Local zoning · Clovis

Clovis — Zoning

Q: What is an M‑P‑C overlay and how does it affect uses?

The M‑P‑C (Master Planned Community) overlay is a combining district applied to multiple, contiguous parcels (minimum 100 gross acres ) and requires a Master Development Plan that sets development standards (density, setbacks, heights) and may modify underlying use rules; underlying base zoning applies unless modified by the overlay ( § 9.18.030 ) .

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

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Last reviewed: July 1, 2026

Overview

Clovis’ zoning rules are codified in the Development Code (often referenced as the local zoning code) that establishes specific zoning districts, the City Zone Map, allowed uses, and district-specific development standards. The districts are listed in § 9.08.010 and the official Zone Map is adopted by reference and kept on file with the City Department per § 9.08.020. The Development Code implements the General Plan land-use designations and delegates detailed dimensional and use rules to the district chapters and tables (see § 9.08.010, § 9.08.020, § 9.08.030) .

This page focuses strictly on what the Clovis Development Code says about Zoning (districts, the Zone Map, overlays, and the district standards). For related operational standards (landscape, parking, design review and the like), see the linked city pages referenced inline below.

First-use links (internal resources):

For the city-wide context see the official Clovis zoning & planning overview: Clovis zoning & planning overview.
The districts implement the General Plan land-use map: Clovis Land Use.
Dimensional standards and development rules are summarized in Clovis Development Standards.
Off-street parking requirements are set out separately: Clovis Parking.
Site plan and design requirements are coordinated with Clovis Design Review.
Overlay districts are handled as combining zones: Clovis Overlay Districts.
Accessory Dwelling Units and related rules are on the ADU page: Clovis ADUs.
For building-permit technical compliance, the City defers to the California Building Standards Code.

How Clovis organizes zoning (core rules)

Zoning districts are established by symbol and name and are intended to implement General Plan land-use categories; the list of districts is mandatory in the code (§ 9.08.010) .
The City’s official Zone Map (the “Zone Map”) is incorporated by reference and includes district boundaries, legends and notations; it is the legal map of record (§ 9.08.020) .
Which uses are allowed in each district, what permit is required, and the basic development standards are assigned by the district chapters and by tables in Division 2 (Chapters 10–18 handle the district-specific rules) (§ 9.08.030, Chapters 9.10–9.18) .

District-by-district breakdown

Below are concise, code-grounded summaries for the districts listed in Table 2‑1 (the official list in § 9.08.010). Each subsection gives the stated purpose, typical permitted uses (high level), the most directly stated dimensional standards when shown in the code tables, and where that district is typically applied according to the Development Code. Where the retrieved materials do not include a numeric standard for a district, I note "Not found in retrieved materials" so you can verify with the City.

Note: For full permitted-use tables and specific permit types for each use, the code points to the land‑use tables and the district chapters (e.g., Chapters 10–18). Where the code directs you to tables or other chapters, I cite those references.

A (Agricultural)

Purpose: Conserve productive agricultural land and keep parcels at economically viable sizes; maximum density 1 DU / 20 acres (see Table 2‑1) (§ 9.10.010) .
Typical uses: Agricultural operations, single-family dwellings tied to farming, agricultural support uses (see district use tables—Table references in Division 2).
Key numeric standards: Maximum gross density 1 DU/20 acres; front setback 35 ft. appears for agricultural rows in Table 2‑3 (see § 9.10.030) .
Where it applies: Areas intended to remain in production consistent with General Plan Agricultural designation (§ 9.10.010) .

R‑R (Rural Residential)

Purpose: Provide very low-density rural-residential living; compatible with large-lot residential patterns (§ 9.10.010) .
Typical uses: Rural single-family dwellings, accessory agriculture, home occupations (subject to permit rules in the residential chapters).
Key numeric standards: Minimum parcel sizes and setbacks shown in Table 2‑3 (example: minimum parcel size 2 acres, front setback 35 ft.) (§ 9.10.030) .
Where it applies: Edge and transitional areas where low density is intended per the General Plan.

R‑A, R‑1‑A, R‑1‑AH, R‑1‑MH, R‑1, R‑1‑B, R‑1‑C, R‑1‑MD, R‑1‑PRD, R‑1‑MH

Purpose: A family of Single‑Family and mobile‑home residential districts implementing Very Low through Medium densities; used to calibrate lot size and neighborhood character (Table 2‑1 and Chapter 9.10) (§ 9.08.010, § 9.10.010) .
Typical uses: Single-family homes, accessory structures, limited home occupations; planned residential developments (PRD) require specific procedures.
Key numeric standards: The code centralizes residential standards in Table 2‑3 (minimum parcel sizes, setbacks, maximum density). Some specific values are in Table 2‑3; other specifics (e.g., options for PRD) are defined in the PRD rules. See § 9.10.030 and Table 2‑3 for the exact numbers and variations by suffix .
Where it applies: Throughout neighborhoods designated Very Low to Medium Density in the General Plan.

(For any particular R‑1 subtype, consult Table 2‑3 and the R‑1 portion of Chapter 9.10; when a numeric value is not reproduced above, verify with the City. Verify with the jurisdiction for parcel‑specific interpretations.)

R‑2, R‑2‑A, MHP

Purpose: Medium‑density multifamily and mobile home parks; implement Medium‑High designations in the General Plan (§ 9.08.010, Chapter 9.10) .
Typical uses: Duplexes, small apartment buildings, manufactured-home parks (where permitted), accessory structures.
Key numeric standards: Table 2‑3 controls setbacks, parcel size, and maximum density (see § 9.10.030). Specific numbers are in Table 2‑3; consult the table for your subtype .

R‑3, R‑3‑A, R‑4

Purpose: High and very‑high density multifamily housing (R‑3 and R‑4 correspond to High and Very High density ranges and specifically R‑4 is associated with the Mixed‑Use Overlay in some places) (§ 9.08.010) .
Typical uses: Apartment complexes, townhomes, mixed‑use residential where allowed.
Key numeric standards: Max densities (e.g., 20.1–30 DU/acre for High Density, 25–43 DU/acre possible in certain overlays/specific plans) are noted in Table 2‑1 and Table 2‑3; where specific plan or Urban Center applies, development standards may be set during map amendment (§ 9.08.010, § 9.10.030) .

C‑P (Administrative / Professional Office)

Purpose: Small office and professional uses; neighborhood‑scale office uses (Chapter 9.12) (§ 9.12.010) .
Typical uses: Professional offices, clinics, administrative uses.
Key numeric standards (selected from Table 2‑5): Minimum parcel size 10,000 sq. ft.; minimum parcel width 65 ft.; front setback 10 ft.; maximum height 40 ft./3 stories (see § 9.12.050, Table 2‑5) .
Where it applies: Neighborhood and professional-office locations called for in the General Plan.

C‑1, C‑2, C‑3 (Commercial districts)

Purpose: Neighborhood to downtown commercial districts; C‑1 neighborhood retail, C‑2 community commercial, C‑3 downtown/mixed‑use (Chapter 9.12) (§ 9.12.010) .
Typical uses: Retail, restaurants, personal services, offices; C‑3 specifically supports downtown commercial and mixed‑use.
Key numeric standards (Table 2‑5 examples): C‑1 — min parcel size 15,000 sq. ft., front setback 20 ft., max height 20 ft./1 story. C‑P and C‑1 examples are in Table 2‑5 (§ 9.12.050) .
Where it applies: Commercial corridors, centers, and Old Town/downtown for C‑3.

U‑C (Urban Center)

Purpose: Provide for urban center commercial, service and residential facilities in a planned urban center; the code allows a wide range of uses shown on an approved development plan and conditions use through the development‑plan process (§ 9.74.020, Chapter 74) .
Typical uses: Mixed uses including retail, office, entertainment, residential, hotels, grocery, civic uses — subject to the Council‑adopted development plan; conditional use required if a use is different from the development plan (§ 9.74.020) .
Key numeric standards: U‑C standards (setbacks, height, coverage) are typically determined during the Zoning Map amendment and development‑plan approval; Table 2‑5 notes many U‑C/P‑C‑C values are "Determined during Zoning Map amendment" (§ 9.12.050, and see § 9.08.030) .
Where it applies: Specific plan areas and the City’s designated urban center locations (examples listed: Loma Vista Specific Plan, Northwest Urban Center Specific Plan) (§ 9.12.050, Chapter 74) .

P‑C‑C (Planned Commercial Center)

Purpose: Planned commercial centers allowing a mix of uses as shown on an approved Master Development Plan; development must comply with Chapter 76 and the Master Development Plan process (§ 9.76.010, § 9.12.040) .
Typical uses: Any uses customarily associated with commercial centers if on the approved development plan: retail, restaurants, auto services, hotels, entertainment, offices etc.
Key numeric standards: Many standards (parcel size, setbacks, height, density) are established in the Master Development Plan; the code requires a Master Development Plan filing for development (§ 9.12.040, § 9.76.010) .

C‑R (Commercial Recreation)

Purpose: Group large commercial‑recreation uses into planned centers (e.g., arenas, stadiums, rodeo grounds) (§ 9.12.010, chapter summary) .
Typical uses: Large event venues, recreation complexes, associated services.
Key numeric standards: Development standards for large‑scale recreation centers are governed by the chapter and applicable master plans; see Chapter 9.12 and Table references for development standards (§ 9.12.010) .

C‑M, M‑1, M‑2, M‑P, R‑T (Industrial / Business Park / Research & Tech)

Purpose: Provide appropriate areas for light and heavy industrial uses, industrial parks, commercial manufacturing, and business‑campus uses (Chapter 9.14 and Table 2‑1) (§ 9.14.010, § 9.08.010) .
Typical uses: Manufacturing, warehousing, research & technology campus, business park uses; R‑T is also used as an overlay for business‑campus transitions (see § 9.18.060 regarding R‑T Overlay) .
Key numeric standards: Industrial standard specifics (setbacks, parcel sizes, heights) are in Chapter 9.14 and the relevant tables; consult Chapter 9.14 for the detailed numeric standards (§ 9.14.010) .
Where it applies: Industrial areas and employment centers identified in the General Plan.

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

Purpose: Preserve parks and open space (O) and to designate public/quasi‑public facilities and infrastructure (P‑F) (Table 2‑1 descriptions and § 9.08.010) .
Typical uses: Parks, schools, water basins, governmental facilities, utilities.
Key numeric standards: Specifics vary by parcel and project and are addressed in the applicable chapters; consult Table 2‑1 and the P‑F chapter entries for details.

Overlay / Combining Districts: M‑P‑C, M‑U, R‑T (overlay use) and others

Purpose: Overlay/combining districts modify or supplement the base zoning to encourage master‑planned development (M‑P‑C Master Planned Community), or to create mixed‑use opportunities (M‑U) or special business‑campus transitions (R‑T Overlay) (§ 9.18.030, § 9.18.040, § 9.18.060) .
Typical uses: All uses of the underlying base zone unless specifically modified by the overlay; overlays are applied as suffixes on the Zoning Map (e.g., add “M‑P‑C” to the base zone designator) (§ 9.18.030) .
Key numeric standards: Overlays require a Master Development Plan or specific plan to set parcel‑level standards (setbacks, densities, heights). M‑P‑C requires at least 100 contiguous gross acres and a Master Development Plan; M‑U standards are set by § 9.18.040 and the underlying zone rules .
Where it applies: Large master‑planned areas, mixed‑use corridors, and focus areas the City designates on the Zone Map.

Quick reference table — selected decision‑relevant standards

District	Typical min parcel / front setback / max height	Notes / Use highlights	Code Reference
A	Min parcel 20 acres; front setback 35 ft.; max density 1 DU/20 acres	Agricultural uses; conserve productive land	§ 9.10.010, Table 2‑3
R‑R	Min parcel 2 acres; front setback 35 ft.	Rural residential; low density	Table 2‑3, § 9.10.030
C‑P	Min parcel 10,000 sq ft; front setback 10 ft.; max height 40 ft./3 stories	Professional/office	Table 2‑5, § 9.12.050
C‑1	Min parcel 15,000 sq ft; front setback 20 ft.; max height 20 ft./1 story	Neighborhood commercial	Table 2‑5, § 9.12.050
U‑C	Setbacks, density, height determined during Zoning Map amendment / development plan	Urban Center — wide mix of uses permitted by approved development plan	§ 9.74.020, Table notes in § 9.12.050
M‑P‑C (Overlay)	Applies to contiguous areas ≥100 gross acres; standards set in Master Development Plan	Combines with base zones; underlying uses apply unless modified	§ 9.18.030

(For full district tables with every numeric field, see Table 2‑3 (residential) and Table 2‑5 (commercial) and the industrial chapter tables — these are cited above and in the Source References below.)

Practical guidance / synthesis (plain‑English, code‑grounded)

The legal zoning for a parcel is whatever is shown on the City’s official Zone Map (adopted by reference) combined with the underlying base zone text in § 9.08.010 and the district chapters. Always start by checking the Zone Map on file with the Department and then read the district chapter and the applicable table for numeric standards (§ 9.08.020, § 9.08.030) .
Many commercial and urban center standards are intentionally left to a development plan or map amendment process; expect U‑C and P‑C‑C sites to carry project‑specific standards established during map amendment (§ 9.12.040, § 9.76.010) .
Site plan review, parking calculations and operational requirements live in other chapters — for example, off‑street parking rules are in Chapter 32 (see district tables that reference Chapter 32) and site plan review is in Chapter 56 for many changes of use (§ 9.12.020(C)) . Check the City’s parking page for practical tables and calculations Clovis Parking.

Checklist (what an applicant must satisfy for most zoning‑regulated projects)

Confirm the parcel’s zoning designation on the official Zone Map on file with the Department (§ 9.08.020) .
Verify the allowed uses and required permit type for that district in the district chapter or the land‑use tables (Chapters 10–18 and Table references) (§ 9.08.030, § 9.12.020) .
Confirm development standards (minimum parcel size, setbacks, coverage, max height) in the applicable table (Table 2‑3 for residential, Table 2‑5 for commercial) (§ 9.10.030, § 9.12.050) .
Calculate parking and loading per Chapter 32 and local parking standards Clovis Parking (district tables reference Chapter 32) .
Determine if site plan review or design review is required (see Chapter 56 and related design standards) and consult Clovis Design Review .
Check for overlay or specific‑plan rules (M‑P‑C, M‑U, R‑T, etc.) that modify base zoning; overlays are applied as suffixes on the map (§ 9.18.030) .
If your proposal departs from standards, evaluate need for Conditional Use Permit, Variance, or Zone Map amendment (Chapters 64, 86); see Clovis Variances and Exceptions and the code references to Chapters 64/86 in the district text .
Confirm whether environmental review (CEQA) or other state requirements (for housing or ADUs) apply; ADU rules are addressed separately Clovis ADUs.
For building construction compliance, you will still need permits and compliance with the California Building Standards Code (Title 24).

Risks & Ambiguities

Issue	Why it matters	What to verify
Zone Map boundaries vs. parcel lines	Map is adopted by reference; small boundary shifts, vacated streets, or interpretation disputes can change applicable zone rules (§ 9.08.020)	Verify the latest Zone Map on file with the Department; request an official zoning verification letter.
U‑C / P‑C‑C and other project‑specific standards	U‑C and P‑C‑C frequently have standards “determined during Zoning Map amendment” — numeric standards are not fixed in the generic table (§ 9.12.050, § 9.74.020)	Check the development plan, Master Development Plan, or specific plan that accompanies the map amendment; don’t rely solely on Table 2‑5.
Conflicts between district regulations and Division 3 or a specific plan	The Code says Division 3 (development/operational standards) or a specific plan may control over district rules in case of conflict (§ 9.08.030)	Identify any applicable specific plan or Division 3 standards early; confirm which provision controls for your project.
Missing numeric detail for specific sub‑zones in the retrieved materials	Some R‑1 subtypes and other suffix variants have specific numbers that may not be reproduced here	Consult the full Table 2‑3/Table 2‑5 in the Development Code and request current tables from the Planning Department.
Overlays that change uses or sequencing (M‑P‑C, M‑U)	Overlay conditions and the master plan may add requirements like contiguous acreage minimums and design standards (§ 9.18.030)	Confirm overlay boundaries, Master Development Plan conditions, and any recorded CC&Rs required by the City.
Parcel‑specific exceptions & nonconforming uses	Nonconforming use rules and parcel history may affect what you can change or rebuild (see Division on Nonconforming Uses)	Contact the Planning Department for a nonconforming use determination and consult the Clovis Nonconforming Uses page.

Information Gaps (what I could not confirm from the retrieved materials)

The actual current graphic file of the City Zone Map (the code states the map is "on file with the Department" but the specific map image or GIS parcel‑level zoning layer was not included in the retrieved materials) (§ 9.08.020) .
Full, parcel‑level permitted‑use tables (Table 2‑4 and every table cell listing exact permit types for each specific use) were only referenced; the complete cell‑by‑cell table content was not reproduced in the snippets I received. For exact allowed/permitted uses, consult the full Division 2 land‑use tables (Chapters 10–18). Not found in retrieved materials.
Some R‑1 subtype numeric values (for every suffix variant) were not all visible in the search snippets; consult Table 2‑3 in the official code for the complete set. Not found in retrieved materials.
Up‑to‑date City GIS or parcel zoning verification and any interim ordinances adopted after the captured code file (the code text includes amendments through 2024 but the Zone Map updates may be newer). Verify with the jurisdiction.

Plain‑English Summary

Clovis divides the city into named zoning districts (residential, commercial, industrial, special purpose and overlays) listed in § 9.08.010; the official Zone Map on file with the City controls which district applies to each parcel (§ 9.08.020). District chapters and tables (notably Table 2‑3 for residential and Table 2‑5 for commercial) set minimum parcel sizes, setbacks, heights and other standards; some urban‑center and planned‑center standards are established project‑by‑project through development plans or Master Development Plans (§ 9.10.030, § 9.12.050, § 9.76.010) .

Source References

§ 9.08.010 Zoning districts established (Table 2‑1 list of districts) .
§ 9.08.020 Zone Map adopted; map incorporated by reference and on file with the Department .
§ 9.08.030 Allowable land uses and general permit/standards rules (Chapters 10–18 cover use/permit specifics) .
§ 9.10.010 / § 9.10.030 Residential district purposes and Table 2‑3 residential standards (minimum parcel sizes, setbacks, densities) .
§ 9.12.010 / § 9.12.020 Commercial district purpose and use table direction; § 9.12.050 Table 2‑5 commercial development standards (C‑P, C‑1 examples) .
§ 9.74.020 (Urban Center application and development‑plan limitations) and Chapter 74 references for U‑C district uses .
§ 9.76.010 Purpose of Planned Commercial Center (P‑C‑C) and Master Development Plan requirements .
§ 9.18.030 M‑P‑C (Master Planned Community) Overlay District standards (100 contiguous acres minimum and Master Development Plan requirement) .
§ 9.18.060 R‑T Overlay District rules (recent overlay language) .
§ 9.22.020 Performance standards applicability across all zoning districts (noise, dust, air quality, etc.) .
Setback/accessory standards (Table 4‑1) and accessory‑structure setbacks referenced in Table 4‑1 (see Chapter on operational standards) .

Sources

Retrieved passages

Clovis Zoning Code (§ 2) High relevance
Clovis Zoning Code (section to) High relevance
Clovis Zoning Code (Chapter 76) Medium relevance
CBC § 060 (Chapter 32) Medium relevance
Clovis Zoning Code (Chapter 32) Medium relevance
Clovis Zoning Code (§ 2) Medium relevance
Clovis Zoning Code (§ 2) Medium relevance
Clovis Zoning Code (§ 2) Medium relevance

Cited sections

Official Clovis code library

Frequently asked questions

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

The R‑1 family is a single‑family residential district intended for detached houses; allowed uses and exact dimensional standards (minimum parcel size, setbacks, lot coverage, and height) are set in Table 2‑3 and the R‑1 provisions of Chapter 9.10. For the complete list of permitted accessory uses and permit-types, consult Table 2‑3 and Chapter 9.10; if a use is not shown in the land‑use table it is generally prohibited. See § 9.10.030 and Table 2‑3 for the controlling rules .

What are Clovis setback requirements?

Setbacks vary by district and by subtype; the code centralizes residential setbacks in Table 2‑3 and commercial setbacks in Table 2‑5. For example, some rural/residential districts show a 35 ft. front setback in Table 2‑3; commercial districts (C‑P, C‑1) list front setbacks such as 10 ft. and 20 ft. respectively in Table 2‑5. Always check the table row for your exact district/suffix; see § 9.10.030 and § 9.12.050 for the tables referenced .

Do I need design review for a new commercial project in Clovis?

Many changes of use and all construction activities are subject to site plan review and design standards. The district chapters explicitly reference site plan review (Chapter 56) and some commercial centers require a Master Development Plan. Check the district chapter for your zone and the site plan review chapter; see § 9.12.020(C) and the site plan review chapter for applicability .

Where is the official Clovis Zone Map and how do I confirm zoning for a parcel?

The official Zone Map is incorporated by reference and is on file with the Department; the code requires that map be used to determine zoning boundaries (§ 9.08.020). To confirm zoning, request the City’s official Zone Map or a zoning verification letter from the Planning Department (see § 9.08.020) .

What is an M‑P‑C overlay and how does it affect uses?

The M‑P‑C (Master Planned Community) overlay is a combining district applied to multiple, contiguous parcels (minimum 100 gross acres) and requires a Master Development Plan that sets development standards (density, setbacks, heights) and may modify underlying use rules; underlying base zoning applies unless modified by the overlay (§ 9.18.030) .

Can I put an accessory dwelling unit (ADU) anywhere in Clovis?

ADU rules are handled separately and must comply with state ADU law as well as local ADU provisions (the Development Code references accessory‑use provisions and other standards). The City maintains an ADU page with local procedures; consult Clovis ADUs and the Development Code for compatibility with the underlying zone. If the code does not list a specific allowance, verify on a parcel basis with the Planning Department. Not found in retrieved materials for full local ADU text; verify with the jurisdiction.

How are conflicts resolved if a specific plan and a zoning district disagree?

The Development Code states a specific plan controls over the zoning district where there is a conflict; likewise Division 3 standards control if they conflict with Division 2 district rules (§ 9.08.030). Verify which specific plan or Division 3 provision applies to your parcel early in project planning .

If my property is split by two zones, which rules apply?

Where a site is divided by one or more district boundaries, the site must be developed in compliance with the requirements of each district as applicable; vacated streets adopt abutting property zoning (see § 9.08.030). Concrete parcel‑level interpretation should be verified with the City’s planning staff .

What are the City standards for parking for a new retail store?

District tables point to Chapter 32 (Parking and Loading Standards) for off‑street parking requirements. Use the Chapter 32 standards to calculate parking demand for the particular commercial use; district tables often indicate “Off‑Street Parking — See Chapter 32.” Check Chapter 32 and the local parking guidance Clovis Parking for calculations and special provisions .

Who approves a Zone Map amendment for a U‑C or P‑C‑C designation?

Zone Map amendments follow Chapter 86 (Amendments). For U‑C and P‑C‑C districts the code requires development‑plan or Master Development Plan processes and the applicable approval paths described in Chapters 74 (Urban Center) and 76 (Planned Commercial Center) and Chapter 86 for map amendments (§ 9.74.020, § 9.76.010, § 9.08.020) .

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