Local zoning · Clovis

Clovis — Land Use

Land Use 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 what the Clovis Development Code (the local zoning ordinance commonly referred to as Title 17 / the Development Code) says about allowed land uses, conditional uses, and the land‑use tables that control what may be built where in the City of Clovis. It explains the permit pathways (permitted/administrative/conditional), highlights the City’s district‑by‑district rules, and points to the chapters you will need to read before filing an application. For the underlying rules see the Development Code’s land‑use tables and district standards (e.g., Table 2‑2, Table 2‑4, Table 2‑6) and the procedures chapters referenced below (§ 9.08.030, § 9.10.020, § 9.14.020) .

Before you design a project, confirm parking and loading requirements via the City’s Clovis Parking guidance and the Development Code parking chapter noted in the land‑use tables (see § 9.32 references) . Expect design review/site plan review steps described in the Development Code and the City’s Clovis Design Review materials; many use authorizations require site plan review (see § 9.56) . If your parcel lies in a special overlay, review the Clovis Overlay Districts documentation and the Code language for that overlay (e.g., RHN Overlay standards) § 9.72/§ 9.74 .

How Clovis organizes Land Use rules (quick map)

  • Allowable uses are listed in the Development Code land‑use tables (examples: Table 2‑2 for residential, Table 2‑4 for commercial, Table 2‑6 for industrial). Each table cell shows whether the use is P (permitted), A (administrative use permit), C (conditional use permit), or blank (not allowed) — see § 9.08.030 and the table keys in the code .
  • When a table cell is blank the use is prohibited in that district; when the table refers to a § the referenced section carries use‑specific rules (see § 9.08.030 and table notes) .
  • Site changes (new uses, building additions) generally require site plan review (Chapter 56, cited as § 9.56 in the code) or the special review process identified in the table cell .
  • Administrative Use Permits and Conditional Use Permits are processed under Chapter 62 (§ 9.62) and Chapter 64 (§ 9.64) respectively (these are referenced in the district chapters) .

District‑by‑district breakdown

Below are the Clovis districts that most applicants will encounter. Each subsection gives the district purpose, typical permitted uses, and the code locations to read for the full land‑use table and any numeric standards that apply.

Note: the Development Code uses the land‑use tables (Table 2‑2, 2‑4, 2‑6) to show the permit requirement per use; blank table cells = prohibited. See § 9.08.030 and the tables themselves for the authoritative cell‑by‑cell answers .

R‑1 (Single‑Family Residential subzones: R‑1‑A, R‑1‑AH, R‑1‑B, R‑1‑C, R‑1‑MD, R‑1‑MH, R‑1‑PRD)

  • Purpose: traditional single‑family neighborhoods; the R‑1 subzones differ by minimum parcel sizes and frontage requirements and allow single‑family homes and limited accessory uses consistent with single‑family neighborhoods (§ 9.10.020 and the R‑1 tables) .
  • Typical permitted uses: single‑family detached homes, accessory residential structures (sheds, pools), small home‑based businesses where allowed; other uses only where the tables mark P/A/C (see Table 2‑2) § 9.10.020 .
  • Key dimensional standards that the Code actually lists: minimum parcel sizes and widths vary by subzone (examples: R‑1‑A / R‑1‑AH: minimum parcel size 18,000 sq ft, min width 110 ft; R‑1‑B: 12,000 sq ft / 80 ft width; R‑1‑C: 9,000 sq ft or 6,000 sq ft for some R‑1 variants) — these are in the R‑1 development feature tables and notes (front setback 25–35 ft, side 5–10 ft, rear 20 ft, and max height 35 ft / 2½ stories) (§ 9.10.020 & tables) .
  • Where it applies: city single‑family neighborhoods. Confirm the exact subzone on the City’s zoning map and consult Table 2‑2 for permissible accessory and nonresidential uses (see § 9.10.020) .

R‑4 (Multifamily Very High Density)

  • Purpose: areas for high and very high density residential or mixed‑use development consistent with the General Plan; residential densities 25.1 to 43.0 DU/acre (up to 43 DU/acre in specified mixed‑use/transit contexts) (§ 9.10.020 and the R‑4 notes) .
  • Typical permitted uses: multifamily housing and mixed‑use as allowed by the Code/tables; accessory uses per § 9.40.030.
  • Key numeric standards: maximum building height 50 ft / 4 stories, lot coverage up to 60%, setbacks: side 5 ft, street side/rear 15 ft (increased where height >35 ft) — see the R‑4 development table and notes (§ 9.10.020) .
  • Where it applies: parcels zoned R‑4 or included via General Plan/specific plan actions; verify site‑specific applicability with the zoning map.

MHP (Mobile Home Park / Multifamily)

  • Purpose: mobile home parks and manufactured housing in parks; intended as multifamily housing consistent with medium‑high General Plan designations (§ 9.10.020) .
  • Typical permitted uses: manufactured/mobile homes in park settings, supporting parking and utilities; densities 7.1 to 15.0 DU/acre (MHP specifics in the Code) (§ 9.10.020) .
  • Key numeric standards: MHP minimum parcel dimensions and setbacks are listed in the MHP column of the residential development tables (see § 9.10.020) .

C‑2 / C‑3 / C‑R / C‑M / P‑C‑C / U‑C (Commercial districts; P‑C‑C = Planned Commercial Center; U‑C = Urban Center)

  • Purpose: provide for neighborhood, community, region‑serving commercial uses (P‑C‑C) and urban‑center/mixed‑use focal points (U‑C) — the P‑C‑C and U‑C districts allow the uses shown on an approved development plan and encourage a mix of retail, professional office, restaurants, hotels, entertainment, and—where the General Plan allows—residential uses (§ 9.12.020, § 9.76.010, § 9.74.010) .
  • Typical permitted uses: the commercial tables (Table 2‑4) give the specific P/A/C status; many commercial uses are permitted where shown on an approved development plan for P‑C‑C/U‑C; conversions or changes in use may require an administrative or conditional use permit as indicated in table cells (§ 9.12.020) .
  • Key numeric standards: commercial district setbacks/heights vary by district — examples: C‑2 — front yard 30 ft (structures) / parking 20 ft, other setbacks and max heights appear in the commercial tables; hotels in C‑2/C‑3 have a by‑right height up to 55 ft (§ 9.12.030 notes) . For master districts like P‑C‑C/U‑C many standards are “determined during Zoning Map amendment / development plan” — see § 9.76.020 and § 9.74.010 .

M‑1 (Light Industrial) / M‑2 (Heavy Industrial) / M‑P / C‑M / R‑T (Research & Technology / Business Park)

  • Purpose: industrial and business park uses, with M‑1 for light, enclosed industrial uses and M‑2 for heavier processing; R‑T targets research/tech and campus/business park formats with site‑specific R‑T standards (§ 9.14.020 and the industrial tables) .
  • Typical permitted uses: warehouses, manufacturing (per the industrial tables), research & development (R‑T), mini‑warehouses, distribution, and similar uses as shown in Table 2‑6; some uses require a CUP or AUP as the table shows (§ 9.14.020) .
  • Key numeric standards: industrial minimum parcel sizes often 9,000–40,000 sq ft depending on district; front setbacks often 10–25 ft, maximum heights vary (example M‑1 main structure max 75 ft in some subareas; R‑T main structure 35 ft typical; specific parcel and height rules are in Table 2‑7/2‑6) (§ 9.14.020, Table notes) . R‑T often has parcel‑ and project‑specific standards and design guidelines—refer to the applicable R‑T zoning adopted for the site (§ 9.14.020 notes) .

O (Open Space / Conservation) and P‑F (Public Facilities)

  • Purpose: O protects open space, parkland, trails and habitat; P‑F is for public agency uses (City Hall, fire stations, schools, libraries, rodeo grounds) and related public facilities (§ 9.16.020) .
  • Typical permitted uses: parks, recreation areas, greenbelts (O); public buildings, municipal yards, schools, parking garages and the like in P‑F, often subject to site plan review or CUP/AUP per the table (§ 9.16.020) .
  • Key numeric standards: P‑F front setback 15 ft, side/rear 10 ft from residential; O front setback 35 ft, max height 35 ft (Table 2‑8) — see § 9.16.030 and Table 2‑8 for full detail .

At‑a‑glance table (most decision‑relevant uses / standards)

District (typical) Typical permitted uses (high‑level) Key numeric standards or decision triggers Code Reference
R‑1 (single‑family subzones) Single‑family dwellings; accessory structures; limited home occupations Min parcel/widths vary: R‑1‑A: 18,000 sq ft / 110 ft, front setback 25–35 ft, max height 35 ft; bonus parcel coverage rules apply § 9.10.020; Tables 2‑2/2‑3; development notes
R‑4 Multifamily/high‑density housing; mixed use where allowed Density 25.1–43 DU/acre, max height 50 ft / 4 stories, lot coverage 60%, setbacks side 5 ft / rear 15 ft § 9.10.020; R‑4 notes
C‑2 / C‑3 / C‑R General retail, restaurants, offices, hotels (see table) Setbacks/heights vary by commercial subzone (e.g., C‑2 front 30 ft for structures); check Table 2‑4; hotels: 55 ft in C‑2/C‑3 by right § 9.12.020; Table 2‑4; commercial notes
P‑C‑C / U‑C Planned commercial centers and urban centers: multi‑use retail, service, and residential (as approved) Allowed uses and standards set by approved development plan / specific plan — many items "determined during Zoning Map amendment" (i.e., site‑specific) § 9.76.010, § 9.74.010
M‑1 / M‑2 / M‑P / R‑T Light/heavy industry, business parks, R‑T = research/tech campus Min parcel sizes and setbacks vary (examples: M‑1/M‑2 min parcel 9,000 sq ft, front 10 ft; R‑T main height 35 ft; many R‑T standards site‑specific) § 9.14.020; Table 2‑6 / Table 2‑7
O / P‑F Parks, trails, public buildings O front 35 ft, max height 35 ft; P‑F front 15 ft, max height 40 ft / 3 stories (see Table 2‑8) § 9.16.030, Table 2‑8

(Use the relevant Table 2‑series for the full, cell‑by‑cell permitted/conditional status and referenced use‑specific sections; blank cells = not allowed) (§ 9.08.030) .

Practical guidance & interpretation (plain‑English synthesis)

  • The Development Code delegates the day‑to‑day “what’s allowed?” answer to the tables (Table 2‑2, 2‑4, 2‑6). Always start there: find your parcel’s zoning district on the map, open the correct table, and read the cell for your proposed land use — P/A/C/blank tells you the permit required (see § 9.08.030) .
  • If the use is listed as P, you still may need site plan review (Chapter 56, cited repeatedly in the tables) — permitted does not always mean permit‑free for construction or exterior change (§ 9.10.020, § 9.12.020) .
  • For P‑C‑C and U‑C parcels the allowable uses and the development standards are frequently set by the approved development plan or specific plan — many standards are “to be determined” during the map amendment or plan approval process, so these districts are highly parcel‑specific and you must check the development plan or specific plan for the site (§ 9.76.020, § 9.74.010) .
  • Overlays and special purpose districts (e.g., RHN Overlay) set additional property development standards (density, coverage, setbacks, parking). Always review overlay text for mandatory minimums/maximums (see RHN Overlay development standards and Table notes) (§ 9.72 and related overlay language) .
  • Operational standards such as parking, bicycle parking, EV charging, signage, landscaping, and accessory dwelling unit (ADU) rules are handled in separate chapters — consult the City parking rules (Chapter references in the tables, see § 9.32 citations) and the Clovis Development Standards pages for implementation; ADU state law overlays local ADU rules — see Clovis ADUs and the California ADU law summaries for how they interact with the Development Code .

Checklist (what an applicant must satisfy)

  • Identify parcel zoning and subzone; consult Table 2‑2, 2‑4 or 2‑6 for the use cell and permit status (§ 9.08.030) .
  • Confirm whether the use is P, A, or C and note referenced special sections in the table (“See Section” column) (§ 9.08.030) .
  • If required, prepare an application for Site Plan Review (Chapter 56, § 9.56) and follow the design review process (Clovis Design Review) .
  • If the table requires an AUP or CUP, follow the administrative or conditional use permit procedures (Chapters 62/§ 9.62 and 64/§ 9.64) .
  • Confirm dimensional standards (setbacks, heights, parcel size, lot coverage) in the district development tables (Tables 2‑7, 2‑8, R‑series) and any overlay/specific plan text (examples cited above) (§ 9.14.020, Table 2‑7, Table 2‑8) .
  • Check parking and bicycle rules in the parking chapter and provide required spaces; consult Clovis Parking and Chapter 32 references in the development tables (§ 9.32, Table 3‑12 for example) .
  • If in an overlay, verify overlay triggers (e.g., RHN density minimums/maximums) and whether the parcel is on the overlay map (§ 9.72 & RHN overlay text) .
  • For accessory dwellings, consult the City ADU rules and state ADU law (see Clovis ADUs and California ADU law) — local ADU rules are subject to state preemption in certain respects .
  • Verify any conflicts with the California Building Standards Code / Title 24 at permit stage (see California Building Standards Code).

Risks & Ambiguities

Issue Why it matters What to verify
Standards “determined during development plan / specific plan” in U‑C / P‑C‑C The district intentionally defers many dimensional and permitted‑use details to site‑specific plans; a wrong assumption triggers redesign or appeals Check the approved development plan/specific plan for the parcel and the Council approvals; see § 9.76.020 and § 9.74.010
Overlay requirements (e.g., RHN Overlay) change density/coverage Overlays may impose minimum density or mandatory development standards that override base zone rules Confirm whether the parcel lies on the official overlay map and read the overlay standards carefully (§ RHN Overlay language; see § 9.72/overlay text)
Table cell blank = prohibited but additional Code text may allow exceptions A later written description elsewhere in the Code can supersede a table cell per the Code’s own notes If a use appears necessary, check cross‑references in the table (“See Section”) and any written district descriptions (see § 9.08.030 table notes)
Dimensional numeric differences between subzones (many R‑1 variants) Subzone differences (parcel size, frontage, setbacks) are binding and determine buildable envelope Confirm subzone (R‑1‑A vs R‑1‑B vs R‑1‑C) on zoning map and consult the matching development table for numeric standards (§ R‑1 tables)
Parking and bicycle requirements applied at building permit stage Even if use is permitted, insufficient parking or missing bicycle parking can stop permit issuance Compute parking per Chapter 32 and table cross‑references (see Table 3‑12 examples) and consult Clovis Parking (§ 9.32)

Plain‑English Summary

Clovis uses land‑use tables (Tables 2‑2, 2‑4, 2‑6) to say whether a use is allowed in a zone as permitted, administrative, conditional, or not allowed; many numeric standards (setbacks, heights, densities) are spelled out in the district development tables and in overlay/specific plan text — always read the table for your parcel, then the referenced district and overlay sections before you prepare drawings (§ 9.08.030, § 9.10.020, § 9.14.020) .

Source References

  • Clovis Development Code — Residential land uses and permit rules, Table 2‑2 and § 9.10.020 .
  • Clovis Development Code — Commercial district rules, Table 2‑4 and § 9.12.020 (P‑C‑C / U‑C descriptions and development plan process) .
  • Clovis Development Code — Industrial district rules, Table 2‑6 and § 9.14.020 (M‑1, M‑2, R‑T) .
  • Clovis Development Code — Special purpose districts O / P‑F development standards, Table 2‑8 and § 9.16.030 .
  • Clovis Development Code — RHN Overlay development standards (density, coverage, setbacks) and overlay map process (§ references in overlay text and § 9.72) .
  • Clovis Development Code — General notes on allowed uses, permit symbols (P/A/C), and cross‑references to site plan review and special sections (§ 9.08.030; table keys) .
  • Parking and vehicle/bicycle standards referenced by the land‑use tables (Table 3‑12 and Chapter 32) — see Code excerpts and Clovis Parking .
  • ADU policy reference (state and local interplay) — see Clovis ADUs and state ADU law notes (California ADU law) .
  • For design/plan approval steps see Chapter 56 (Site Plan Review / § 9.56) references in the tables and the City’s Clovis Design Review guidance .

Sources

Retrieved passages

  • Clovis Zoning Code (section to) High relevance
  • Clovis Zoning Code (§ 2) High relevance
  • Clovis Zoning Code (title for) High relevance
  • Clovis Zoning Code (title for) High relevance
  • Clovis Zoning Code (title for) High relevance
  • Clovis Zoning Code (Chapter 76) High relevance
  • Clovis Zoning Code (§ 9.72.040.) High relevance
  • Clovis Zoning Code (§ 2) High relevance
  • Clovis Zoning Code (Chapter 64) High relevance
  • Clovis Zoning Code (section be) High relevance
  • CFC § 100 (Chapter 64) High relevance
  • Clovis Zoning Code (§ 2) High relevance
  • Clovis Zoning Code (Chapter 32) High relevance
  • Clovis Zoning Code (Chapter 32) Medium relevance
  • Clovis Zoning Code (Chapter 42) Medium relevance
  • Clovis Zoning Code (Chapter 64) Medium relevance

Cited sections

Frequently asked questions

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

You must look up the exact R‑1 subzone for your parcel and then consult Table 2‑2 for the use cell (P/A/C/blank). Typical allowed uses in R‑1 are single‑family dwellings and accessory residential structures; numeric standards (minimum parcel size, front/side/rear setbacks, max height 35 ft) depend on the R‑1 subzone (see § 9.10.020, R‑1 development tables) .

What are Clovis setback requirements?

Setbacks vary by district and subzone and are listed in the district development tables (examples: R‑1 front 25–35 ft, side 5–10 ft, rear 20 ft; R‑4 side 5 ft, rear 15 ft) — consult the table for your district; see § 9.10.020, Table notes, and Table 2‑7/2‑8 for special districts (§ 9.14.020, § 9.16.030) .

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

Most changes of use and most new construction or exterior alterations require site plan review (Chapter 56, referenced in the tables) even when the use itself is “permitted.” Where the district is a master plan district (U‑C, P‑C‑C) or a planned development, the approved development plan and the Code may require Council or Director review — see § 9.56 references in the development tables and the district chapters (§ 9.76.020, § 9.74.010) .

What is the difference between P, A, and C in the land‑use tables?

The tables use a code: P = permitted (may still require site plan review); A = requires an Administrative Use Permit (Chapter 62, § 9.62); C = requires a Conditional Use Permit (Chapter 64, § 9.64). A blank cell means the use is not allowed in that district. Those keys and the cross‑references are in the table notes (see § 9.08.030) .

Can commercial districts include housing in Clovis?

Yes — some commercial districts (especially U‑C and P‑C‑C) allow residential as part of a mixed‑use development when approved through the development plan or when permitted by the General Plan or specific plan; the allowed density and standards are typically set by the approved plan (see § 9.74.010 and § 9.76.010) .

Where do I find industrial permitted uses and whether my industrial business is allowed?

Consult Table 2‑6 (Industrial uses) and the industrial district development tables (Table 2‑7). Uses are listed and marked P/A/C/blank; note that some potentially high‑impact operations may require a CUP or other conditions. See § 9.14.020 and the Table 2‑6 notes for cross‑references and process instructions .

If my parcel is in an overlay, which rules apply?

Overlay text and maps are binding where adopted. Overlays can impose minimum densities, special setbacks or different permitted uses (e.g., RHN Overlay density minimum 35 DU/acre and specific setbacks). Verify your parcel against the official overlay map and read the overlay section — see overlay language / RHN Overlay standards in the Code (§ 9.72 et seq.) .

What parking rules will the City apply to my commercial project?

The land‑use tables reference the City’s parking chapter for the required number and type of spaces (e.g., vehicle stalls, bicycle parking). See the parking table examples (Table 3‑12) and the parking chapter referenced in the Code (Chapter 32 / § 9.32) and the City’s Clovis Parking guidance for details and calculation rules .

Are ADUs treated differently than other accessory uses?

Local ADU rules interact with state ADU law; consult the City’s ADU page (Clovis ADUs) and state ADU summaries (California ADU law). The Development Code’s accessory structure rules (setbacks, height, and when a building permit is required) also apply; see § 9.40.030 and Code notes on accessory uses .

How do I know if I need a variance or planned development exceptions?

The Code has specific variance and PD/Planned Development processes (see Chapter 68 for minor deviations and Planned Development permit processes elsewhere in Division 2). If your proposal cannot meet a numeric standard or needs deviations, review the Variances and Exceptions chapters and consult the City; verify with staff early (see references to variance/PD rules in Table notes) . ---

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