The City of Clovis shall be divided into appropriate zoning districts, which directly correspond to the land use designations outlined in the Land Use Element of the General Plan. The following zoning districts are established:

*    For the purpose of Table 2-1, DU/acre means dwelling units per acre.

(§ 2, Ord. 14-13, eff. October 8, 2014; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023; § 3, Ord. 23-11, eff. November 1, 2023; § 3, Ord. 24-10, eff. July 31, 2024)

The Council hereby incorporates the City of Clovis General Plan and Zone Map (hereafter referred to as the Zone Map) as part of this Development Code, which is on file with the Department.

A.    Inclusion by reference. The Zone Map, together with all legends, symbols, notations, references, zoning district boundaries, map symbols, and other information on the map, has been adopted by the Council in compliance with State law (Government Code Section 65800 et seq.) and are hereby incorporated into this Development Code by reference as though they were fully included here.

B.    Zoning district boundaries. The boundaries of the zoning districts established by Section 9.08.010 (Zoning districts established) shall be shown on the Zone Map as applicable.

C.    Relationship to General Plan. The Zone Map shall implement the General Plan.

D.    Map amendments. Amendments to the Zone Map shall follow the process established in Chapter 86 of this title (Amendments).

E.    Zone Map interpretation. The Zone Map shall be interpreted in compliance with subsection B of this section (Zoning district boundaries). (§ 2, Ord. 14-13, eff. October 8, 2014)

A.    Purpose. Chapters 10 through 18 of this title determine which land uses are allowed in each zoning district established by Section 9.08.010 (Zoning districts established), what permit or approval is required to establish each use, and the basic development standards that apply to allowed land uses in each zoning district.

B.    General development standards.

1.    Site divided by zoning district boundary. Where a site is divided by one or more district boundaries, the site shall be developed in compliance with the requirements of each district, as applicable.

2.    Zoning of vacated streets and alleys. Where a public street or alley is officially vacated, the zoning regulations applicable to the abutting property shall apply to the vacated street or alley. If the parcel line is extended to the centerline of the former public street or alley as a result of the vacation, the applicable zoning district boundary shall conform to the new parcel line.

3.    Conflicts between provisions:

a.    In the event of any conflict between the zoning district regulations of this division and the provisions of Division 3 of this title (Development and Operational Standards), the provisions of Division 3 of this title shall control; and

b.    In the event of any conflict between the zoning district regulations of this division and the provisions of any specific plan, the provisions of the specific plan shall control. (§ 2, Ord. 14-13, eff. October 8, 2014)

A.    Residential zoning districts. This chapter provides regulations applicable to development and new land uses in the residential zoning districts established by Section 9.08.010 (Zoning Districts Established). The purpose of this chapter is to achieve the following:

1.    Ensure the conservation and management of productive agricultural land, the orderly conversion of agricultural lands to urban uses, and provide a consistent and compatible land use pattern;

2.    Ensure the establishment of a network of Urban Villages with centers that serve a network of neighborhoods within the City;

3.    Preserve and enhance the high quality residential setting of the City, while promoting new neighborhoods that provide a balanced mix of land uses and development types that support a small town community character;

4.    Ensure adequate light, air, privacy, and open space for each dwelling;

5.    Minimize traffic congestion and avoid the overloading of public services and utilities; and

6.    Facilitate the provision of public improvements commensurate with anticipated increase in population, dwelling unit densities, and service requirements.

B.    Individual zoning districts. The general development standards for the districts are set forth in Table 2-3. The purposes of the individual residential zoning districts and the manner in which they are applied are as follows:

1.    A (Agricultural) District. The A District identifies areas appropriate for the conservation of productive agricultural lands that can be sustained at an operational level and retain agricultural land in economically viable parcel sizes. The maximum allowable density is one dwelling unit per twenty (20) acres. The A District is consistent with the Agricultural land use designation of the General Plan;

2.    R-R (Rural Residential) District. The R-R District identifies areas appropriate for large lot single-family uses, within a semi-rural environment. The allowable maximum density is one dwelling unit per two (2) acres, with a density range of zero (0) to 0.5 dwelling units per acre. The R-R District is intended to provide for lower density development and small scale agricultural operations. The R-R District is consistent with the Rural Residential land use designation of the General Plan;

3.    R-A, R-1-A, R-1-AH (Single-Family Residential Very Low Density) Districts. The R-A, R-1-A and R-1-AH Districts identify areas appropriate for large lot single-family uses. The allowable maximum density is one dwelling unit per eighteen thousand (18,000) square feet in the R-1-A and R-1-AH Districts and one dwelling unit per twenty-four thousand (24,000) square feet in the R-A District, with a density range of 0.6 to 2.0 dwelling units per acre. The R-A, R-1-A, and R-1-AH Districts are consistent with the Very Low Density Residential land use designation of the General Plan;

4.    R-1, R-1-B, R-1-C (Single-Family Residential Low Density) Zones. The R-1, R-1-B, and R-1-C Districts identify areas appropriate for conventional single-family uses. The allowable density range is 2.1 to 4.0 units per acre, with not more than one dwelling unit per parcel. The R-1, R-1-B, and R-1-C Districts are consistent with the Low Density Residential land use designation of the General Plan when developed within the above density range;

5.    R-1, R-1-MD (Single-Family Residential and Single-Family Residential Medium Density) District. The R-1 and R-1-MD Districts identify areas appropriate for single-family uses, including attached and detached single-family structures. The allowable density range is 4.1 to 7.0 units per acre, with the level of density determined by compliance with performance standards. The R-1 District is consistent with the Low and Medium Density Residential land use designations of the General Plan. The R-1-MD District is consistent with the Medium Density Residential land use designation of the General Plan;

6.    R-1-PRD (Single-Family Planned Residential Development) District. The R-1-PRD District identifies areas appropriate for single-family small lot uses, including attached and detached single-family structures on small lots. The allowable density range is 2.1 to 15.0 units per acre, with the level of density determined by compliance with performance standards. The R-1-PRD District requires a planned development permit. The R-1-PRD District is consistent with the Low, Medium and Medium-High Density Residential land use designations of the General Plan;

7.    R-1-MH (Mobile Home, Single-Family) District. The R-1-MH District is appropriate for residential mobile homes and manufactured housing on individual lots. The R-1-MH District is intended as a single-family planned unit development with individually owned parcels. The allowable density range is dependent on the underlying single-family zoning for each parcel (R-1-18,000 sq. ft., R-1-9,500 sq. ft., R-1-7,500 sq. ft., R-1-6,000 sq. ft.). The R-1-MH District is consistent with the Very Low, Low or Medium land use designations of the General Plan based upon the specific allowed minimum lot size;

8.    R-2, R-2-A (Multifamily Medium-High Density) Districts. The R-2 and R-2-A Districts identify areas appropriate for moderately dense residential uses, including multifamily apartments, duplexes, townhouses, and small parcel, attached and detached single-family uses. The allowable density range is 7.1 to 20.0 dwelling units per acre. The R-2 and R-2-A Districts are consistent with the Medium-High Density Residential land use designation of the General Plan;

9.    R-3, R-3-A (Multifamily High Density) Districts. The R-3 and R-3-A Districts identify areas appropriate for high density residential uses, including attached and detached single-family residential, multifamily apartments and condominiums. The allowable density range is from 20.1 to 30.0 units per acre. The R-3 and R-3-A Districts are consistent with the High Density Residential land use designation of the General Plan;

10.    R-4 (Multifamily Very High Density) District. The R-4 District identifies areas appropriate for high and very high density residential uses, particularly in association with mixed use development. The allowable density range is from 25.1 to 43.0 units per acre, and up to forty-three (43) dwelling units per acre in association with mixed use or transit oriented development. The R-4 District is consistent with the High Density Residential, Mixed Use, and Transit Center land use designations of the General Plan. Very high density developments greater than twenty-five (25) DU/acre up to forty-three (43) DU/acre shall be allowed when specifically called out in the General Plan or in a specific plan; and

11.    MHP (Mobile Home Park, Multifamily) Districts. The MHP District identifies areas appropriate for the accommodation of residential mobile homes and manufactured housing in a mobile home park. The MHP District is intended for multifamily development. The allowable density range is 7.1 to 15.0 dwelling units per acre. The MHP District is consistent with the Medium-High land use designation of the General Plan. (§ 2, Ord. 14-13, eff. October 8, 2014; § 1(2) (Atts. 1, 2), Ord. 20-18, eff. February 3, 2021; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023; § 1, Ord. 23-11, eff. November 1, 2023; § 1, Ord. 24-10, eff. July 31, 2024)

A.    Allowed land uses. Table 2-2 identifies the uses of land allowed by this Development Code in each residential zoning district, and the land use permit required to establish each use, in compliance with Division 5 of this title (Land Use/Development Review Procedures).

B.    Prohibited land uses. Any table cell left blank shall mean that the listed land use is prohibited in that specific zoning district.

C.    Site plan review required. Except as otherwise provided in this title, any change of use and all construction activities (e.g., additions, alterations, new construction, reconstruction, or remodeling) shall be subject to site plan review approval as set forth in Chapter 56 of this title (Site Plan Review).

D.    Applicable sections. Where the last column in the tables (“See Section”) includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply.

E.    Special review required. A conditional use permit (Chapter 64 of this title, Conditional Use Permits) shall be required for all R-1-PD applications.

F.    Annexation agreement. The uses in Table 2-2 can be modified as set forth in Section 2.1.35 using an annexation agreement approved by the City Council.

G.    Residential Development Review. Notwithstanding anything to the contrary in this title, including subsection C of this section, single-family, multifamily, and the residential component of mixed-use residential housing development projects shall be subject to the applicable residential development standards approved by the City Council and the review process provided in Chapter 77 of this title, as specified.

Notes:

(1)    See Division 8 of this title for definitions of the land uses listed. See Section 9.08.030 (Allowable land uses and permit requirements).

(2)    This column combines all R-1 sub-zones because the allowable land uses are identical, except for the allowance for horses to be maintained in the R-1-AH District on parcels of eighteen thousand (18,000) square feet or larger.

(3)    A Director-approved site plan review shall be required. See Chapter 56 of this title.

(4)    For purposes of Table 2-2, the MHP District also includes the R-1-MHP District when installed in compliance with State law (Government Code Section 65852.3).

(5)    If there is a conflict between Table 2-2 and any written description setting forth allowable uses and permit requirements elsewhere in this title, the written description shall supersede unless it is clearly evident from the record that the contrary was intended. Disputes shall be resolved pursuant to Chapter 2 of this title.

(§ 2, Ord. 14-13, eff. October 8, 2014; § 1 (Atts. 1, 2), Ord. 16-07, eff. May 4, 2016; § 1 (Att. 4), Ord. 17-03, eff. April 19, 2017; § 1 (Att. 3), Ord. 18-19, eff. September 5, 2018; § 2 (Att. C), Ord. 19-05, eff. May 8, 2019; § 1(2) (Atts. 1, 2), Ord. 20-18, eff. February 3, 2021; § 6 (Att. F), Ord. 21-06, eff. December 1, 2021; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023)

A.    Compliance with Table 2-3 required. New land uses and structures, and alterations to existing land uses and structures, shall be designated, constructed, and/or established in compliance with the requirements in Table 2-3, in addition to the general development standards (e.g., landscaping, parking and loading, etc.) in Division 3 of this title (Development and Operational Standards).

Notes:

(1)    No main structure shall be erected within fifty feet (50') of a railroad or freeway right-of-way. A garage or carport shall be located not less than twenty feet (20') from any street frontage where the garage door or carport opening faces the street.

(25)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel in the R-1-B District shall have a minimum street frontage width of sixty feet (60'). A cul-de-sac parcel in the R-1-AH District shall have a minimum street frontage width of eighty feet (80'). A cul-de-sac parcel in the R-1-A District shall have a minimum street frontage width of fifty feet (50').

(26)    A reverse corner lot may process an administrative use permit (AUP) to construct side yard fencing at five feet (5') from property line. There shall be a ten-foot (10') corner cut off for sight distance visibility.

Notes:

(1)    No main structure shall be erected within fifty feet (50') of a railroad or freeway right-of-way. A garage or carport shall be located not less than twenty feet (20') from any street frontage where the garage door or carport opening faces the street.

(2)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel shall have a minimum street frontage width of sixty feet (60').

(3)    A parcel with a rear property line abutting a freeway right-of-way shall have a minimum parcel depth of one hundred fifty feet (150').

(4)    A parcel abutting a major or secondary highway shall have a minimum parcel depth of one hundred twenty feet (120').

(5)    A cul-de-sac parcel shall have a minimum front setback of twenty-five feet (25').

(6)    A parcel developed with a side setback of less than seven feet (7'), additions may be made at a side setback no less than five feet (5').

(7)    A corner parcel shall have a minimum street side setback of twenty feet (20'), and reverse corner parcel shall have a minimum street side setback of twenty-five feet (25').

(8)    In single-family residential districts, the Director, through a single-family residential site plan review application, may grant a bonus parcel coverage provision of up to forty-five percent (45%) in compliance with subsection B of this section (Bonus parcel coverage). A particular model home, existing home or subdivision may be granted bonus parcel coverage based upon the provision of amenities identified in subsection B of this section. In single-family residential districts where a cottage home is proposed through the City’s cottage home program, maximum parcel coverage shall be fifty percent (50%) per Planning Area 7 (PA7) development standards.

(25)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel in the R-1-B District shall have a minimum street frontage width of sixty feet (60'). A cul-de-sac parcel in the R-1-AH District shall have a minimum street frontage width of eighty feet (80'). A cul-de-sac parcel in the R-1-A District shall have a minimum street frontage width of fifty feet (50').

(26)    A reverse corner lot may process an administrative use permit (AUP) to construct side yard fencing at five feet (5') from property line. There shall be a ten-foot (10') corner cut off for sight distance visibility.

Notes:

(1)    No main structure shall be erected within fifty feet (50') of a railroad or freeway right-of-way. A garage or carport shall be located not less than twenty feet (20') from any street frontage where the garage door or carport opening faces the street.

(2)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel shall have a minimum street frontage width of fifty feet (50').

(3)    A parcel with a rear property line abutting a freeway right-of-way shall have a minimum parcel depth of one hundred fifty feet (150').

(4)    A parcel abutting a major or secondary highway shall have a minimum parcel depth of one hundred twenty feet (120').

(5)    A cul-de-sac parcel shall have a minimum front setback of twenty-five feet (25').

(6)    A parcel developed with a side setback of less than seven feet (7'), additions may be made at a side setback no less than five feet (5').

(7)    A corner parcel shall have a minimum street side setback of twenty feet (20'), and reverse corner parcel garages shall have a minimum street side setback of twenty-five feet (25').

(8)    In single-family residential districts, the Director, through a single-family residential site plan review application, may grant a bonus parcel coverage provision of up to forty-five percent (45%) in compliance with subsection B of this section (Bonus parcel coverage). A particular model home, existing home or subdivision may be granted bonus parcel coverage based upon the provision of amenities identified in subsection B of this section. In single-family residential districts where a cottage home is proposed through the City’s cottage home program, the maximum parcel coverage shall be fifty percent (50%) per Planning Area 7 (PA7) development standards.

(10)    A parcel siding a freeway right-of-way shall have a minimum width of ninety feet (90'). A cul-de-sac parcel shall have a minimum street frontage width of sixty feet (60').

(11)    A parcel abutting a major or secondary highway shall have a minimum parcel depth of one hundred twenty feet (120'). A parcel with a rear property line abutting a freeway right-of-way shall have a minimum parcel depth of one hundred thirty feet (130').

(12)    Private garages located in the side yard area and facing the street shall be set back at least twenty feet (20') from the property line on the side street and not less than five feet (5') from the rear property line of a reversed corner lot.

(13)    The minimum parcel area shall be designated on the Zone Map for each R-1 parcel, as follows: R-1-24,000 sq. ft.; R-1-18,000 sq. ft.; R-1-9,500 sq. ft.; R-1-7,500 sq. ft.; R-1-6,000 sq. ft.

(25)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel in the R-1-B District shall have a minimum street frontage width of sixty feet (60'). A cul-de-sac parcel in the R-1-AH District shall have a minimum street frontage width of eighty feet (80'). A cul-de-sac parcel in the R-1-A District shall have a minimum street frontage width of fifty feet (50').

(26)    A reverse corner lot may process an administrative use permit (AUP) to construct side yard fencing at five feet (5') from property line. There shall be a ten-foot (10') corner cut off for sight distance visibility.

Notes:

(1)    No main structure shall be erected within fifty feet (50') of a railroad or freeway right-of-way. A garage or carport shall be located not less than twenty feet (20') from any street frontage where the garage door or carport opening faces the street.

(8)    In single-family residential districts, the Director, through a single-family residential site plan review application, may grant a bonus parcel coverage provision of up to forty-five percent (45%) in compliance with subsection B of this section (Bonus parcel coverage). A particular model home, existing home or subdivision may be granted bonus parcel coverage based upon the provision of amenities identified in subsection B of this section. In single-family residential districts where a cottage home is proposed through the City’s cottage home program, the maximum parcel coverage shall be fifty percent (50%) per Planning Area 7 (PA7) development standards.

(12)    Private garages located in the side yard area shall be set back at least twenty feet (20') from the property line on the side street and not less than five feet (5') from the rear property line of a reversed corner lot.

(14)    A parcel siding a freeway right-of-way shall have a minimum width of eighty feet (80').

(25)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel in the R-1-B District shall have a minimum street frontage width of sixty feet (60'). A cul-de-sac parcel in the R-1-AH District shall have a minimum street frontage width of eighty feet (80'). A cul-de-sac parcel in the R-1-A District shall have a minimum street frontage width of fifty feet (50').

(26)    A reverse corner lot may process an administrative use permit (AUP) to construct side yard fencing at five feet (5') from property line. There shall be a ten-foot (10') corner cut off for sight distance visibility.

.

Notes:

(15)    An R-1 planned residential development shall require the processing and approval of a planned development permit. See Chapter 66 of this title (Planned Development Permits).

(25)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel in the R-1-B District shall have a minimum street frontage width of sixty feet (60'). A cul-de-sac parcel in the R-1-AH District shall have a minimum street frontage width of eighty feet (80'). A cul-de-sac parcel in the R-1-A District shall have a minimum street frontage width of fifty feet (50').

Notes:

(3)    A parcel with a rear property line abutting a freeway right-of-way shall have a minimum parcel depth of one hundred fifty feet (150').

(16)    A parcel siding a freeway right-of-way shall have a minimum width of eighty feet (80'). A cul-de-sac parcel shall have a minimum street frontage width of forty feet (40').

(17)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred ten feet (110'). A cul-de-sac parcel shall have a minimum street frontage width of forty-five feet (45').

(18)    A reverse corner parcel shall have a minimum street side setback of fifteen feet (15'), with a minimum of twenty feet (20') to the face of the garage door.

(19)    In the R-2-A and R-3-A Districts, no main structure erected shall exceed one story or twenty feet (20') in height.

(20)    In the R-2 and R-3 Districts, greater main structure height may be granted under a conditional use permit, not to exceed three (3) stories or fifty feet (50') in the R-2 District or sixty feet (60') in the R-3 District.

(25)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel in the R-1-B District shall have a minimum street frontage width of sixty feet (60'). A cul-de-sac parcel in the R-1-AH District shall have a minimum street frontage width of eighty feet (80'). A cul-de-sac parcel in the R-1-A District shall have a minimum street frontage width of fifty feet (50').

Notes:

(3)    A parcel with a rear property line abutting a freeway right-of-way shall have a minimum parcel depth of one hundred fifty feet (150').

(4)    A parcel abutting a major or secondary highway shall have a minimum parcel depth of one hundred twenty feet (120').

(21)    For a structure exceeding thirty-five feet (35') or two and one-half (2-1/2) stories, the required side and rear setbacks, and distances between structures, shall be increased at the rate of three inches (3") for each foot of height increase.

(22)    Additional height/stories may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

(23)    Where specifically allowed by the Mixed Use Table in the General Plan or by a specific plan, the maximum density shall be as specified in those documents.

(25)    A parcel siding a freeway right-of-way shall have a minimum width of one hundred feet (100'). A cul-de-sac parcel in the R-1-B District shall have a minimum street frontage width of sixty feet (60'). A cul-de-sac parcel in the R-1-AH District shall have a minimum street frontage width of eighty feet (80'). A cul-de-sac parcel in the R-1-A District shall have a minimum street frontage width of fifty feet (50').

B.    Bonus parcel coverage. In Single-Family Residential Districts the Director, through a single-family residential site plan review application in compliance with Chapter 56 of this title, may grant a bonus parcel coverage provision of up to an additional forty-five percent (45%). A particular model home, existing home, or subdivision may be granted the following parcel coverage maximum based upon the provision of the following amenities, not to exceed a maximum of forty-five percent (45%) in compliance with Table 2-3A (Maximum Parcel Coverage Bonus).

(§ 2, Ord. 14-13, eff. October 8, 2014; § 1 (Att. 1), Ord. 16-07, eff. May 4, 2016; § 1 (Att. 4), Ord. 17-03, eff. April 19, 2017; § 1 (Att. 3), Ord. 18-19, eff. September 5, 2018; § 2 (Att. C), Ord. 19-05, eff. May 8, 2019; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023; § 2, Ord. 23-11, eff. November 1, 2023; § 2, Ord. 24-10, eff. July 31, 2024)

Code reviser’s note: Footnote (25) to Table 2-3 in Section 9.10.030 was not specifically laid out in the amendments of Ord. 16-07 but was added to the Code at the City’s request. This addition conveys the intent of the amendments adopted by Ord. 16-07.

A.    Commercial districts. This chapter provides regulations applicable to development and new land uses in the commercial zoning districts established by Section 9.08.010 (Zoning districts established). The purpose of this chapter is to achieve the following:

1.    Provide convenient and appropriately distributed commercial areas for retail and service establishments, at a neighborhood, community, and regional scale, required by residents of the area in a manner consistent with the General Plan;

2.    Provide for the development of commercial land uses that contribute to the establishment of an Urban Village network, while ensuring compatible integration with noncommercial uses, in a manner consistent with the General Plan;

3.    Provide a range of commercial land uses to ensure that the Old Town and downtown Clovis remain a distinct “destination oriented” focal point of the community, including the adaptive reuse of existing commercial structures consistent with an adopted design theme;

4.    Provide adequate space to meet the needs of commercial development, including off-street parking and loading, and ensure compatibility between commercial land uses, high traffic corridors and adjacent residential neighborhoods;

5.    Minimize traffic congestion and avoid the overloading of utilities;

6.    Minimize excessive noise, illumination, unsightliness, odor, smoke, and other objectionable influences;

7.    Promote high standards of site planning, architectural and landscape design for commercial developments within the City; and

8.    Connect circulation (pedestrian, bike and vehicular) between adjacent commercial development and with adjacent residential areas.

B.    Individual districts. The purposes of the individual commercial zoning districts are as follows:

1.    C-P (Administrative and Professional Office) District. The C-P District is applied to areas appropriate for integrated, professional office uses including administrative, corporate, financial, government, institutional, legal, and medical. The C-P District is consistent with the Office land use designation of the General Plan;

2.    C-1 (Neighborhood Commercial) District. The C-1 District is applied to areas appropriate for providing convenience services, compatible with adjacent neighborhood areas. The C-1 District is consistent with the Neighborhood Commercial land use designation of the General Plan;

3.    C-2 (Community Commercial) District. The C-2 District is applied to areas appropriate to serve the daily shopping needs of the community, including larger, community scale shopping centers, and regional malls, which may be anchored by several department stores or other large scale retail outlets, restaurants, hotels, and entertainment uses. The C-2 District is consistent with the Commercial land use designation of the General Plan;

4.    C-3 (Downtown Commercial) District. The C-3 District is intended for the Old Town area to support land uses that provide both daytime and evening activities, encourage a human scale and pedestrian shopping experience, promote the adaptive reuse of commercial and industrial structures with a consistent turn-of-the-century design theme, and provide a diversity of retail uses to attract a regional market, including a broad range of specialty retail shops, clothing and apparel, jewelry stores, and personal service businesses. The C-3 District is consistent with the Commercial and Mixed Use land use designations of the General Plan;

5.    C-R (Commercial Recreation) District. The C-R District is intended to group large commercial-recreation uses into a planned, integrated center, including related services and commercial uses. It is intended for large public venues like arenas and stadiums, an example of which is the rodeo grounds;

6.    U-C (Urban Center) District. The U-C District is applicable to the commercial village center of the Loma Vista Specific Plan, the Northwest Urban Center Specific Plan, and other specific plan areas that may be adopted by the City, by providing quasi-public support services, including assembly/meeting facilities, community centers, day care centers, recreational facilities, urban residential and other pedestrian oriented uses to the surrounding neighborhoods, and creating a community focal point. The U-C District is consistent with the Commercial, Office, Mixed Use, Medium-High and High Density Residential, Parks, and Transit Center land use designations of the General Plan;

7.    P-C-C (Planned Commercial Center) District. The P-C-C District is established to designate appropriate areas for neighborhood, community, and regional shopping facilities in a planned center, which encourages innovative design resulting in an environment superior to conventional commercial development. This zoning district allows all uses customarily associated with commercial centers, if designated as part of an approved development plan, including, but not limited to, amusements, auto services and repair and limited accessory uses, entertainment, financial institutions, food stores, hotels or motels, personal or business services, professional offices, recreation, restaurants, retail sales, and similar uses identified in the Clovis Business License Classification Ordinance or Manual. The P-C-C District is not intended to require the identification of a specific use other than to differentiate categories of uses that require differing parking requirements or special design considerations, and may be deemed consistent with the Commercial land use designation of the General Plan. When authorized by the General Plan, a specific plan or other City plan, residential may be included as an allowed use in the P-C-C District. Development shall be in accordance with Chapter 76 of this title (Planned Commercial Centers). (§ 2, Ord. 14-13, eff. October 8, 2014)

A.    Allowed land uses. Table 2-4 identifies the uses of land allowed by this Development Code in each commercial zoning district, and the land use permit required to establish each use, in compliance with Division 5 of this title (Land Use/Development Review Procedures).

B.    Prohibited land uses. Any table cell left blank in Table 2-4 means that the listed land use is prohibited in that specific zoning district.

C.    Site plan review required. Any change of use and all construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) shall be subject to site plan review approval in compliance with Chapter 56 of this title (Site Plan Review).

D.    U-C and P-C-C Districts. The specific uses of land allowed or conditionally allowed within the U-C and P-C-C Districts shall be limited to those uses identified during the applicable Zoning Map amendment process in compliance with Chapter 86 of this title. Applications shall be processed in accordance with Chapter 74 of this title (Urban Center) or Chapter 76 of this title (Planned Commercial Center).

E.    Applicable sections. Where the last column in the tables (“See Section”) includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply.

F.    Determination of use. Any use not listed in the table for a zone district may be reviewed by the Director for a determination that the use is similar in characteristics to a listed use. Unless otherwise determined to be similar, a use which is not listed shall be prohibited.

Notes:

(1)    See Section 9.08.030 (Allowable land uses and permit requirements).

(2)    See Division 8 of this title for definitions of the land uses listed.

(3)    A Director-approved site plan review permit shall be required. See Chapter 56 of this title.

(4)    In existing conforming structures, land uses allowed with a site plan review permit may be considered a permitted (P) use.

(5)    Any use allowed in the C-2 District not conducted entirely within an enclosed structure shall require a Director-approved administrative use permit or a conditional use permit where listed.

(6)    A conversion of a residential structure to an allowed nonresidential use involving any exterior change to the structure shall require the approval of an administrative use permit in compliance with Chapter 62 of this title.

(7)    If there is a conflict between Table 2-4 and any written description setting forth allowable uses and permit requirements elsewhere in this title, the written description shall supersede unless it is clearly evident from the record that the contrary was intended. Disputes shall be resolved pursuant to Chapter 2 of this title.

(§ 2, Ord. 14-13, eff. October 8, 2014; § 2, Ord. 15-06, eff. March 4, 2015; § 1 (Att. 1), Ord. 16-07, eff. May 4, 2016; § 1 (Att. 4), Ord. 17-03, eff. April 19, 2017; § 1 (Att. 3), Ord. 18-19, eff. September 5, 2018; § 1(2) (Atts. 1, 2), Ord. 20-18, eff. February 3, 2021; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023)

New land uses and structures, and alterations to existing uses or structures, shall be designed, constructed and/or established in compliance with the requirements in Table 2-5, in addition to the general development standards (e.g., landscaping, parking and loading, etc.) in Division 3 of this title (Development and Operational Standards). (§ 2, Ord. 14-13, eff. October 8, 2014)

The development or modification of a commercial center under the provisions of this code shall require the filing, review and approval of a Master Development Plan which establishes the development standards for the commercial center and the means by which the center is maintained or modified. Uses within a center shall be consistent with the provisions for the commercial district within this chapter.

A.    A Master Development Plan shall be filed as a site plan review (Chapter 56 of this title). The approval shall include a master plan agreement setting forth the manner in which the commercial center will continue to function as an integrated and cohesive development.

B.    Covenants, conditions and restrictions shall be filed with the land which shall:

a.    Set forth responsibilities for the maintenance and operation of the center consistent with the project approved by the City.

b.    The granting of reciprocal access and parking.

c.    The means by which the center may be updated and/or modified over time to keep the center viable and an asset to the community.

d.    Provision that the CC&Rs may not be amended or modified without the approval of the City, whose concern shall be that the integrity of the center be maintained or improved over time. (§ 2, Ord. 14-13, eff. October 8, 2014)

The City Council and the Director may adopt design standards applicable to commercial development within the City. Standards adopted by the City Council shall be by resolution. Standards adopted by the Director shall be by written policy.

Notes:

(1)    No main structure shall be erected within fifty feet (50') of railroad or freeway right-of-way, or flood control channel.

(2)    Where the commercial district abuts a residential district, the minimum side yard shall be ten feet (10').

(3)    Where the commercial district abuts a residential district, the minimum rear yard shall be ten feet (10').

(4)    Additional height/stories may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

(5)    Where the front yard of a parcel in the commercial district abuts, or is across the street from, a residential district, the front yard required for that residential district shall apply. Where the front yard of the parcel abuts, or is across the street from, more than one residential district, the front yard requirements of the most restrictive district shall apply.

(6)    No setback shall be required between structures within a commercial center where the structures comply with the California Building Code.

(7)    Hotels in the C-P zone district are allowed a maximum height not to exceed fifty-five feet (55') in height by right. Additional height may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

Notes:

(1)    No main structure shall be erected within fifty feet (50') of railroad or freeway right-of-way.

(2)    Where the commercial district abuts a residential district, the minimum side yard shall be ten feet (10').

(3)    Where the commercial district abuts a residential district, the minimum rear yard shall be ten feet (10').

(4)    Additional height/stories may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

(5)    Where the front yard of a parcel in the commercial district abuts, or is across the street from, a residential district, the front yard required for that residential district shall apply. Where the front yard of the parcel abuts, or is across the street from, more than one residential district, the front yard requirements of the most restrictive district shall apply.

(6)    No setback shall be required between structures within a commercial center where the structures comply with the California Building Code.

(7)    Hotels in the C-2 and C-3 zone districts are allowed a maximum height not to exceed fifty-five feet (55') in height by right. Additional height may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

Notes:

(2)    Where the commercial district abuts a residential district, the minimum side yard shall be ten feet (10').

(3)    Where the commercial district abuts a residential district, the minimum rear yard shall be ten feet (10').

(4)    Additional height/stories may be allowed, in compliance with Chapter 64 of this title (Conditional Use Permits).

(5)    Where the front yard of a parcel in the commercial district abuts, or is across the street from, a residential district, the front yard required for that residential district shall apply. Where the front yard of the parcel abuts, or is across the street from, more than one residential district, the front yard requirements of the most restrictive district shall apply.

(6)    The specific development standards for parcels located within the U-C and P-C-C Districts shall be established during the applicable Zoning Map amendment process in compliance with Chapter 86 of this title (Amendments (Development Code, General Plan, and Zone Map)). Processing shall comply with Chapter 74 of this title (Urban Center) or Chapter 76 of this title (Planned Commercial Center).

(7)    The minimum site area can include internal public street area.

(§ 2, Ord. 14-13, eff. October 8, 2014; § 1(2) (Atts. 1, 2), Ord. 20-18, eff. February 3, 2021; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023)

A.    Industrial districts. This chapter provides regulations applicable to development and new land uses in the industrial zoning districts established by Section 9.08.010 (Zoning districts established). The purpose of this chapter is to achieve the following:

1.    Provide for the development of nonpolluting, clean industrial land uses to broaden the economic/employment base of the City, while ensuring compatible integration with nonindustrial uses, in a manner consistent with the General Plan;

2.    Provide for the development of industrial land uses that complement the establishment of an Urban Village network, with emphasis on proximity to transit corridor or business core access;

3.    Provide adequate space to meet the needs of industrial development, including off-street parking and loading, and ensure compatibility between industrial land uses, high traffic corridors and nearby residential neighborhoods;

4.    Minimize traffic congestion and avoid the overloading of utilities;

5.    Minimize excessive noise, illumination, unsightliness, odor, smoke, and other objectionable influences; and

6.    Promote high standards of site planning, architectural and landscape design for industrial developments within the City.

B.    Individual zoning districts. The purpose of the individual industrial zoning districts are as follows:

1.    C-M (Commercial and Light Manufacturing) District. The C-M District is applied to areas appropriate for retail and wholesale sales, light manufacturing, warehousing, distributing, and storage operations, in addition to providing for a close relationship between warehousing, distribution, and retail sales. The C-M District is consistent with the Industrial land use designation of the General Plan;

2.    M-P (Industrial Park) District. The M-P District is applied exclusively to areas appropriate for the integrated development of modern, large scale specialized manufacturing uses, administrative, and research organizations, in addition to providing an aesthetically attractive working environment with park setting, attractive structures, ample employee parking, and other amenities appropriate to employee oriented industrial activities. The M-P District is consistent with the Industrial land use designation of the General Plan;

3.    M-1 (Light Industrial) District. The M-1 District is applied to areas appropriate for business parks and industrial uses within enclosed structures with limited screened outdoor storage, including warehousing and distribution facilities, mini-warehouse storage, and a variety of light manufacturing uses. The M-1 District is consistent with the Industrial land use designation of the General Plan;

4.    M-2 (Heavy Industrial) District. The M-2 District is applied to areas appropriate for heavy industrial uses engaged in the mechanical or chemical processing of materials or substances into new products, the assembling of component parts, or the blending of materials, including food processing, automobile assembly or recycling, machine shops, and a variety of heavy manufacturing uses, which may require appropriate buffering from adjacent commercial and residential uses. The M-2 District is consistent with the Industrial land use designation of the General Plan; and

5.    R-T (Research and Technology/Business Park) District. The R-T District is applied to areas appropriate for research- and technology-based land uses, within a business campus setting, that will ensure positive future growth in employment within the City; generate revenue to the City and higher than average wages or payroll; and ensure compatibility with local infrastructure, adjacent land uses, and natural resources. The R-T District is consistent with the Industrial and Mixed Use/Business Campus land use designations of the General Plan and the Business Campus designation of Herndon Shepherd Specific Plan. Development within the R-T District requires compliance with the R-T Park Architectural Guidelines. (§ 2, Ord. 14-13, eff. October 8, 2014; § 1(2) (Atts. 1, 2), Ord. 20-18, eff. February 3, 2021; § 1(2) (Att. A), Ord. 23-05, eff. August 9, 2023; § 1, Ord. 24-11, eff. October 3, 2024)

A.    Allowed land uses. Table 2-6 identifies the uses of land allowed by this Development Code in each industrial zoning district, and the land use permit required to establish each use, in compliance with Division 5 of this title (Land Use/Development Review Procedures).

B.    Prohibited land uses. Any table cell left blank means that the listed land use is prohibited in that specific zoning district.

C.    Site plan review required. Any change of occupancy type and all construction activities (e.g., additions, alterations, construction, reconstruction, or remodeling) shall be subject to site plan review approval in compliance with Chapter 56 of this title (Site Plan Review).

D.    Applicable sections. Where the last column in the tables (“See Section”) includes a section number, the regulations in the referenced section apply to the use; however, provisions in other sections of this Development Code may also apply.