Clovis City Zoning Code

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.

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.

Conflicts between provisions:

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;

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

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;

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

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

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

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;

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;

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;

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;

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;

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;

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;

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;

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;

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

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.

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;

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;

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;

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;

Minimize traffic congestion and avoid the overloading of utilities;

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

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

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

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;

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;

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;

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;

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;

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 quasipublic 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;

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).

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

The granting of reciprocal access and parking.

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.

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.

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;

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;

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;

Minimize traffic congestion and avoid the overloading of utilities;

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

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

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;

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;

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-ware-house storage, and a variety of light manufacturing uses. The M-1 District is consistent with the Industrial land use designation of the General Plan;

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

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.