Local zoning · Clovis

Clovis — Development Standards

Q: What are the RHN Overlay density and height rules?

The RHN Overlay allows 35–43 units/acre , lot coverage ≤ 60% , and max height 4 stories / 50 ft (with additional height possible via CUP). It also sets 15 ft street/ rear setbacks and story‑based side/rear setback increases for taller buildings — see § 9.18.050(E) .

Q: Are setbacks for accessory structures different?

Accessory structures are controlled by § 9.40.030 — typical accessory building height in a rear setback is 12 ft unless otherwise approved; detached accessory buildings under 120 sq ft have different permit rules § 9.40.030 .

Q: Does the Code use FARs or coverage to limit bulk?

Clovis tables more commonly regulate lot/parcel coverage and height than an overall FAR in the base zone tables. FAR values appear in specific plan or mixed‑use master plan documents where adopted. If you need FAR-based analysis, check the applicable specific plan or master plan — otherwise use coverage and height limits from Division 2 (Not found in retrieved materials for universal FAR in base zones; verify with jurisdiction) .

Development Standards under the Clovis local zoning and planning code, with the controlling citations.

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Last reviewed: July 1, 2026

Overview

This page summarizes the City of Clovis Development Code rules that govern setbacks, height, lot coverage, density, and related development standards. It extracts the zoning-district tables and overlay rules used by planners and applicants and points to the controlling Code sections (with citations). For design process items (site plan review, design review, parking, signs, landscaping, ADUs, and building-code interactions) see the linked topic pages referenced below.

Quick links (first natural mention only): parking, design review, overlay districts, ADUs, California Building Standards Code, signage, landscaping.

For parking standards and ratios see the City’s parking chapter and applicable zone tables: parking (/us/california/clovis/parking).
Site reviews and objective standards live under design review (/us/california/clovis/design-review) and site plan review rules in the Development Code.
Overlay specifics (RHN, R-T, M-P-C, M-U) are summarized in the overlay districts page (/us/california/clovis/overlay-districts).
Accessory Dwelling Units are handled under the City’s ADU rules: ADUs (/us/california/clovis/adu).
Clovis enforces state building standards separately; see the California Building Standards Code (/us/california/building-codes).
Sign controls are in the sign chapter: signage (/us/california/clovis/signage).
Landscaping and screening requirements are in the landscaping chapter: landscaping (/us/california/clovis/landscaping-and-screening).

All numeric standards and district names below are drawn from the Clovis Development Code; each requirement cites the controlling section number and the file preview returned from the municipal code text. Where a specific Code § is the primary authority I cite it (e.g., § 9.18.050). Where rules appear in district tables in Chapter 9 (Division 2) I cite the Chapter and the table source text returned by the file search.

District-by-district development standards (decision-focused)

Notes on reading this section: each district subsection lists the district purpose, typical permitted uses (high-level), and the key dimensional standards a planner or applicant will verify first (front/side/rear setbacks, maximum height, maximum parcel or building coverage, and density where applicable). All standards are pulled from the City’s Development Code tables and related text.

R-1 family / single-family districts (various R-1 flavors)

Purpose & typical uses: R-1 designations implement Low-to-Medium single-family residential development and related accessory uses; refer to Division 2 tables for exact allowed uses and permit types (§ 9.08.030) .
Key dimensional standards (general single-family table, Table 2-3 / Chapter 9.10): typical front setback 15–35 ft depending on R-1 subdistrict, side 5 ft, rear 15–20 ft, max parcel coverage 30–45% (bonus parcel coverage rules may apply) — see Chapter 9.10 tables and parcel coverage bonus table (Table 2-3 / Table 2-3A); see § 9.10.010 and parcel coverage bonus rules (bonus up to +45%) .
Height: typical maximum 35 ft / 2½ stories (varies by subdistrict); planned developments may change standards per § 9.66.020 (Planned Development Permit) .
Where it applies: City’s residential zones; verify exact R-1 subdistrict on the Zone Map and the table in Chapter 9.10 § 9.10.010 .

R-2 / R-2‑A (medium-density multifamily)

Purpose & uses: medium-density residential — duplexes, small multiunits and accessory uses; see Table 2-2 for permitted uses and permit triggers § 9.08.030 .
Key dimensional standards (Table 2-3): front setback 20 ft, side 5 ft, rear 20 ft, max parcel coverage 45%, max height 35 ft / 2 stories; minimum parcel size 7,200 sq ft; max density 20 DU/acre — Chapter 9.10 table (resident tables) § 9.10.010 .

R-3 / R-3‑A (higher-density multifamily)

Purpose & uses: multifamily apartments and compatible facilities. See Table 2-2 for specific permitted uses (some require CUP) § 9.08.030 .
Key standards (Table 2-3): front setback 15 ft, side 5 ft, rear 15 ft, max height 45 ft / 3 stories, max density 30 DU/acre, min parcel size 8,500 sq ft; consult Chapter 9.10 § 9.10.010 and the R‑3 table .

R-4 (very high density / mixed‑use capable)

Purpose & uses: very-high-density residential and mixed-use nodes; refer to Table 2-3 and cross-references in the General Plan for allowed uses § 9.08.030 .
Key standards (Table 2-3): maximum height up to 50 ft / 4 stories (whichever is less), max parcel coverage 60%, max gross density typically 25 DU/acre unless GP or specific plan allows up to 43 DU/acre (special mixed-use rules) — see Chapter 9.10 table (R-4) and notes § 9.10.010 .

R-T (Research & Technology / Business Campus Overlay) — base + overlay rules

Purpose & uses: business campus, research, and campus-adjacent housing developments; parcels often keep an underlying residential zone but are subject to R‑T standards § 9.18.060 .
Key standards (R-T residential and commercial components in Table 2-3 variants): front setback 15 ft (20 ft minimum to garage in some types), side 5 ft, street side 10–15 ft, max height 35 ft for residential campus components; campus-affiliated multifamily max density commonly 25 DU/acre for multifamily component — see R‑T tables and R‑T Park Architectural Guidelines § 9.18.060 and associated tables .

Commercial zones — C-P, C-1, C-2, C-R, C-3

Purpose & uses: neighborhood to regional commercial, office, mixed use; consult Table 2-5 for per-district dimensional standards and Table 2-4 for allowable uses § 9.12.050 and § 9.08.030 .
Key standards (Table 2-5 summary): C-P front 10 ft, C-1 front 20 ft, many commercial zones allow no side/rear setback for structures inside a commercial center (exceptions where adjacent to residential), main structure height varies (C-P up to 40 ft/3 stories, C-2/C-R 35 ft/2 stories, C-3 up to 50 ft/4 stories depending on subzone), parcel size minima vary (C-2 15,000 sq ft, C-R 4 acres) — see Chapter 9.12 tables § 9.12.050 .
NOTE: Where a commercial parcel abuts residential zoning, the more restrictive residential front or rear yard can apply (see notes to the commercial tables) § 9.12.050 .

M-P (Industrial Park), M-1, M-2 (industrial)

Purpose & uses: light to heavy industrial uses, business parks; see Chapter 9.14 for details § 9.14.010 (chapter header) .
Key standards (Table entries): front setback 25–40 ft depending on industrial subdistrict, side 10 ft, rear 15 ft, main structure heights often up to 50 ft with special limits near residential uses; maximum parcel coverage 50% in M‑P typical — see industrial tables in Division 2 § 9.14.010 .

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

Purpose & uses: master‑planned mixed-use centers; specific standards are established during the zoning map amendment or master plan approval (standards are "determined during Zoning Map amendment") § 9.08.010 and Table 2-1 notes .
Key standards: maximum densities often 25–43 DU/acre per General Plan or specific plan; front/side/setback and height are established in the adopted master plan and cannot be assumed — see § 9.08.020–030 and the U‑C/P‑C‑C table notes .

RHN (Regional Housing Needs) Overlay District

Purpose & scope: City-wide overlay to enable high-density affordable housing on qualifying parcels at 35–43 units/acre where parcel qualifications are met § 9.18.050 .
Key development standards (explicit): density 35–43 DU/acre, max lot coverage 60%, max height 4 stories / 50 ft (additional height may be allowed by Conditional Use Permit), setbacks: street frontage 15 ft, street side 15 ft (increases where structure >35 ft at 3 in. per foot), interior side 5 ft per story, rear 15 ft (with height-based increases) — see § 9.18.050(E) and RHN project rules (parcel size eligibility 1–10 acres) .
Special notes: site plan review is not required for RHN projects that meet the section criteria (but building permits and standard code conformance still apply) § 9.18.050 .

Quick decision table (most used numeric standards)

District	Front setback	Side setback	Rear setback	Max height	Max coverage / density	Code reference
R-2	20 ft	5 ft	20 ft	35 ft / 2 stories	45% / 20 DU/acre	§ 9.10.010; Table (Residential zones)
R-3	15 ft	5 ft	15 ft	45 ft / 3 stories	— / 30 DU/acre	§ 9.10.010; Table (Residential zones)
R-4	15 ft	5 ft	15 ft	50 ft / 4 stories	60% / up to 43 DU/acre (GP/SP)	§ 9.10.010; Table (R‑4)
C-2 / C-R	30 ft (structures)	None (structures)	None	35 ft / 2 stories	33%	§ 9.12.050; Table 2‑5 (Commercial)
M-P	25 ft	10 ft	15 ft	50 ft	50%	§ 9.14.010; Industrial table
RHN Overlay	15 ft	15 ft (street side)	15 ft	50 ft / 4 stories	60% / 35–43 DU/acre	§ 9.18.050(E) (RHN provisions)

(These figures are the most commonly used thresholds; check the zone-specific table row and the notes that apply to the particular subdistrict on your parcel.)

Practical guidance & interpretation notes

Setback measurement: front and street-side setbacks are measured per the Code measurement rules (see measurement rules and exceptions including corner, flag-lot specifics) § 9.24.100(C) .
Accessory building rules: detached accessory structures in setback areas and accessory height limits are controlled in § 9.40.030 (Accessory uses and structures); accessory structures in rear setback usually limited to 12 ft unless administrative permit is approved § 9.40.030 .
Height measurement and exceptions: height is measured from finished grade to highest point; exceptions and roof-mounted appurtenances are covered in § 9.24.080 .
Minor deviations and variances: the Director may grant minor deviations up to 10% for certain dimensional standards; variances are decided by the Commission (see § 9.68.030 and § 9.68.020) .
Planned Development / Master Plans: large or mixed-use projects can use a Planned Development Permit or M‑P‑C / U‑C processes to modify development standards (density cannot be increased beyond General Plan unless compliant with state law) — see § 9.66.020 and M‑P‑C / U‑C notes § 9.18.030–040 .
Parking: parking counts and standards are in Chapter 32; multi-family and RHN projects have explicit parking ratios (e.g., 2 stalls/unit for 1–2 bed; 3 stalls/unit for 3+ beds) and at least one covered stall per unit for multi-family/RHN § 9.18.050 and Chapter 32 references .
Design & site plan review: many projects require site plan review (Ministerial or discretionary) with specific findings in § 9.56.040; multifamily projects meeting objective standards have streamlined review under Chapter 9.77 § 9.56.040; § 9.77.030 .
Interplay with specific plans/General Plan: where a specific plan or General Plan table sets a different standard (e.g., U‑C/P‑C‑C, Mixed‑Use), the specific plan controls; zone tables often say "determined during Zoning Map amendment" § 9.08.030 and § 9.18.040 .

Checklist (what an applicant must satisfy before building plan submittal)

Confirm the parcel’s exact zoning and any overlays on the official Zone Map (Division 2) § 9.08.020 .
Verify applicable numerical standards in the Division 2 tables for the parcel’s zoning district (setbacks, coverage, height, density) § 9.10.010 / § 9.12.050 .
Check overlay rules (e.g., RHN Overlay § 9.18.050) for parcel qualifiers, density, and parcel-size limits before assuming higher density .
Ensure parking calculations meet Chapter 32 requirements and RHN or multifamily ratios where required § 9.18.050; Chapter 32 .
Prepare site plan review or plan set to show setbacks measured per Code measurement rules § 9.24.100(C) .
Confirm accessory structure and ADU footprint/height rules § 9.40.030; consult ADU page for State and local ADU rules (/us/california/clovis/adu) .
If requesting deviations, plan for Minor Deviation (Director) or Variance (Commission) and include the findings and evidence per § 9.68.030 and § 9.68.020 .
Check applicable design guidelines (multifamily/single-family objective standards) and potential requirement for design review (/us/california/clovis/design-review) § 9.77 .
Coordinate sign and landscaping compliance (Chapters 34 and 28) as part of site plan, consult sign rules signage (/us/california/clovis/signage) and landscaping (/us/california/clovis/landscaping-and-screening) § 9.56.040 .

Risks & Ambiguities

Issue	Why it matters	What to verify
Which R‑1 subdistrict applies	R‑1 variants (R-1-A, R-1-B, R-1-MD, etc.) have different setbacks, frontage and cul‑de‑sac rules that affect lot layout	Confirm the exact subdistrict on the Zone Map and inspect the Table 2‑3 row for that subdistrict § 9.10.010
RHN overlay parcel qualifications	RHN enables much higher density but requires parcel size and developability checks; mis-application can invalidate entitlements	Verify parcel size (1–10 acres), developability criteria, and that project meets § 9.18.050(E) standards before assuming 35–43 DU/acre
FAR (floor area ratio) not uniformly shown	Many zone tables list heights and coverage but not an explicit FAR; design control may be by coverage and height instead	Code doesn’t always provide FAR — if your design depends on FAR, confirm with the Director or specific plan; FAR entries are in specific plan or mixed‑use tables where they exist Not found in retrieved materials; verify with jurisdiction § 9.08.030
Conflicts with specific plans / GP	Specific plan standards or the General Plan LU tables can override base zone standards	Check for specific plan applicability and the master plan provisions (U‑C / M‑P‑C) — specific plan controls where different § 9.18.040–030
Height increases via CUP or Administrative Permit	Some zones allow additional stories via Conditional Use Permit or Administrative processes — but require findings and may be discretionary	Any height increase must follow Chapter 64 or administrative permit rules; verify required findings in § 9.64 and height exceptions in § 9.24.080
Minor deviations (10%) vs variance	Procedural pathway (Director vs Commission) affects timeline and likelihood	If change is ≤10% for allowed categories, the Director may grant minor deviation (§ 9.68.030); beyond that, plan for a variance § 9.68.020

Plain-English Summary

Clovis’s Development Code sets district-by-district numeric rules you must meet before getting building permits: look first at your parcel’s zone and any overlays, then check the table for that zone for the front/side/rear setbacks, height, lot coverage, and density. Overlay rules like the RHN Overlay can change allowed density and setbacks but have strict parcel-size and design requirements. Always confirm exact numbers on the Zone Map and the Chapter 9 tables and plan for site plan review or permit processes when you need deviations (see § 9.56.040, § 9.68.030, § 9.18.050) .

Source References

Clovis Development Code — Division 2 (Zoning Districts, Allowable Uses and Zone‑Specific Standards): § 9.08.010–030 .
Residential district tables and standards: Chapter 9.10 (Table 2‑3 entries for R‑2, R‑3, R‑4) § 9.10.010 and related tables .
Commercial district tables: Chapter 9.12 (Table 2‑5 commercial standards) § 9.12.050 .
Industrial district rules and M‑P: Chapter 9.14 (industrial standards) § 9.14.010 .
RHN Overlay District: § 9.18.050 (RHN Overlay) — parcel qualifications, density, setbacks, parking, height § 9.18.050(E) .
Accessory structures and accessory-residential setbacks: § 9.40.030 (Accessory uses and structures); accessory rear‑setback height limits and encroachment rules .
Setback measurement and encroachment rules: § 9.24.100(C) and Table 3‑4 encroachment allowances § 9.24.100(C); general height measurement and exceptions § 9.24.080 .
Site plan review and findings: § 9.56.040 (Site Plan Review findings and processing) .
Variances and minor deviations: § 9.68.020–030 (director vs commission authority; 10% minor deviation rule) .
Planned Development & modifications to standards: § 9.66.020 (Planned Development Permit authority to adjust standards) .
Parking (general references inside RHN & multifamily text): RHN parking ratios and multi-family parking guidance in RHN and multifamily sections § 9.18.050 and related tables; see Chapter 32 for full parking rules .

If you want, I can pull the single-page table applicable to your parcel (address or APN) and extract the exact front/side/rear setbacks, coverage, height and density entries for your zone and any overlays. Verify any parcel-specific exceptions with the City because site-specific conditions, specific plans, or recent ordinances may modify table entries. Verify with the jurisdiction.

Sources

Retrieved passages

Clovis Zoning Code (section be) High relevance
Clovis Zoning Code (Chapter 64) High relevance
CFC § 100 (Chapter 64) High relevance
Clovis Zoning Code (Chapter 42) High relevance
Clovis Zoning Code (Chapter 64) High relevance
Clovis Zoning Code (Chapter 32) High relevance
CFC § 000 (Chapter 32) High relevance
Clovis Zoning Code (Chapter 32) High relevance
CFC § 120 (Chapter 62) High relevance
Clovis Zoning Code (§ 2) Medium relevance
Clovis Zoning Code Medium relevance
Clovis Zoning Code (Chapter 9.68.) Medium relevance
Clovis Zoning Code (§ 2) Medium relevance
CBC § 2 (§ 2) Medium relevance
Clovis Zoning Code (Chapter 62) Medium relevance
Clovis Zoning Code (Chapter 4) Medium relevance
Clovis Zoning Code (Chapter 66) High relevance
Clovis Zoning Code (§ 2) Medium relevance
Clovis Zoning Code (§ 2) Medium relevance
Clovis Zoning Code (§ 2) Medium relevance
Clovis Zoning Code (§ 2) Medium relevance
Clovis Zoning Code (§ 2) Medium relevance
CBC § 000 (Chapter 32) High relevance
Clovis Zoning Code (section at) Medium relevance
CFC § 2 (Chapter 56) Medium relevance

Cited sections

Official Clovis code library

Frequently asked questions

What can I build on an R-1 lot in Clovis?

You may build single‑family residential uses and accessory uses consistent with the R‑1 subdistrict rules; the exact setbacks, lot coverage bonuses, and parcel-width minima depend on the R‑1 variant — check the R‑1 row in the Chapter 9.10 residential tables and the Table 2‑3 parcel coverage bonus rules (§ 9.10.010; Table 2‑3A) .

What are Clovis setback requirements?

Setbacks are set per zoning district tables (Division 2). For example, R‑2 front 20 ft, side 5 ft, rear 20 ft; commercial and overlay tables differ. Measurement rules and corner/flag‑lot methods are in § 9.24.100(C) — always measure per that section when preparing plans § 9.24.100(C) .

Do I need design review or site plan review in Clovis?

Most new construction and changes in use require site plan review under Chapter 56; the Director approves many projects administratively (findings in § 9.56.040). Multifamily projects that meet objective standards use the Chapter 9.77 process (ministerial/streamlined) § 9.56.040; § 9.77.030 .

What are the RHN Overlay density and height rules?

The RHN Overlay allows 35–43 units/acre, lot coverage ≤ 60%, and max height 4 stories / 50 ft (with additional height possible via CUP). It also sets 15 ft street/ rear setbacks and story‑based side/rear setback increases for taller buildings — see § 9.18.050(E) .

Can I get a height increase above the table maximum?

Potentially — some zones allow additional height via a Conditional Use Permit or administrative permit, subject to findings (and limited caps like 65 ft/5 stories in some contexts). Review the applicable zone note and Chapter 64 procedures and height measurement in § 9.24.080 and CUP rules § 9.64 (see the code) .

How does parcel coverage bonus work in single‑family zones?

Single‑family zones may allow a parcel coverage bonus (up to +45%) when certain amenities or design features are provided; the bonus schedule is Table 2‑3A and is administered by the Director via single‑family site plan review (Table 2‑3A / § 9.10.010) .

What if my parcel falls in two zoning districts?

If a site is divided by district boundaries you must comply with the requirements of each district for the portion of the site affected (see § 9.08.030 — site divided by zoning boundary rule) .

Where are parking counts and dimension requirements?

Off‑street parking standards are in Chapter 32. For multifamily and overlays like RHN, the code specifies parking ratios (e.g., 2 stalls/unit for 1–2 bedroom units; 3 stalls/unit for 3+ bedrooms, plus at least one covered stall per unit for many multi-family projects) — see RHN and multifamily rules and Chapter 32 (§ 9.18.050 and Chapter 32) .

Are setbacks for accessory structures different?

Accessory structures are controlled by § 9.40.030 — typical accessory building height in a rear setback is 12 ft unless otherwise approved; detached accessory buildings under 120 sq ft have different permit rules § 9.40.030 .

Does the Code use FARs or coverage to limit bulk?

Clovis tables more commonly regulate lot/parcel coverage and height than an overall FAR in the base zone tables. FAR values appear in specific plan or mixed‑use master plan documents where adopted. If you need FAR-based analysis, check the applicable specific plan or master plan — otherwise use coverage and height limits from Division 2 (Not found in retrieved materials for universal FAR in base zones; verify with jurisdiction) .

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