists allowed uses.
• Key dimensional standards (examples): R-2 min parcel size: 7,200 sq ft; min width: 60 ft; front setback: 20 ft; max height: 35 ft / 2 stories. R-3 min parcel size: 8,500 sq ft; front setback: 15 ft; max height: 45 ft / 3 stories. Projects not meeting objective multifamily standards go through site plan review. § 9.77.050.

R-4 (Higher-density residential)

• Purpose: Higher-density residential (apartments and mixed residential) with higher parcel coverage and height allowances.
• Typical uses: medium- to high-density apartments, planned residential developments.
• Key standards: max density typically 25 DU/acre (subject to General Plan allowances); max height up to 50 ft / 4 stories in base table; setbacks noted in Division 2. Multifamily projects must meet City’s multifamily guidelines or proceed to site plan review. § 9.77.030–050.

MHP (Mobile Home Park)

• Purpose: Mobile home park design and operating standards; allowed uses and site design controlled by Division 2 tables and MHP-specific regulations. See Table 2-2.

C-P (Commercial-Professional) and C-1 (Neighborhood Commercial)

• Purpose: C-P: community/regional commercial and mixed uses; C-1: smaller neighborhood retail/office. Design standards for commercial centers are adopted by Council or Director resolution; a Master Development Plan may be required. § 9.12.050.
• Typical uses: retail, offices, restaurants, services; permitted uses listed in Division 2 tables.
• Key dimensional standards (examples from Table 2-5): C‑P min parcel size: 10,000 sq ft; min width: 65 ft; front setback: 10 ft; max height: 40 ft/3 stories (hotels allowed to 55 ft by right). C‑1 min parcel size: 15,000 sq ft; front setback: 20 ft; max height: 20 ft / 1 story. Parking and sign rules are enforced as part of site plan review.

C-2 / C-3 / C-R (General/Regional Commercial)

• Purpose: larger-scale commercial centers and regional shopping that require Master Development Plans or planned‑center review. § 9.76.010.
• Key standards: larger minimum parcel sizes and larger front setbacks (see Table 2-5 / Division 2 tables). Parking and master sign programs are part of the site plan/preliminary-plan review package.

U‑C / P‑C‑C (Urban Center / Planned Commercial Center)

• Purpose: planned, mixed-use centers; uses and design are defined by development plans approved by Council. Projects require a development plan and may require a Master Development Plan and public hearings. § 9.74.010–020, § 9.76.010.

M‑P (Manufacturing/Planned Industrial) and M‑1 (Light Industrial)

• Purpose: employment, industrial, and business-park areas; site plan review enforces buffering, building materials and landscape screening where adjacent to residences. See Division 2 zone tables and screening standards in § 9.24.060.

R‑T (Campus‑affiliated housing / mixed)

• Purpose: site-specific R‑T districts (campus-affiliated housing) have their own standards and design guidelines administered via the R‑T tables and R‑T architectural guidelines. Specific sites will have R‑T rules adopted as their standards — consult the zone-specific language. R‑T tables show explicit setbacks, densities, and open-space requirements.

Quick reference table — most decision‑relevant standards and where the Code places them

Checklist — what an applicant must provide to pass Clovis design/site review

• File a complete site plan review or multifamily development review application and pay the fee per Chapter 50 (Application Filing). § 9.56.030(A).
• Submit fully dimensioned site plans, elevations, floor plans, landscape plans, materials/finish/color samples and any required engineering or technical studies identified in the Department handout. § 9.56.030(A)(2).
• Demonstrate compliance with the applicable zone’s development standards (setbacks, height, coverage, FAR where applicable) in Division 2 tables (R‑1/R‑2/R‑3/R‑4 or commercial tables). See district tables cited above.
• Show parking calculations per the City’s parking standards and internal circulation adequate for fire and access. Chapter 32 is enforced during site plan review. § 9.56.030(B)(4)(d).
• Provide water‑efficient landscape plan and open-space/amenity plan when required. § 9.56.030(B)(4)(e); multifamily projects have explicit open-space minimums (e.g., 260 sq ft/unit in multifamily guidelines).
• If subject to a Master Development Plan or Overlay (e.g., M‑P‑C), provide the Master Plan submittals and comply with adopted architectural guidelines.
• Confirm whether the project is ministerial (no CEQA) or discretionary (CEQA may apply) per § 9.56.060.

Risks & Ambiguities

If the code text for a specific parcel or overlay is not explicit in the materials retrieved here: Verify with the jurisdiction.

Plain‑English summary

If you’re proposing exterior changes, a new building, a multifamily project, or any nonroutine use in Clovis, expect a site plan/design review where the Planning Director checks that your site, architecture, parking, landscaping, and buffering meet the Development Code and any adopted design guidelines; small single‑family projects are often exempt unless the parcel’s zoning or a specific plan says otherwise. Key procedural rules live in § 9.56.010–080 (site plan review) and multifamily design rules in § 9.77.050; planned developments and overlays add extra requirements and hearings.

Source References

• Clovis Development Code (Development Code / Title 9) — Site Plan Review: § 9.56.010–080.
• Clovis Development Code — Multifamily residential development review: § 9.77.050.
• Clovis Development Code — Planned Development / findings and decision: § 9.66.040–060.
• Division 2 — Zoning Districts, Allowable Uses and Zone‑Specific Standards (Tables: Table 2‑2; Table 2‑5; R‑1/R‑2/R‑3/R‑4/R‑T tables). (District tables and notes used above.)
• Fences, walls, screening rules and site plan linkages: § 9.24.060 (Fences, walls, and hedges) and related site plan review citations.
• Commercial design standards and Master Development Plan rules: § 9.12.050, Planned Commercial Center § 9.76.010–040, Urban Center § 9.74.010–020.

(If you need the exact PDF/URL of the City code or the official Master Development Plan for a parcel, request the parcel APN and I’ll flag the exact code excerpt or identify the overlay / specific plan that applies. Verify any parcel‑specific interpretation with Planning staff.)

Retrieved passages

• Clovis Zoning Code (chapter and) High relevance show source text
• Clovis Zoning Code (Chapter 9.56.) High relevance show source text
• Clovis Zoning Code (§ 2) Medium relevance show source text
• Clovis Zoning Code (§ 2) Medium relevance show source text
• Clovis Zoning Code (§ 2) Medium relevance show source text
• Clovis Zoning Code (chapter and) Medium relevance show source text
• Clovis Zoning Code (Chapter 56) Medium relevance show source text
• Clovis Zoning Code (§ 9.70.070.) Medium relevance show source text
• Clovis Zoning Code (§ 9.110.030.) Medium relevance show source text
• CFC § 120 (Chapter 62) Medium relevance show source text
• Clovis Zoning Code (Chapter 64) Medium relevance show source text

Cited sections

• Clovis Development Code (Development Code / Title 9) — Site Plan Review: **§ 9.56.010–080**. (Title 9)
• Clovis Development Code — Multifamily residential development review: **§ 9.77.050**. (§ 9.77.050)
• Clovis Development Code — Planned Development / findings and decision: **§ 9.66.040–060**. (§ 9.66.040)
• Division 2 — Zoning Districts, Allowable Uses and Zone‑Specific Standards (Tables: Table 2‑2; Table 2‑5; R‑1/R‑2/R‑3/R‑4/R‑T tables). (District tables and notes used above.)
• Fences, walls, screening rules and site plan linkages: **§ 9.24.060** (Fences, walls, and hedges) and related site plan review citations. (§ 9.24.060)
• Commercial design standards and Master Development Plan rules: **§ 9.12.050**, Planned Commercial Center **§ 9.76.010–040**, Urban Center **§ 9.74.010–020**. (§ 9.12.050)
• Clovis_ZoningCode.md

• Official Clovis code library