Clovis — Overlay Districts

Last reviewed: July 1, 2026

Overview

Overlay (combining) districts in Clovis are supplementary zoning designations applied on top of base zones to require or allow special planning, design, or density rules for particular areas. They do not replace the underlying base zoning unless a Master Development Plan explicitly does so; instead they modify or add to base-zone rules for issues such as mixed-use, master-planned communities, and targeted housing production. See the City’s general zoning framework for context at Clovis Zoning & Planning overview and the map rules in § 9.08.010. § 9.18.010 and § 9.18.020 establish the chapter purpose and how overlays relate to base districts.

Notes:

• Wherever I mention development standards, parking, design review, or ADUs I link to the City pages you’ll use for application details: Clovis Development Standards, Clovis Parking, Clovis Design Review, Clovis ADUs, and the California Building Standards Code. Use those pages for procedural or standards cross‑checks.

How Clovis applies overlays (summary of legal mechanics)

• Overlay rules are additive to the base zoning and “shall apply in addition to the standards and regulations of the primary zoning district.” If a conflict exists, the overlay chapter controls. § 9.18.010(B).
• Overlays are shown on the Zoning Map and typically added as a suffix to the base district (for example a parcel rezoned to an underlying district with an overlay will carry that overlay suffix). See § 9.08.010 and the M-P-C map designation rules in § 9.18.030(B).
• Some overlays require an adopted plan (Master Development Plan or project-area master plan) and can substitute their own development standards for the base zone standards when approved. § 9.18.030(E) and § 9.18.040(D–E) (M-P-C / M-U rules).

Overlay Districts — district-by-district breakdown

M-P-C (Master Planned Community) Overlay District

• Purpose: The M-P-C is intended to implement Master Planned Community land use designations and permit comprehensively planned communities with flexible standards to achieve higher-level community design objectives. § 9.18.020(A) and § 9.18.030(A).
• Where it applies: Only to contiguous areas of at least 100 gross acres; the overlay is applied as an “M-P-C” suffix on the zoning map for the affected parcels. § 9.18.030(B)(1)(a–b).
• Typical permitted uses: Uses generally follow the underlying base zoning unless the adopted Master Development Plan modifies them. In short, “all uses allowable in the particular base zoning district” apply unless the Master Development Plan changes them. § 9.18.020(A)(2) and § 9.18.030(B)(1)(c).
• Key development standards and process:
  • A complete, Council‑adopted Master Development Plan (written plan + maps; must show parcels, land uses, circulation, open space, and explicit development standards) is required at the time the overlay is approved. § 9.18.030(B)(3)(a–d) and § 9.18.030(C).
  • The Master Development Plan can override base-zone standards (heights, spacing, setbacks, densities) when adopted. § 9.18.030(4)(b).
  • Approval path: An M‑P‑C overlay is adopted or amended by ordinance (Council) and includes process rules for minor vs. major amendments; Director and Commission interpretations/appeals provisions apply. § 9.18.030(C–E).
• Practical guidance: Expect a full project‑level master plan submittal (transportation cross‑sections, open space plan, sign master plan, HOA provisions), environmental review, and conditions that require subsequent site plan review, CUPs, or final map requirements before building permits are issued. § 9.18.030(3–5).

Relevant code: § 9.18.030.

M-U (Mixed Use) Overlay District

• Purpose: The M-U overlay fosters development or redevelopment suitable for a creative mix of retail, office, industrial/business-park, medical, and residential uses and implements the General Plan Mixed Use designation. § 9.18.020(B) and § 9.18.040.
• Where it applies: Applied as an overlay combined with one or more underlying zones where the General Plan or a specific plan contemplates mixed‑use. § 9.18.020(B).
• Typical permitted uses: All uses allowed by the underlying base district remain allowed unless the M-U project-area master plan defines allowable percentages and use categories (primary, secondary, special). Master plans must display the maximum percentage of each use type. § 9.18.040(D)(1–3).
• Key development standards and process:
  • A project-area master plan is required; development standards are adopted with each master plan and cannot be less restrictive than the mixed-use area standards. § 9.18.040(D–E).
  • The master plan prescribes intensities, allowable mix, and must demonstrate consistency with the General Plan. § 9.18.040(C–E).
• Practical guidance: If you propose mixed use, plan to submit a master plan showing the use mix, circulation, and design parameters; expect planning review and possible design review/site plan review consistent with the master plan. For design review procedures consult the City’s design review page. (link to Clovis Design Review.)

Relevant code: § 9.18.040.

RHN (Regional Housing Needs) Overlay District

• Purpose and intent: The RHN Overlay is a City‑wide overlay to facilitate affordable housing at targeted densities that help the City meet its RHNA obligations. It is intended to apply to qualifying residentially zoned parcels citywide. § 9.18.050(A).
• Where it applies: The RHN overlay is a citywide program that can be applied to residentially zoned parcels that meet the parcel qualifications set by the Director. § 9.18.050(A–B).
• Parcel qualifications (Director‑determined):
  • Parcel size: generally not less than 1 acre and not more than 10 acres, except larger parcels that can be subdivided to meet the size range. § 9.18.050(B)(1)(a–c).
  • Developability: the parcel must be physically capable of achieving the RHN density range with consideration of topography, constraints, and relevant State guidance. § 9.18.050(B)(2).
• Required standards and minimums:
  • Density: not less than 35 units/acre and not to exceed 43 units/acre for RHN projects. § 9.18.050(E)(1).
  • Lot coverage: maximum 60% unless otherwise provided. § 9.18.050(E)(2).
  • Height: maximum 4 stories / 50 feet, with conditional-use process available for additional height in certain circumstances. § 9.18.050(E)(3).
  • Setbacks (illustrative minimums provided): 15 ft street frontage; 15 ft street side; 5 ft interior side per story; 15 ft rear—additional setback increases required for buildings exceeding 35 ft per the height/stepback rules. § 9.18.050(E)(4)(a–d).
  • Fencing and gates: must meet Fire Department standards; perimeter fencing adjacent to other properties typically minimum 6 ft masonry where specified. § 9.18.050(E)(5).
• Practical guidance: The Director maintains an RHN parcel list and map; parcels are added/removed annually with Council approval and a public meeting. Applicants should confirm a parcel’s RHN eligibility with the Planning Department before assuming RHN standards apply. § 9.18.050(B–C).

Relevant code: § 9.18.050.

Quick reference table — primary overlay standards / use rules

Checklist — what an applicant must satisfy to use or establish these overlays

• Confirm current zoning and overlay mapping for the parcel (Zoning Map incorporated by reference per § 9.08.020). Verify with the jurisdiction.
• If pursuing M‑P‑C, prepare and submit a Council‑adopted Master Development Plan addressing parcels, circulation, densities, open space, sign master plan, HOA, and proposed development standards; include environmental studies and supporting reports. § 9.18.030(3–4).
• If proposing M‑U, prepare a project‑area master plan showing use percentages and development standards consistent with the General Plan; expect site plan/design review as required. § 9.18.040(D–E).
• If proposing RHN project, confirm parcel qualifies (size 1–10 acres, developability) and design to meet density 35–43 DU/acre, lot coverage ≤ 60%, height and setback standards in § 9.18.050(E). If parcel larger than 10 acres, plan for subdivision or evaluation per § 9.18.050(B)(1)(c).
• Anticipate additional actions required by conditions of overlay approval: CUPs, site plan review, sign review, or subsequent zone requests; check Chapter references (e.g., Chapters 34, 56, 64). § 9.18.030(5).
• Coordinate parking and landscape/screening to match overlay/submittal requirements; see Clovis Parking and Clovis Landscaping and Screening pages. (link to Clovis Parking and Clovis Landscaping and Screening)
• Remember building permits must still comply with the California Building Standards Code (Title 24); overlay approval does not waive Title 24 requirements. (link to California Building Standards Code)

Risks & Ambiguities

Plain‑English summary

Overlay districts in Clovis (notably the M‑P‑C, M‑U, and RHN overlays) sit on top of your base zoning and can require a master plan, allow different densities, or impose special development rules — for example RHN projects must meet 35–43 DU/acre and specific setbacks/height limits. Before you design or apply, confirm whether your parcel is mapped into an overlay and get the adopted Master Development Plan or Director’s RHN determination; those documents, not the base zone alone, will govern exactly what you can build. Verify with the jurisdiction. § 9.18.010 – § 9.18.050.

Source References

• Clovis Development Code — Chapter 9.18 Overlay/Combining Zoning Districts: § 9.18.010, § 9.18.020, § 9.18.030, § 9.18.040, § 9.18.050.
• Zoning districts and Zone Map rules: § 9.08.010 and § 9.08.020 (Zoning districts established; Zone Map).
• M‑P‑C procedural, Master Plan submittal and administration details: § 9.18.030 and related subsections (E, D).
• RHN parcel standards (density, coverage, setbacks, height): § 9.18.050(E).

Helpful City pages referenced inline:

• Clovis Zoning & Planning overview: /us/california/clovis
• Clovis Zoning (zoning map / district info): /us/california/clovis/zoning
• Clovis Development Standards (setbacks, coverage, etc.): /us/california/clovis/development-standards
• Clovis Parking (parking rules to check against overlay): /us/california/clovis/parking
• Clovis Design Review (design review triggers and process): /us/california/clovis/design-review
• Clovis ADUs (ADU rules that still interact with overlays): /us/california/clovis/adu
• California Building Standards Code (Title 24): /us/california/building-codes

If you need copies of the adopted Master Development Plan or the RHN parcel list for a specific parcel, verify with City Planning (planning counter) — those project‑level documents are the ultimate controlling documents for an overlay site. Verify with the jurisdiction.

Retrieved passages

• Clovis Zoning Code (§ 2) High relevance show source text
• Clovis Zoning Code (Chapter 86) High relevance show source text
• Clovis Zoning Code (Chapter 86) High relevance show source text
• Clovis Zoning Code (Chapter 86) High relevance show source text
• Clovis Zoning Code (§ 2) High relevance show source text
• Clovis Zoning Code (section be) High relevance show source text
• Clovis Zoning Code (§ 2) High relevance show source text
• Clovis Zoning Code High relevance show source text

Cited sections

• Clovis Development Code — Chapter 9.18 Overlay/Combining Zoning Districts: **§ 9.18.010**, **§ 9.18.020**, **§ 9.18.030**, **§ 9.18.040**, **§ 9.18.050**. (Chapter 9.18)
• Zoning districts and Zone Map rules: **§ 9.08.010** and **§ 9.08.020** (Zoning districts established; Zone Map). (§ 9.08.010)
• M‑P‑C procedural, Master Plan submittal and administration details: **§ 9.18.030** and related subsections (E, D). (§ 9.18.030)
• RHN parcel standards (density, coverage, setbacks, height): **§ 9.18.050(E)**. (§ 9.18.050)
• Clovis Zoning & Planning overview: /us/california/clovis
• Clovis Zoning (zoning map / district info): /us/california/clovis/zoning
• Clovis Development Standards (setbacks, coverage, etc.): /us/california/clovis/development-standards
• Clovis Parking (parking rules to check against overlay): /us/california/clovis/parking
• Clovis Design Review (design review triggers and process): /us/california/clovis/design-review
• Clovis ADUs (ADU rules that still interact with overlays): /us/california/clovis/adu
• California Building Standards Code (Title 24): /us/california/building-codes (Title 24)
• Clovis_ZoningCode.md

• Official Clovis code library