Clovis City Council
November 4, 2024

Figure 4-47 Sites Inventory and Racial/Ethnic Distribution by Census Tract, Clovis

Source: Ascent, 2024. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 303
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Final Housing Element | September 2024 Page 4-89
Income
As shown in the assessment above, block groups in Old Town Clovis, Historic Helm Ranch, and Cougar Estates neighborhoods have the lowest median household incomes in the City (lower than the 2020 statewide median household income of $87,100). Household incomes are highest in newer areas of the City, particularly along the northern and eastern boundaries, where the median household incomes exceed $100,000.

As shown in Figure 4-48, 91 percent of the total capacity (13,396 units) identified in the sites inventory is located in areas with median incomes from $100,000 to $200,000. In addition, 81 percent of moderate-income units and 89 percent of lower-income units are located in these areas to support opportunities for moderate-income and lower- income families to live in wealthier neighborhoods. There are three RHN overlay sites located in areas with lower median household incomes (less than $87,100), which collectively provide capacity for 218 lower-income units (see Figure 4-49).

Figure 4-48 Sites Inventory Distribution by Median Income of Census Tract, Clovis

Source: Ascent, 2024.
232 248
3,889
241 0
573
0 2,492
0 088 147
6,719
55 0
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
<$87k $87k-$100k $100k-$150k $150-$200k >$200k
Number of Housing Units
Lower Income Units Moderate Income Units Above Moderate Income Units 304
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Figure 4-49 Sites Inventory Distribution by Median Income of Census Tract, Clovis

Source: Ascent, 2024. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 305
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Final Housing Element | September 2024 Page 4-91
Racially or Ethnically Concentrated Areas of Affluence
Figure 4-50 and Figure 4-51 show the sites inventory relative to RCAAs in the City. Most of the northern and eastern areas of the City meet the definition of RCAAs in the City of Clovis, specifically north of Herndon Avenue and east of Fowler Avenue. Due to historic development patterns described in Sections 4.4 and 4.7, housing in these areas is predominantly owner-occupied low density single-family homes. Most sites identified in the sites inventory are located in an RCAA, amounting to capacity for approximately 13,868 new housing units in these areas. Further, 91 percent of the moderate and lower-income housing capacity is located in an RCAA.

The concentration of lower- and moderate-income housing capacity in RCAAs reflects the diversity of zoning planned in new growth areas, representing an improvement upon historic growth patterns and land use practices from a fair housing perspective. Historically, before the City’s implementation of its urban center development strategy, new growth areas developed predominately as low density, single-family neighborhoods. As planned in designated urban centers, development in the Heritage Grove and Loma Vista Specific Plan areas will include a wide range of housing types. The distribution of lower- and moderate-income housing capacity provides an opportunity for the most affluent areas of Clovis to become more diverse by expanding opportunity for lower- and moderate- income households. In addition to the sites inventory, the Housing Element includes the following programs to further expand housing choice for lower- and moderate-income households in RCAAs:
• Program H5 (Affordable Housing Incentives and Support) prioritizes support for affordable housing developments in highest resource areas;
• Program H6 (Missing Middle Housing Tools and Resources) prioritizes the distribution of information and workshops on ADUs and other missing middle housing types in areas of high resource; • Program H8 (Development Standards and Zoning Consistency) will increase the minimum density in the R-3 zone to 20 units per acre, which will help encourage more affordable housing on R-3 zoned sites within RCAAs; • Program H9 (Lot Configuration and Large Lot Development) will facilitate development of affordable housing on large sites, which are primarily located in master planned areas that are classified as RCAAs; and • Program H12 (Mixed Income Zoning Ordinance) will require a certain set aside percentage of affordable housing in new residential developments.

Figure 4-50 Sites Inventory and Racially/Ethnically Concentrated Areas of Affluence, Clovis

Source: Ascent, 2024.
4,260
350
2,692
373
6,916
97 0
1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
RCAA Not in RCAA
Number of Housing Units
Lower Income Units Moderate Income Units Above Moderate Income Units 306
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Figure 4-51 Sites Inventory and Racially/Ethnically Concentrated Areas of Affluence, Clovis

Source: Ascent, 2024. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 307
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Population with a Disability
In the City of Clovis, most census tracts have a population with less than 20 percent of residents living with at least one disability. However, western areas of the City, particularly in Central Clovis and north of Historic Helm Ranch, tend to have larger concentrations of residents living with disabilities (20.8 percent). Figures 4-52 and 4-53 display the sites inventory relative to the percentage of the population with a disability by census tract. Compared to the distribution of residents with disabilities in Clovis, approximately 58 percent of total capacity identified in the sites inventory (8,457 units) is located in census tracts where 10-20 percent of the population has a disability of some sort; 40 percent of the total identified capacity is located in census tracts where less than 10 percent of the population lives with a disability.

The sites inventory identifies capacity for 4,610 lower-income units that could provide additional housing opportunities for residents with disabilities. However, the sites inventory only identifies capacity for 62 lower-income housing units in census tracts with the highest rates of people living with disabilities (20 to 30 percent). Most of the lower-income housing capacity is located in Heritage Grove and Loma Vista, on the northern and eastern outskirts of the City. Although these areas will be developed to include services and community amenities accessible to persons with disabilities, they are located farther away from places where residents may already be accessing services in Central Clovis and the City of Fresno. To balance the distribution of affordable housing opportunities in existing neighborhoods throughout Clovis, the Housing Element includes the following programs:
• Program H11 (Infill Rezone Program): Rezone sites to R-3 and R-4 zoning to expand the supply of land available for affordable housing in established neighborhoods; and
• Program H12 (Mixed Income Zoning Ordinance): Requires a certain set aside percentage of affordable housing in new residential developments.

Figure 4-52 Sites Inventory and Percent of Population with a Disability by Census Tract, Clovis

Source: Ascent, 2024.
2,108
2,440
62 1,315 1,494
256
2,471
4,523
19 0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
5,000
less than 10% 10 - 20% 20 - 30%
Number of Housing Units
Percent of Population with Disabilites by Census Tract
Lower Income Units Moderate Income Units Above Moderate Income Units 308
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Figure 4-53 Sites Inventory and Percent of Population with a Disability, Clovis

Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 309
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Final Housing Element | September 2024 Page 4-95
Familial Status
In most areas of the City, less than 20 percent of all households are single female-headed households, including census tracts located in Heritage Grove and Loma Vista. Married-couple households are the predominant family type in the northern and eastern portions of the City. However, census tracts located in the southwest corner of the City, in the Historic Helm Ranch and Cougar Estates neighborhoods, report higher concentrations of single female-headed households between 40 and 60 percent. Census tracts in Central/Old Town Clovis also report relatively high concentrations between 20 and 40 percent. The distribution of female-headed households throughout the City reflects regional trends of single-parent households clustered in urban areas with closest proximity to jobs and services, as well as affordable housing opportunities.

Figures 4-54 and 4-55 show the distribution of units in the sites inventory at each income level relative to the percentage of single female-headed households with children (as a percentage of the total population of each census tract). In areas of the City where at least 20 percent of households are single female-headed households, the sites inventory identifies capacity for 62 lower-income units, 268 moderate-income units, and 33 above moderate-income units. Only 11 units from the sites inventory, all of which are assumed to develop as above moderate-income housing, are in census tracts that have between 40 and 60 percent of children in female-headed households. As such, most sites are located in areas of the City where married-couple households are the predominant family type.

Upon full build-out of Heritage Grove and Loma Vista, the distribution of moderate- and lower-income sites concentrated in these areas will improve fair housing conditions for single female-headed households. As previously described, both areas are planned as complete communities, with a variety of housing options oriented around community hubs including employment-generating uses, schools, parks, and other services. In the long term, the large capacity of housing opportunities in these areas will increase housing choice for single female-headed households at a range of income levels.

Figure 4-54 Sites Inventory and Distribution of Female-Headed Households with Children

Source: Ascent, 2024.
4,548
62 0
2,797
268 0
6,980
22 11
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
less than 20% 20 - 40% 40 - 60%
Number of Housing Units
Percent of Children in Female-Headed Households
Lower Income Units Moderate Income Units Above Moderate Income Units 310
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Figure 4-55 Sites Inventory and Distribution of Female-Headed Households with Children

Source: Ascent, 2024. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 311
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Final Housing Element | September 2024 Page 4-97
Potential Effects on Access to Opportunity
Expanding capacity for affordable housing development in Clovis will expand access to opportunity for lower- and moderate-income households. As shown in Figures 4-19 through Figure 4-27, Clovis is composed entirely of high and highest resource areas and provides residents citywide with opportunities for positive economic, educational, and environmental outcomes. Areas identified above as RCAAs correspond to areas of the City designated as highest resource, while the southwestern areas of the City, particularly Historic Helm Ranch and neighborhoods bordering Fresno city limits, are designated as high resource areas. Figures 4-56 and 4-57 present the sites inventory in relation to the 2022 TCAC opportunity areas. As shown in Figure 4-56, 98 percent of the total sites inventory (14,326 units) is located in highest resource areas.

Figures 4-58 through Figure 4-63 present the sites inventory in relation to TCAC economic, environmental, and educational opportunity scores. The sites inventory identifies almost all its total capacity in areas providing most optimal access to educational and economic opportunity (99 and 97 percent, respectively). The City as a whole scores relatively low on the environmental opportunity index, reflecting regional environmental challenges. However, most of the inventoried capacity across all income levels is in areas with environmental index scores greater than 0.50.

Figure 4-56 Sites Inventory and Distribution of TCAC Opportunity Index Composite Scores

Source: Ascent, 2024.
62 4,548
268
2,797
32 6,981
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000
High Highest
Number of Housing Units
TCAC Opportunity Areas
Lower Income Units Moderate Income Units Above Moderate Income Units 312
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Figure 4-57 Sites Inventory and TCAC Opportunity Index Composite Scores

Source: Ascent, 2024. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 313
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Figure 4-58 Sites Inventory and Distribution of TCAC Opportunity Index Economic Domain Scores

Source: Ascent, 2024.

Figure 4-59 Sites Inventory and Distribution of TCAC Opportunity Index Education Domain Scores

Source: Ascent, 2024.
76 4,534
361
2,704
50 6,963
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000

0.50 - 0.75 greater than 0.75
Number of Housing Units
TCAC Economic Index Rating
Lower Income Units Moderate Income Units Above Moderate Income Units 0 0
4,610
0 12
3,053
0 44
6,969
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000

0.25 - 0.50 0.50 - 0.75 greater than 0.75
Number of Housing Units
TCAC Education Index Rating
Lower Income Units Moderate Income Units Above Moderate Income Units 314
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Figure 4-60 Sites Inventory and Distribution of TCAC Opportunity Index Environmental Domain Scores

Source: Ascent, 2024.
0 3,802
808
270
2,690
1050
6,754
259
0 1,000
2,000
3,000
4,000
5,000
6,000
7,000
8,000

0.25 - 0.50 0.50 - 0.75 greater than 0.75
Number of Housing Units
TCAC Environmental Index Rating
Lower Income Units Moderate Income Units Above Moderate Income Units 315
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Figure 4-61 Sites Inventory and TCAC Opportunity Index Economic Domain Scores

Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 316
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Figure 4-62 Sites Inventory and TCAC Opportunity Index Educational Domain Scores

Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 317
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Final Housing Element | September 2024 Page 4-103
Figure 4-63 Sites Inventory and TCAC Opportunity Index Environmental Domain Scores

Source: Ascent, 2023. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 318
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Potential Effects on Disproportionate Housing Needs
As discussed previously, renters are disproportionately affected by housing needs including overpayment, substandard housing conditions, and displacement risk. Future housing opportunities identified in the sites inventory have the potential to ease overcrowding and cost burden as there would be more housing options available for a variety of income levels. Low-income households in the southwestern portion of the City, particularly in Historic Helm Ranch and mobile home parks, are sensitive to or at risk of displacement.

Overpayment
As described above, overpayment among Clovis renters has generally declined over time with most areas of the City reporting between 40 and 60 percent of renters paying more than 30 percent of their monthly income on housing costs. Census tracts north of Nees Avenue report lower rates of renter overpayment (between 20 and 40 percent), although this is likely skewed by a significantly lower supply in existing renter households than established neighborhoods throughout the City. Figures 4-64 and 4-65 present the sites inventory relative to overpayment rates among renter households. Although there are no sites identified in the areas of the City with higher rates of overpayment (between 60 and 80 percent), expanding supply of housing affordable to lower and moderate-income in the City generally could alleviate conditions contributing to overpayment.

Figure 4-64 Sites Inventory Distribution by Cost-Burdened Renter Households

Source: Ascent, 2024.

2,818
1,792
0 1,835
1,230
0 4,776
2,237
0 0
1000
2000
3000
4000
5000
6000
20 - 40% 40 - 60% 60 - 80%
Number of Housing Units
Percent of Renter Households for whom Gross Rent (Contract Rent Plus Tenant-Paid Utilities) is 30 Percent or More of Household Income
Lower Income Units Moderate Income Units Above Moderate Income Units 319
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Figure 4-65 Sites Inventory and Distribution of Overpayment by Renters

Source: Ascent, 2024. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 320
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Overcrowding
Almost all census tracts in the City of Clovis report less than 8.2 percent of households as overcrowded, except for pockets located in Historic Helm Ranch and Deauville Circle along the northern border reporting rates between 8.3 and 12 percent. Figures 4-66 and 4-67 show the sites inventory relative to the distribution of overcrowded households in Clovis as of 2019. Approximately 98 percent of the total identified capacity in the sites inventory is located in areas with overcrowding rates less than 8.2 percent, including 4,369 lower-income units and 3,065 moderate-income units. Although most of the lower-income capacity is identified in these areas, there are three RHN overlay sites identified in the inventory along Nees Avenue where overcrowding rates are between 8.3 and 12 percent (see Figure 4-67) which together provide capacity for 241 lower-income units. An increase in the supply of affordable housing in the City could help to alleviate conditions that contribute to overcrowding by reducing the gap between supply and demand for larger housing types and/or affordable housing options.

Figure 4-66 Sites Inventory Distribution by Overcrowded Households

Source: Ascent, 2024.
4,369
241
3,065
0 6,947
66 0
1000
2000
3000
4000
5000
6000
7000
8000

8.2% or less 8.3 - 12%
Number of Housing Units
Percent of Overcrowded Households in Census Tract
Lower Income Units Moderate Income Units Above Moderate Income Units 321
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Figure 4-67 Sites Inventory and Distribution of Overcrowded Households

Source: Ascent, 2024. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 322
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Displacement Risk
As the housing market strengthens in Clovis, there is concern that tenants may be priced out and at a greater risk of displacement as rent and home sales prices have risen dramatically across California and the Central Valley in recent years. Only a small portion of Clovis is considered vulnerable to displacement, with census tracts in southwest Clovis and Historic Helm Ranch identified as sensitive communities (see Figure 4-68). Almost all of the inventoried residential capacity (99 percent) is located on sites outside of these vulnerable areas, including all of the lower- income capacity (or 4,610 units) as shown in Figure 4-69. Additional affordable housing capacity identified in the sites inventory could provide more options to mitigate displacement for residents. In addition to balancing the impact of historic development patterns through the distribution of the sites inventory and significant public investments (see Section 4.7), the Housing Element includes the following programs to alleviate fair housing conditions within its sensitive communities:
• Program H11 (Infill Rezone Program): Rezone sites in established communities to R-3 and R-4 zoning to provide opportunities for high-density affordable housing;
• Program H14 (Mobile Home Rent Review and Stabilization): Prevent displacement of mobile home park residents in sensitive communities through enforcement of the City’s Mobile Home Rent Review and Stabilization Ordinance and expanded tenant education and outreach efforts;
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Figure 4-68 Sites Inventory and Displacement Risk

Source: Ascent, 2024. Data downloaded from HCD AFFH Data and Mapping Tool in 2022. 324
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Figure 4-69 Sites Inventory Distribution by Displacement Risk

Source: Ascent, 2024.

4.9 Summary of Fair Housing Issues, Contributing Factors, and Actions HCD defines a fair housing issue as “a condition in a geographic area of analysis that restricts fair housing choice or access to opportunity, which includes such conditions as ongoing local or regional separation or lack of integration, racially or ethnically concentrated areas of poverty and affluence, significant disparities in access to opportunity, disproportionate housing needs, and evidence of discrimination or violations of civil rights law or regulations related to housing.”
Fair housing issues in Clovis are primarily related to greater segregation by income and race compared to the surrounding region, disproportionate housing needs in older neighborhoods of the City, and increased risk of displacement as housing costs rise throughout the state. Access to opportunity is well-distributed throughout the City with no area of the City ranking lower than “high resource.” There are no definitive concentrated areas of poverty.

However, neighborhoods in southwest Clovis, such as Historic Helm Ranch and Cougar Estates, tend to rank lower across all opportunity indicators relative to the rest of the City.

As discussed earlier in this chapter, neighborhoods in southwest Clovis with lower median household incomes and a high concentration of renter-households are at an elevated risk of displacement. This risk is particularly acute for residents of the City’s mobile home parks, who are more likely to be on fixed incomes or with otherwise limited economic mobility to weather rising housing costs. As such, the City has identified targeted strategies to prevent displacement of mobile home park residents.

Pursuant to Government Code Section 65583 (c)(10)(A)(v), the Housing Element includes several policies and programs to proactively address fair housing issues and replace segregated living patterns with integrated and balanced communities. Table 4-17 below summarizes the fair housing issues, contributing factors, and meaningful actions (i.e., implementation programs) included in the Housing Element to affirmatively further fair housing in Clovis.

The details for each of the implementation programs can be found in Chapter 2, “Housing Plan.” 0 4,610
12 3,053
11 7,002
0 1000
2000
3000
4000
5000
6000
7000
8000
Vulnerable Not Vulnerable
Number of Housing
Risk of Displacement
Lower Income Units Moderate Income Units Above Moderate Income Units 325
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Table 4-17 Fair Housing Issues, Contributing Factors, and Meaningful Actions Assessment of Fair
Housing
Identified Issue
Contributing Factors Meaningful Actions Targets and Timeframes Priority Regional segregation/
integrations patterns
by race and income/
presence of racially
concentrated areas of
affluence
While Clovis has been
growing rapidly in recent
decades, most residential
development in Clovis has
been single-family homes in
large subdivisions, reflective
of the predominance of
single-family zoning in the
City. New growth areas to
the north and east tend to
include single-family homes
affordable to households
with higher incomes relative
to the region. Until recently,
a large percentage of new
homes were sold at prices
affordable to moderate-
income households, but with
rising home values, most
new homes are now (2022)
only affordable to above
moderate-income
households.

The lack of affordable
housing, and rental housing
generally, means that there
is little opportunity for
lower-income residents and
housing choice voucher
recipients to live in Clovis.

Facilitate the development of a wide range of
different housing types for all income levels to
diversify the City’s housing stock and provide
units for lower-income and special needs
households (Policy H 1.3).

Prioritize funding to affordable housing
developments in high or highest resource areas
or developments that include permanent
supportive housing (Program H5).

Provide technical assistance and incentives to support
development of 1,100 lower-income housing units during the planning period, including 500 low-, 500 very low-, and 100 extremely low- or special needs housing units. Prioritize supporting affordable housing developments in highest resource areas that promote housing mobility for lower-income and special needs populations or projects that will reduce displacement risk due to overcrowding, overpayment, or other burdens, such as in southwest Clovis (Program H5).

High
Provide financial support to affordable housing
projects through the creation of the Local
Housing Trust Fund (Program H10) and
Development Impact Fee Deferral/Waiver
program (Program H4).

Provide fee reductions in support of 120 affordable housing units per year following the adoption of the Development Impact Fee Deferral/Waiver program in Spring 2024 (Program H4).

High
Adopt Housing Trust Fund and make an initial contribution of $1 million by July 2024 with annual contributions of at least $100,000 to facilitate the construction of 3,035 lower-income units. Dedicate two City-owned properties to the Housing Trust Fund within 30 days of the creation of the Housing Trust Fund (Program H10).

High
Remove identified constraints to development
of higher density housing (Program H8).

Update the Development Code by June 2025 to remove identified constraints including reducing parking and open space standards and increasing minimum density in the R-3 zone to 20 units per acre (Program H8).

High
Prioritize review of surplus public land for
sale/lease for development of affordable
housing in high and highest resource areas
(Program H3).

Identify one publicly owned site to declare surplus public lands in high and highest resource areas (Program H3).

Low
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Table 4-17 Fair Housing Issues, Contributing Factors, and Meaningful Actions Assessment of Fair
Housing
Identified Issue
Contributing Factors Meaningful Actions Targets and Timeframes Priority Expand supply of affordable housing by
requiring new residential development to set
aside units affordable to lower-income
households (Program H12).

Adopt Mixed Income Zoning Ordinance by February 2025 to provide capacity for 320 affordable housing units (Program H12).

High
Encourage and facilitate “missing middle” and
affordable housing in existing single-family
neighborhoods (Policy H-1.5, Program H11).

Facilitate the construction of 200 ADUs, cottage homes, and ministerial lot splits and duplexes, with a goal of 75 percent in highest resource areas (Program H6).

Medium
Rezone sites to R-3 and R-4 zoning throughout existing
neighborhoods no later than June 2025 to provide capacity for approximately 1,284 affordable housing units (Program H11).

High
Disproportionate
housing problems in
Central Clovis and
southwest Clovis
As one of the first areas to
develop in the City, the
housing stock and
infrastructure in Central and
southwest Clovis (e.g.,
Historic Helm Ranch and
Cougar Estates
neighborhoods) is aging.

There is a high concentration
of low-income and renter-
occupied households in
these areas relative to newer
neighborhoods in Clovis.

Encourage use of code enforcement processes
and housing rehabilitation assistance programs
to bring substandard housing units into
compliance. (Program H15)
Maintain funding and promote use of Home
Rehabilitation Loan and Grant program by low-
income homeowners, including mobile home
owners to complete necessary health & safety
repairs (Program H16)
Medium
Prioritize capital improvement projects that
provide improvements or amenities in older,
low-income neighborhoods with limited
existing amenities (Program H27)
Establish a capital planning prioritization process to guide an objective methodology used to produce equal and equitable outcomes. Review funding priorities annually. (Program H27) Medium
Expand homeownership opportunities that
create stability and wealth-building for lower-
income households through down payment
assistance and sweat equity programs (Policy
H-3.5)
Assist three lower-income households per year with homebuyer assistance (Program H21)
High
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Table 4-17 Fair Housing Issues, Contributing Factors, and Meaningful Actions Assessment of Fair
Housing
Identified Issue
Contributing Factors Meaningful Actions Targets and Timeframes Priority Displacement risk due
to economic pressures
for residents in
southwest Clovis
Rising home sale and rent
prices are outpacing wage
growth in Clovis and
throughout Fresno County,
creating a higher risk of
displacement especially for
lower-income households.

There is a high concentration
of low-income and renter-
occupied households in
Central/southwest Clovis.

Heightened displacement
risk is exacerbated by a low
supply of affordable
housing, lack of assistance
opportunities for first time
home-buyers, a lack of
tenant protections, and a
shortage of resources and
support for low-income and
special needs households.

Preserve at-risk affordable housing units from
conversion to market rate units (Program H13)
Preserve 260 publicly-assisted rental units. (Program H13) High Expand housing resources for extremely-low-
income residents, particularly seniors and
people with disabilities, by providing financial
support to organizations that provide
counseling, education, housing
services/referrals, financial support, and/or legal
advice to those populations (Program H16)
Assist 100 extremely-low-income households with targeted outreach efforts in high poverty areas (Program H16).

High
Expand homeownership opportunities for
lower- and moderate-income households
through down payment assistance, sweat equity
programs, and other homeownership programs
(Policy H-3.5)
Assist three households per year with homebuyer assistance to support stability and wealth building for lower-income households (Program H24)
Medium
Ensure local ordinances and development
regulations provide equal housing
opportunities for persons with disabilities and
developmental disabilities (Policy H-3.4)
Amend the Zoning Code to ensure compliance with state law regarding by-right development of group homes of more than six, reasonable accommodation procedures, and the provision of supportive housing units by December 2024 (Program H25) High
Displacement risk for
mobile home park
residents
All of the City’s mobile home
parks are located within
Central and southwest
Clovis, where low-income
residents are at higher risk of
displacement. However,
displacement risk for mobile
home park residents is
particularly acute with recent
trends of investment firms
purchasing mobile home
parks.

Expand public outreach to mobile home park
residents on Mobile Home Park Rent Review
and Stabilization Ordinance and establish a City
staff ombudsman to assist residents in
navigating process (Program H14)
Conserve 867 mobile homes within five existing mobile home parks, distribute educational materials in multiple languages to residents twice a year, beginning 2024 (Program H14)
High
Promote Home Rehabilitation Program at
mobile home park residents to assist with
necessary health and safety repairs (Program
H16)
Provide housing rehabilitation loans and grants to 250 lower- income households, including 50 very low- and 50 extremely low- income households during the planning period. (Program H16) Medium
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Table 4-17 Fair Housing Issues, Contributing Factors, and Meaningful Actions Assessment of Fair
Housing
Identified Issue
Contributing Factors Meaningful Actions Targets and Timeframes Priority Limited local fair
housing outreach and
enforcement
Local fair housing
enforcement and outreach is
limited relative to other
areas in Fresno County.

Limited information on local
fair housing issues is
exacerbated by a lack of
representation of
marginalized communities in
planning processes as well
as lack of education for
landlords and tenants on fair
housing law.

Collaborate with Fair Housing Council of
Central California to conduct fair housing
testing for discriminatory practices in private
rental housing and ensure compliance with fair
housing laws. (Program H23)
Encourage FHCC to conduct 8 to 10 fair housing tests, beginning in 2024. (Program H23)
High
Expand fair housing outreach to prospective
home sellers, landlords, buyers, and renters to
provide information on fair housing rights and
available services in multiple languages.
(Program H21)
Distribute fair housing information annually through the City.

Begin offering translated materials in December 2024. (Program H21).

High
Increase availability of information about
affordable housing opportunities and programs
in the city and ensure that information is
available in multiple languages (Program H25)
Prepare outreach materials in 2025 and conduct 8 community workshops during the planning period. (Program 25)
Medium
Collaborate with the Fresno Housing Authority
to launch an educational campaign
encouraging landlords to actively participate in
the HCV program (Program H20)
Increase HCV participation and usage by 10 households in highest resource neighborhoods, initiate educational campaign in 2024, host first workshop in April 2025 (Program H20)
Medium
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CHAPTER 5 | Sites Inventory

5.1 Regional Housing Needs Allocation
The California Department of Housing and Community Development (HCD) determines statewide projected housing needs and allocates new housing unit targets to regional councils of governments (COGs). This process is called the Regional Housing Needs Determination (RHND). The RHND identified for each COG is based on population projections produced by the California Department of Finance (DOF) as well as state-required adjustments that incorporate the region’s existing housing need. The RHND for the Fresno region for the 2023-2031 projection period totals 58,298 housing units.1 Each COG is tasked with developing a methodology to distribute the RHND to all its member jurisdictions. The Fresno Council of Governments (FCOG) developed a Regional Housing Needs Plan to determine each jurisdiction’s fair share, which is called the Regional Housing Needs Allocation (RHNA).

On June 30, 2022, the FCOG Board approved the Final RHNA Methodology, allocating 8,977 housing units to the City of Clovis, which is just over 15 percent of the total countywide RHNA. The RHNA for Clovis is broken down by the income categories shown in Table 5-1 below (i.e., very low, low, moderate, and above moderate).

Table 5-1 Regional Housing Needs Allocation, City of Clovis (June 30, 2023 – December 31, 2031) Very Low-Income
(<50% of AMI)
Low-Income
(50%-80% of AMI)
Moderate-Income
(80%-120% of AMI)
Above Moderate-Income
(>120% of AMI) Total
Housing Units 2,9261 1,549 1,448 3,054 8,977
Percent of Total RHNA 33% 17% 16% 34% 100%
Notes: AMI = Area Median Income. Fresno County 2022 Area Median Income is $80,300 for a 4-person household. 1 Extremely low-income allocation is equal to 50 percent of very low-income allocation (1,463 units).

Source: Fresno Council of Governments, July 2022.

5.2 Residential Sites Inventory
As part of this Housing Element update, the City must demonstrate that it has adequate zoning to accommodate the RHNA. The residential sites inventory identifies sites with general plan land use designations and zoning for future housing development, and it evaluates the adequacy of these sites in fulfilling the City’s share of regional housing needs.

Methodology
The Housing Element is required to identify and describe land available for residential development to meet the City’s RHNA for the June 30, 2023 through December 31, 2031 projection period. The City plans to accommodate the RHNA using a combination of the following:
• Sites with approved residential development that have not begun construction before the start of the projection period on June 30, 2023;
• Vacant and underutilized sites with general plan land use designations and zoning that allow for additional housing development;

1 The RHNA is set for an eight and a half-year projection period (June 30, 2023, through December 31, 2031), which differs from the Housing Element planning period (December 31, 2023, through December 31, 2031). The projection period is the timeframe for which the regional housing need is calculated, whereas the planning period dictates the housing element adoption date and the timeframe for the housing element policies and programs.
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• Sites within the Central Clovis Specific Plan and Loma Vista Specific Plan; • Sites within the Willow-Shepherd Northeast Prezone and Annexation, which were annexed into the city in 2023, including the Heritage Grove City Center Villages Master Plan, and the “Urban Center” portion of the Heritage Grove Development Co. Specific Plan;
• Sites within Phase 1a and Phase 1b of the Heritage Grove Development Co. Specific Plan that are anticipated to initiate the annexation process in 2024;
• Other near-term annexation areas, including Wilson TM-6343, which is anticipated to be annexed in 2024, and TM6205 – Shepherd North where the annexation process is currently underway; and • A projection of accessory dwelling unit (ADU) construction.

Relationship Between Density and Income Level
Density can be a critical factor in the development of affordable lower-income housing. Higher density development can lower per-unit land cost and facilitate construction in an economy of scale. The following describes the assumptions used to determine the inventoried income categories and the realistic buildout capacity for each site. • Lower-Income Sites. State law (Government Code Section 65583.2[c][3]) establishes a “default density standard” of 30 units per acre for Clovis, which is categorized as a metropolitan jurisdiction. This is the density that is “deemed appropriate” in state law to accommodate the City’s lower-income RHNA. Sites with land use designations that allow for development at a density of at least 30 units per acre were included in the inventory as meeting the lower-income RHNA.
• Moderate-Income Sites. Sites with a land use designation/zoning district that allows for multifamily development but does not meet the default density standard of 30 units per acre were included in the inventory as meeting the moderate-income RHNA.
• Above Moderate-Income Sites. Sites with a land use designation/zoning district that allows for only single-family housing and limited attached ownership housing (e.g., duplexes, townhomes) were included in the inventory as meeting the above moderate-income RHNA.

AB 725 Compliance
Assembly Bill 725 (AB 725, 2021) requires that at least 25 percent of the remaining above moderate-income RHNA be accommodated on sites that have a density standard that allows at least four units of housing, and that at least 25 percent of the remaining moderate-income RHNA be accommodated on sites that allow at least four units of housing but a density of no more than 100 units per acre. After accounting for the approved projects shown in Table 5-6, the remaining above moderate-income RHNA is 1,858 units and the remaining moderate-income RHNA is 721 units. To comply with AB 725, the inventory must demonstrate capacity for 465 above moderate-income units and 180 moderate-income units on sites allowing at least 4 units of housing.

Sites included in the analysis were reviewed to confirm that they had a general plan or zoning designation that allowed the development of at least four units on a site. There is one site included in this analysis that is larger than 10 acres and meets the default density of 30 units per acre for lower-income housing; however, it is assumed only 50 percent of the capacity on this site is counted toward the lower-income RHNA, with the remaining capacity meeting the moderate- and above moderate-income housing need. Based on the projected capacity of sites at different income categories included in the inventory, a total of 32 sites were identified in the moderate-income category that allow at least four units per parcel, with an overall capacity of 2,337 units, or 161 percent of the total moderate- income RHNA, which exceeds the target of 180 remaining moderate-income units to comply with AB 725. Of those sites, there are 7 that also have units included in the above-moderate income category that allowed more than 4 units on the site, with an overall capacity of 830 above moderate-income units, which exceeds the target of 465 remaining above moderate-income units to comply with AB 725. 331
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Realistic Density
The inventory applies a realistic buildout density based on the development standards, market trends, and recent development to calculate capacity. Capacity on sites within the lower density zoning districts (i.e., R-A, R-1-A, R-1-AH, R-1, R-1-B, R-1-C, R-1-MH, R-1-MD and R-1-PRD) is calculated using 80 percent of the maximum allowable density.

For larger lots subdivided into single-family lots, it is assumed that one unit would be built per lot.

Table 5-2 shows the buildout density of recently approved residential developments. As shown in Table 5-2, residential developments in the R-2 zoning district were built at an average of 84 percent of the maximum allowable density and multifamily developments in the R-3 zoning district were built at an average of 96 percent of the previous maximum allowable density. However, this calculation is based on a maximum density of 25 units per acre.

In September 2023, the City increased the maximum density in the R-3 zone to 30 units per acre in order to count R- 3 zoned sites in the lower-income site inventory. The assumption of 25 units per acre is only 80 percent of the new maximum density in the R-3 zone. Very little multifamily development has occurred in the R-4 zoning district. Only one project was constructed at 27.5 units per acre, which is 64 percent of the maximum allowable density (43 units per acre). Because there are limited examples to substantiate a higher density in the R-4 zoning district, the minimum density of 25 units per acre is assumed. Two affordable housing developments were approved using the RHN Overlay zone, which has a density range of 35-43 units per acre. One project was built at the higher end of the density range while the other project was approved closer to the minimum density. Based on these recent multifamily developments, the inventory uses the following realistic density assumptions to calculate residential capacity . • R-2 Zoning District. Residential capacity on sites within the R-2 zoning district is calculated using an assumed realistic density of 80 percent of the maximum allowable density, or 12 units per acre. • R-3 Zoning District. Residential capacity on sites within the R-3 zoning district is calculated using an assumed realistic density of 24 units per acre, which is 80 percent of the maximum allowable density of 30 units per acre. • R-4 Zoning District. Residential capacity on sites within the R-4 zoning district is calculated using an assumed realistic density equal to minimum allowable density, or 25 units per acre. • RHN Overlay District. Residential capacity on sites within the Regional Housing Needs (RHN) Overlay district is calculated using the minimum density of 35 units per acre. Additional assumptions are applied to RHN Overlay sites, as described later in this chapter.

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Table 5-2 Recent Multifamily Project Built Densities
Project Name/Location 1 Zoning
District
Maximum
Allowed Density Site Size (Acres) Number of Units Built Density Percent of Maximum Allowed Density
SPR2016-05 P-C-C n/a2 12 216 18 n/a2
MFDR2021-001 R-2 15 15.72 216 13.74 92%
SPR2012-12 R-2 15 8.85 87 9.83 66%
SPR2014-10 R-2 15 3.15 47 14.92 99%
SPR2017-01 R-2 15 5.58 80 14.34 96%
SPR2018-29, Solivita R-2 15 4.18 60 14.35 96%
SPR2018-30 R-2 15 0.75 6 8.00 53%
R-2 Average 12.53 84%
SPR2008-13A2 R-3 25 / 303 0.41 10 24.27 97% / 81%3
SPR2021-001 R-3 25 / 303 2.6 60 23.08 92% / 77%3
SPR2018-25 R-3 25 / 303 6.43 158 24.57 98% / 82%3
R-3 Average 23.97 96% / 80%
SPR2018-11A2, Matharu R-4 43 11.67 321 27.51 64%
R-4 Average 27.51 64%
Butterfly Gardens RHN 43 1.82 75 41.2 96%
RHNA 2022-001 RHN 43 7.92 279 35.2 82%
RHN Overlay Average 38.2 89%
1 All projects are market-rate except SPR2018-29, Solivita and Butterfly Gardens, both shown in italics. Both affordable projects were built at 96% of the maximum density.
2 When authorized by the General Plan, a specific plan or other City of Clovis plan, residential may be included as an allowed use in the P-C-C District.
3 In September 2023, the City increased the maximum density of the R-3 zone from 25 to 30 units per acre in order for the R-3 zone to meet the default density standard for lower-income sites. The maximum density was 25 units per acre when the example project included in this table were approved. Therefore, the percentage calculations are shown for both the 25 units per acre and 30 units per acre maximum density standard.

Source: City of Clovis 2022.

In addition, the following realistic density assumptions are applied to the portions of the Northwest Urban Center that are included in the sites inventory:
• Medium Density Residential. The allowable residential density of 4 to 7 dwelling units per acre aligns with the R- 1-MD and R-1-PRD zoning districts. As such, residential capacity on sites is calculated assuming 80 percent of the maximum allowable density, or 6 units per acre.
• Medium High Density Residential. The allowable residential density of 7 to 15 dwelling units per acre aligns with the R-2 zoning district. As such, residential capacity on sites is calculated assuming 80 percent of the maximum allowable density, or 12 units per acre.
• High Density Residential. The allowable residential density of 15 to 30 dwelling units per acre aligns with the R-3 zoning district. As such, residential capacity on sites is calculated assuming 80 percent of the maximum allowable density, or 24 units per acre.
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• Very High Density Residential, Mixed Use Village, and Urban Village. The allowable residential density of 15 to 43 dwelling units per acre or 25.1 to 43 dwelling units per acre aligns with the R-4 zoning district. As such, residential capacity on sites is calculated using an assumed realistic density of 25 units per acre. See “Mixed Use Sites” below on the methodology applied sites designated for mixed uses.

Regional Housing Needs Overlay District Assumptions
In 2018, the City adopted the RHN Overlay district to allow additional opportunities for high density residential development to meet the City’s lower-income housing needs. The RHN Overlay allows for residential developments that include affordable housing to be built at densities of 35 to 43 units per acre; however, the RHN Overlay does not change the base zoning and development consistent with the density and development standards of the base zoning is also permitted. Several sites in the RHN Overlay are within the R-A or R-1 base zoning districts, allowing low density residential development at 0.6 to 2 units per acre or 2 to 4 units per acre, respectively.

Since the RHN Overlay was adopted on November 5, 2018, the City has approved entitlements for a variety of housing developments on RHN Overlay sites, including single-family and multifamily developments using the underlying zoning standards and two affordable multifamily developments using RHN Overlay standards. Butterfly Gardens, which includes 75 units on a 1.82-acre site at a density of 41 units per acre (or 96 percent of the maximum density) is a permanent supportive housing development built in 2022 on an RHN Overlay site. A second affordable multifamily development is comprised of 279 units on 7.92 acres (35 units per acre). In March 2022, the City completed preliminary review and prepared the project for the submittal of building and civil improvement plans as soon as funding is approved for the project (see Site P-6, Table 5-6).

RHN Overlay projects only require the approval of a building permit. No public hearings or discretionary entitlements are required. RHN Overlay Projects must adhere to the standards built into the development code (Municipal Code, Section 9.18.050) and the City’s Multiple-Family Residential Design Standards. To assist project developers with understanding what needs to be included in the building permit package, City staff works with the project developer to conduct a pre-project review which utilizes a preliminary version of the project site plan to generate comments from staff and other service providers, such as the Fresno Metropolitan Flood Control District (FMFCD). The purpose of this review is to inform the applicant of the submittal requirements, streamline the building permit package, and provide the applicant with information they will need to make funding applications to third parties, such as applications for tax credits.

RHN Overlay sites included in this Sixth Cycle Housing Element inventory were reviewed closely to consider existing uses, site size, and site location to identify those most likely for high density residential development during the planning period. Only the sites that are most likely to develop as affordable housing were included in the inventory.

In addition, to account for the potential for non-residential or low density residential development, the inventory counts only 75 percent of the high density residential development potential. Also, in consideration of the limited development that has occurred on RHN Overlay sites, the inventory uses the minimum density of 35 units per acre as the realistic density.

The following are four examples of recent affordable housing entitlements on RHN Overlay sites. In three out of the four examples, the developer elected to use the RHN Overlay density standards. One development, Solivita Commons, built by the Fresno Housing Authority, was at a density lower than that allowed by the RHN Overlay. The Housing Authority elected instead to rely on the density allowed under the base zoning. 334
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Butterfly Gardens (784 W. Holland Ave)
Before: After:

Project Details
Project Description 75 units (73 deed-restricted supportive housing units, 2 manager units APN 430-601-21
Parcel Size 1.82 acres
Project Density 41 du/acre
Public Hearings None (City conducted TEFRA hearing in support of award of tax credits) Density Bonus Incentives Parking reduction
Status Construction completed and units occupied
Base zoning Medium density/R-A
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Maracor Affordable Housing Development (7575 East Shaw Ave) Before: Planned:

Project Details
Project Description 279 Unit deed restricted affordable housing development APN 555-020-61
Parcel Size 8 acres
Project Density 35 du/acre
Public Hearings None
Status Pre-application process completed. Applicant pursuing tax credits Base zoning Low density/R-A
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Bellaire Apartments (3214 Bellaire Ave)
Before:

Planned:

Project Details
Project Description 180 Unit deed restricted affordable housing development APN 310-795-24
Parcel Size 4.9 acres
Project Density 36 du/acre
Public Hearings None (City conducted TEFRA hearing in support of award of tax credits) Status Developer working with the City on design & pre-application process Base zoning Low Density/ R-1-7500
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Solivita Commons (725 West Alluvial Ave)

Project Details
Project Description 60 unit affordable apartment complex APN 561-0611-9S
Parcel Size 3.9 acres
Project Density 15 du/acre
Public Hearings None
Status Construction completed and units occupied
Base zoning R-2
The above examples illustrate four different affordable housing developments on RHN Overlay sites. Development has continued at a rapid pace in Clovis, and there are several examples of RHN Overlay sites built with market rate single-family and multifamily development. Out of 16 RHN Overlay sites with entitlements approved since 2018, 12 of the entitlements were for market rate single-family or multifamily developments that instead used the underlying base zoning standards. In other words, 25 percent of RHN Overlay sites were approved with affordable housing while 75 percent were approved with market rate housing; but 31 percent were developed with some form of multifamily housing (either market rate or affordable).

Looking more closely at development patterns on the RHN Overlay sites shows an increase in multifamily development activity on these sites. After the RHN Overlay was applied to sites across the City, there were a few single-family developments approved on sites that had previously approved tentative maps. Taking these developments out of the equation, 5 out of 12 sites, or 42 percent of sites were developed with multifamily housing.

Figure 5-1 shows the number of units of single-family and multifamily approved on RHN Overlay sites each year. On the vacant sites without previously approved maps, there have been more multifamily units built or approved than single-family units and multifamily development activity has increased over time. Two-thirds of approved units were multifamily (67 percent) compared to 33 percent single-family units. The City is receiving increasing interest in the RHN Overlay sites from developers interested in building affordable housing.

While this analysis supports a likelihood that around 40-50 percent of RHN Overlay sites would develop as multifamily housing, there are additional considerations that support the inventory assumption of 75 percent 338
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likelihood. Citywide, there are 24 sites designated with the RHN Overlay that have a total capacity of 3,417 units (at the minimum density of 35 units per acre). The sites inventory includes only 12 sites with a total capacity of 1,026 units, which represents 50 percent of the sites and only 30 percent of the total capacity. In identifying RHN Overlay sites to include in the Sixth Cycle Housing Element sites inventory, the City reviewed each of these sites and included only those sites with the greatest likelihood of developing as affordable housing. This was based on factors including vacancy status (i.e., the inventory includes either entirely vacant sites or mostly vacant sites), developer interest for affordable housing, and appropriate parcel size for affordable housing (i.e., ranging from 2.0 - 6.9 acres, with an average size of 3.3 acres and median size of 2.5 acres). This selective process was done to prioritize the most suitable RHN Overlay sites for affordable housing and reduce the overall reliance on the RHN Overlay sites in meeting the Sixth Cycle RHNA.

In addition, several existing provisions in the RHN Overlay as well as programs in the housing element will further support the development of affordable multifamily housing on RHN Overlay sites, including the following:
• The City has removed barriers to multifamily housing on RHN Overlay sites by creating a by-right approval process for all multifamily housing in the City. RHN Overlay projects only require the approval of a building permit. No public hearings or discretionary entitlements are required. • The RHN Overlay provides a streamlined subdivision approval process for projects. A tentative parcel map is not required for eligible housing projects in the RHN Overlay if the City Engineer can make a finding that the proposed map is consistent with the Municipal Code, Map Act, and other applicable regulations related to parcel size, zoning, and density.
• Housing Element Program H8 commits to reducing parking standards for multifamily housing, which have been identified as a constraint for achieving higher densities. This will make development of multifamily housing in the allowed 35-43 unit per acre range of the RHN Overlay more feasible and should spur development of these sites.

Based on all of these considerations, including trends favoring increased multifamily housing interest on RHN Overlay sites, selective inclusion of RHN Overlay sites in the Housing Element, parcel sizes that are most appropriate for affordable housing, and provisions and new programs to streamline affordable development and make it more feasible, the sites inventory assumes 75 percent likelihood of developing the 12 inventoried RHN Overlay sites as affordable housing. This equates to an inventoried capacity of 1,026 housing units on 12 sites. The remaining 12 RHN Overlay sites are not included in the inventory but are still available for affordable housing development.

Figure 5-1 Development Activity on RHN Overlay Sites, 2018-2024 Source: City of Clovis 2024.
114 185 50 0 15 0 0
0 135
0 0
424
0 180
0 50
100
150
200
250
300
350
400
450
500
2018 2019 2020 2021 2022 2023 2024
Number of Units
Single Family Multifamily
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Site Size
Per state law, sites smaller than half an acre or larger than 10 acres are not considered adequate to accommodate the lower-income housing need unless it can be demonstrated that sites of equivalent size were successfully developed during the prior planning period or other evidence is provided that the site can be developed as lower-income housing.

Small Sites
All sites included in the lower-income inventory are larger than 0.5 acres. Two adjacent parcels (Site 24, APN 42014211 and Site 25, APN 42014212) within the R-4 zoning district meet the lower-income default density standard. However, due to their size (0.23 acres, each), these sites are included in the moderate-income inventory and no capacity for lower-income units is calculated.

Similarly, there are three sites with R-3 zoning in the Central Clovis Specific Plan. Two of the sites are less than half an acre and are included in the moderate-income inventory due to their small size (Site CC-8, APN 49213313 and CC-12, APN 49213105).

Large Sites
Table 5-3 shows the six sites that are larger than 10 acres and are included in the lower-income inventory. All of these sites are included as mixed-income sites. This assumes that parcels will be further subdivided to create smaller parcels appropriate for lower-income housing development. This approach helps the City comply with AB 725 and avoid an overconcentration of lower-income sites in the northern area. The Housing Element includes Program H9 directing the City to expand the City’s ministerial review and approval process for dividing parcels for RHN Overlay projects to any deed-restricted affordable housing project. Furthermore, the program requires master plans to include provisions for establishing parcels no greater than 10 acres for sites where the zoning allows 20 units per acre or greater.

Five of the six sites (Sites HG-PA-01-A, HG-PA-01-C, HG-PA-02, HG-PA-04, and HG-PA-05) are in the Heritage Grove Specific Plan Area and designated Mixed Use Village and zoned U-C, which allows residential zoning at 15-43 du/acre. These sites are assumed to be mixed-income sites with 60 percent of residential capacity counted as lower- income housing, 20 percent of residential capacity counted as moderate-income, and 20 percent of residential capacity counted as above moderate-income housing, which is generally consistent with the City’s RHNA income distribution. Furthermore, in addition to the assumption that these large sites are mixed income, the assumptions also reflect that only a portion of future development in these areas will be residential. To account for the potential for non-residential development, the inventory incorporates assumptions for residential uses from the draft concepts proposed for the plan area that range from 10 percent of total capacity for residential uses on HG-PA-02 (37.5 ac), to 55 percent of total capacity for residential uses on Sites HG-PA-01-A (11.7 ac), HG-PA-01-C (12.6 ac), to 75 percent of total capacity for residential uses on HA-PA-04 (34.2 ac), and 80 percent of total capacity for residential uses on HG- PA-05 (30.2 ac). The Housing Element program requiring that master plans include provisions for establishing parcels no greater than 10 acres on higher-density zoned sites will ensure the subdivision of these larger sites into parcels that are 10 acres or smaller.

One site (Site 869, APN 55601032) is 38.7 acres and has a base zone of R-3, which allows up to 30 du/ac, but is assumed to have a realistic density of 24 du/ac. It is assumed that on Site 869 only 25 percent of residential capacity would accommodate the lower housing income need, with the remaining portion split between the moderate- income and above-moderate income housing need.
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Table 5-3 Large Lower-income Sites
Site ID APN Zoning Acres
Density
Range
(du/ac)
Realistic
Density
(du/ac)
Total
Units
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income
Units
Location
869 55601032 R-3 38.7 15.1 - 30 24 584 146 219 219 Outside of Plan Areas
HG-PA-
01-A 55602016S U-C 11.7 15-43 25.1 161 97 32 32 Heritage Grove Dev.

Co. Specific Plan
HG-PA-
01-C 55602016S U-C 12.6 15-43 25.1 173 104 35 34 Heritage Grove Dev.

Co. Specific Plan
HG-PA-2 55602016S U-C 37.5 15-43 25.1 94 56 19 19 Heritage Grove Dev.

Co. Specific Plan
HG-PA-4 55602016S;
55602018 U-C 34.2 15-43 25.1 644 386 129 129 Heritage Grove Dev.

Co. Specific Plan
HG-PA-5 55602016S;
55602003 U-C 30.2 15-43 25.1 606 364 121 121 Heritage Grove Dev.

Co. Specific Plan
Source: Ascent 2024.

Sites Identified in Previous Housing Elements
Per statute (Government Code Section 65583.2), a non-vacant site identified in the previous planning period and a vacant site that has been included in two or more previous consecutive planning periods cannot be used to accommodate the lower-income RHNA unless the site is subject to a policy in the housing element allowing residential development by-right for housing developments in which at least 20 percent of the units are affordable to lower-income households.

Several sites included in the inventory for lower-income housing have been included in previous housing element planning periods. The Housing Element includes a policy that commits the City to allowing residential use by-right on these sites when at least 20 percent of the units are affordable to lower-income households. It should be noted that multifamily housing is already a by-right permitted use in Clovis, and the City ministerially processes multifamily development applications. This existing ministerial process would apply to all multifamily development, not just affordable housing, proposed on previously used sites.

Non-Vacant Sites
State law allows jurisdictions to rely on non-vacant, or underutilized, sites to accommodate the RHNA. However, non- vacant sites can present challenges for residential redevelopment and must therefore be analyzed closely to determine suitability. Jurisdictions must consider the extent to which existing uses may constitute an impediment to additional residential development, past experiences converting existing uses to higher density residential development, lease or contract requirements limiting residential redevelopment, development trends, market conditions, and regulatory or other incentives.
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A number of sites identified in the inventory are non-vacant. Most of the sites classified as non-vacant are agricultural lands or large lot rural residential sites that contain an existing single-family home where the land use designation and zoning allow for much higher intensity of development. There are no sites in the inventory with existing commercial businesses occupying the site. Each site was reviewed closely to estimate the redevelopment potential.

Development interest within Clovis has increased substantially in recent years, resulting in the redevelopment of large lot rural residential and agriculture into residential subdivisions and other higher density residential uses. For example, the City approved 33 residential development projects that involved the removal of existing rural residential homes during the previous planning period (from 2013 through May 2021), or 40 percent of all residential developments over that time period, and it is anticipated that lots will continue to be sold for residential redevelopment, consistent with planned land use designations and zoning. All of the residential development projects in the pipeline are on either existing agricultural land, large lot rural residential homesites, or previously agricultural land that has recently been fallowed to make way for development, Figure 5-2 shows unit capacity by income level by type of site: vacant, non-vacant with a residential structure, and non-vacant agricultural lands. It should be noted that agricultural lands were classified using Google aerial photographs but were not verified by on-the-ground site visits. Some of the sites classified as agricultural lands may not be actively farmed any longer and could be classified as vacant, as all of these sites are slated for development. It should also be noted that there is some overlap between the non-vacant site definitions, as many of the sites identified as non-vacant residential are large agricultural parcels with one home site.

Figure 5-2 Unit Capacity by Income Level and Site Type
Source: Ascent 2024.

Table 5-4 shows that the sites in the inventory that are identified as non-vacant land are nearly all within master planned communities; 73 percent of the lower-income non-vacant site capacity is within the Heritage Grove Specific Plan, 22 percent is within Loma Vista, and only 4 percent is on RHN Overlay Sites and 1 percent within Central Clovis.

In the moderate-income inventory, 58 percent of the non-vacant site capacity is within Heritage Grove and 41 percent is in Loma Vista, and in the above moderate-income inventory, 63 percent of non-vacant site capacity is within Heritage Grove, 6 percent in Loma Vista, and 31 percent in other areas, which primarily reflects the capacity on the Near-Term Annexation sites: Shepard and Wilson.

As previously noted, the sites within the master planned and specific plan areas are primarily large, non-vacant agricultural parcels located within two of the City’s three designated Urban Centers. Urban Centers are designated growth areas established by the City’s General Plan at the edges of the City limits, and the land use prior to development is predominantly agriculture.

1,667
957
1,852
1,271
327
1,581
1,393
1,664
2,384
0 500
1,000
1,500
2,000
2,500
3,000
Lower Income Moderate Income Above Moderate Income
Number of Units
Vacant Nonvacant Residential Nonvacant Agriculture
38%
29%
32%
32%
11%
56%
32%
27%
41%
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Table 5-4 Percentage of Non-Vacant Site Capacity by Income Level Area Lower-Income Moderate-Income Above Moderate-Income Heritage Grove 73% 58% 63%
Loma Vista 22% 41% 6%
Central Clovis 1% 1% 0%
RHN Overlay Sites 4% 0% 0%
Other 0% 0% 31%
Source: Ascent 2024
The City’ 2014 General Plan identifies the intended role of Urban Centers by including Land Use Goal #3, as follows:

Orderly and sustainable outward growth into three Urban Centers with neighborhoods that provide a balanced mix of land uses and development types to support a community lifestyle and small-town character.

Loma Vista, the City’s first Urban Center (Southeast Urban Center), was first established by the 1993 General Plan and implemented by the 2003 Loma Vista Specific Plan. In 2003, aerial photographs confirm that nearly every parcel in the 3,300-acre Loma Vista Specific Plan was being used for agricultural or rural residential use. The notable exception was a 160-acre Clovis Unified School District campus that had been established a few years earlier in anticipation of development occurring in the area. In April 2024, Loma Vista is approximately 70 percent developed, including dozens of residential projects on properties that were under agricultural use when the Loma Vista Specific Plan was initially approved.

Heritage Grove, the City’s second Urban Center (Northwest Urban Center), was established by the 2014 City General Plan and is being implemented by the 2016 Heritage Grove Design Guidelines. Like Loma Vista when it was first established, the 2,600-acre Heritage Grove planning area was almost entirely comprised of agricultural and rural residential properties when initially established as an Urban Center (see Figure 5-3). Since 2018, the City has annexed approximately 750 acres to facilitate development and approved tract maps establishing approximately 840 residential lots in Heritage Grove. An additional annexation of approximately 246 acres and a tract map adding approximately 590 lots is expected to be approved and completed by mid-2024.

Within the Loma Vista and Heritage Grove Urban Centers, the following master plans and specific plan are either established or underway for development purposes: Homeplace Master Plan, Loma Vista Community Centers North and South Master Plan, Heritage Grove City Center Villages Master Plan, and the Heritage Grove Development Company Specific Plan. The adoption of master plans indicates an intention on the part of the City and the property owner to develop the subject sites in the near future.

The Loma Vista Community Centers North and South Master Plan covers around 208 acres and was approved in March 2009. This master plan is designed to support up to approximately 4,700 residential units at various densities.

A significant portion of the residential development is planned for the eastern part of the master plan area. There is ongoing interest in development by property owners and developers, including preliminary reviews for mixed use and multifamily projects. Additionally, several of the larger properties within the plan are currently on the market.

The Heritage Grove City Center Villages Master Plan, covering approximately 208 acres, was approved in May 2019 and later incorporated into the City through the Willow-Shepherd Northeast Annexation in 2023. This master plan area primarily features large agricultural parcels with sparsely distributed single-family residences. The owners of the larger parcels are now meeting with the City to confirm site specific details for commercial and multifamily projects, which will comprise the initial stages of the mixed use Urban Village. The City expects development in this area to proceed early during the sixth cycle planning period.
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Figure 5-3 Northwest Urban Center

Source: City of Clovis 2014 General Plan.

The Heritage Grove Development Company Specific Plan covers 900 acres and is designed to provide residential units for all income levels. This Specific Plan area primarily features large agricultural parcels with sparsely distributed single-family residences. The Specific Plan is being prepared by the primary land owner in the area, who currently farms the property and intends to do so until the Plan and accompanying subdivision map are complete and construction can commence. Part of this area was brought into city limits with the Willow-Shepherd Northeast Annexation in 2023. The City expects development here to take place early during the sixth cycle planning period.

In consideration of recent redevelopment trends and the location of non-vacant sites within master plan and specific plan areas, existing rural residences and agricultural uses are not considered an impediment to new residential development.

The following are a few of the many examples of residential development on sites containing agricultural uses or rural residential homes. These site examples are similar to the non-vacant sites included in the inventory. The examples range from seven single-family units replacing one home to 258 multifamily units replacing one home. In response to comments from HCD that some of the non-vacant sites appeared too small for redevelopment to be feasible, the City further refined the inventory to remove 53 non-vacant sites where the total inventoried capacity was under 10 units.
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SPR2014-10 (APN: 555-110-50)
Before (Single-Family Home) After (47-unit Multifamily)

SPR2017-01 (APN: 553-150-28)
Before (Single-Family Home) After (80-unit Multifamily)

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SPR2021-001 / 60-Unit Multifamily Development - not yet built (APN 554-053-341) Existing Site Conditions (Single-Family Home)

MFDR2021-002 / 258-Unit Multifamily Development - not yet built (APN 560-010-40) Existing Site Conditions (Agriculture)

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MFRDR2023-001 / 12-Unit Multifamily Development - not yet built (APN 563-142-35) Existing Site Conditions (Single-Family Home)

TM6403
Before (Single-Family Home) After (16 vacant subdivided lots, not yet built)

TM6393
Before (Single-Family Home) After (7 vacant subdivided lots, not yet built)

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TM6393
Before (Single-Family Home) After (8 subdivided lots, under construction)

TM6377
Before (Single-Family Home) After (18 single-family homes)

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TM6284
Before (Multiple Single-Family Homes and Agriculture) After (74 single-family lots, under construction)

Mixed Use Sites
State law allows jurisdictions to rely on sites zoned for non-residential uses that allow residential development, such as mixed use development. However, the inventory must consider the potential for mixed use sites to be developed with non-residential uses when estimating realistic capacity.

Table 5-5 identifies all of the sites with mixed use zoning that are included in the sites inventory. The inventory identifies sites designated as Mixed Use Village in the Central Clovis Specific Plan, Loma Vista Community Center Master Plan, Heritage Grove Development Co. Specific Plan, and the Heritage Grove City Center Villages Master Plan.

Within the Central Clovis Specific Plan and Loma Vista Community Center Master Plan, the Mixed Use Village designation is only applied in areas where standards to guide development describe the potential for both non- residential and residential development which is further implemented through zoning that designates areas as exclusively residential or commercial. The residential capacity identified for these sites is consistent with the assumptions for the split between residential and non-residential uses in the applicable specific or master plan, thereby accounting for the development of non-residential uses. As such, the potential for non-residential development is already factored into the unit estimates for each site and is not considered a constraint on residential development on these sites. There are no lower-income sites with mixed use zoning in the Central Clovis Specific Plan or Loma Vista Community Center Master Plan because the zones permit densities lower than the units per acre default density. Mixed use sites in those two plan areas are counted as moderate-income sites.

The Mixed Use Village designation is also applied to sites in the Heritage Grove Development Co. Specific Plan, which meets the 30 unit per acre default density standard. The plan proposes to create a dense urban center with a mix of residential uses, employment opportunities, community services, and entertainment. To account for the potential for non-residential development, the inventory incorporates assumptions for residential uses from the draft concepts proposed for the plan area that range from 10 percent of residential capacity for PA-02, to 55 percent of residential capacity for Sites HG-PA-01-A, HG-PA-01-B, HG-PA-01-C, HG-PA-01-D, to 75 percent of residential capacity for HA- PA-04, and 80 percent of residential capacity for HG-PA-05. The residential versus commercial assumptions on the Mixed Use Village sites account for over 1.0 million square feet of commercial floor area, and the overall unit count of 1,825 on these sites is less than the target of 1,933 units in the Specific Plan and significantly less than the 3,492 units allowed for by the Specific Plan (i.e., 52 percent of the maximum allowed residential units).

Two sites within the Heritage Grove City Center Villages Master Plan are designated as Urban Village, which allows for both non-residential, and residential uses that meet the 30 unit per acre default density standard (Sites CCV-PA-1-1 349
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and CCV-PA-1-2). The master plan allows for buildings of up to 5-stories (or 72 feet) and a max floor area ratio of 4.0.

Residential is permitted as either vertical mixed use (i.e., above ground floor commercial) or as a standalone building adjacent to commercial or office uses. Standalone commercial and office is also permitted. The master plan includes concepts for each describing the specific uses proposed on each site that calls for a combination of vertical and horizontal mixed use. The inventory calculates residential capacity based on the master plan site concepts and the minimum allowable residential density. The unit estimates for the planning areas account for about 80,000 square feet of non-residential development, including ground floor retail as well as standalone commercial, hotel, and office uses within the mixed use designations.

Table 5-5 Mixed Use Zones
Zoning
District Plan Area Density
Range Allowed Uses Number
of Sites
Capacity
(units)
Inventoried
Income Level Plan Area Assumptions
M-U Central Clovis
Specific Plan
15-25
du/ac
Public facilities,
supportive commercial,
residential. Uses can be
standalone or vertically
mixed. Standalone
residential is allowed.

Standalone non-
residential allowed.
1 90 Moderate N/A
C-3 Loma Vista
Community Centers
North and South
Master Plan
15-25
du/ac
Residential units allowed
either in a vertical mixed
use format or as stand-
alone residential projects
that can be functionally
integrated with non-
residential uses on the
same or nearby
properties. Standalone
non-residential also
allowed.
3 290 Moderate Varies by sub-area
P-C-C Loma Vista
Community Centers
North and South
Master Plan
15-25
du/ac
Residential uses can be
stand alone. Commercial
uses can be stand alone.
1 506 Moderate Varies by sub-area
General Plan Focus
Area 2
15-25
du/ac
Residential as part of
vertical mixed use, up to
4 stories; standalone
commercial
7 256 Moderate N/A
U-C Heritage Grove City
Center Villages
Master Plan

25.1-43
du/ac
Vertical and horizontal
mixed use. Residential
uses can be standalone.

Commercial uses can be
standalone.
2 422 Lower Unit range: 475-814 units;
up to 44,000 sq. ft. non-res.

15.1-25
du/ac
1 350 Moderate Unit range: 247-409 units;
up to 38,000 sq. ft. non-res.

Heritage Grove
Development
Company Specific
Plan (Urban Center
Portion)
15-43
du/ac
7 1,825 All Income
Levels
Unit range: 1,227-3,492
units; planned commercial:
1,028,821 sq. ft.

Total 22 sites 3,739
Source: City of Clovis 2024.
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Approved Projects
The City has residential development applications that have been approved and are planned to be built during the RHNA projection period (June 30, 2023, through December 31, 2031). Table 5-6 shows these approved projects and planned projects. For each project, Table 5-6 includes the assessor parcel number (APN), address, site acreage, number of units by income category, and project status. Figure 5-4 shows the citywide sites inventory, including all approved projects. As shown in Table 5-6, there are 7 projects in the pipeline that will provide a total of 2,202 units including: 279 deed-restricted lower-income units, 727 moderate-income units, and 1,196 above moderate-income units.

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Table 5-6 Approved Projects, Clovis, November 2023
Site
No. Project Name
Assessor
Parcel
Number
Address Size (Gross Acres)
General
Plan Land
Use
Designation
Zoning Total
Units
Lower-
Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
Status Description Remaining Steps and Known Barriers to Development in the Planning Period
P-1 TM6364 - Homeplace
555-050-51, -
54, -53; 571-
011-39S
Leonard /
Gettysburg 310.3 L - 1,306 0 132 1,174
Approved by
City on
9/19/22.
1,174-lot single-family subdivision, 132 market rate multifamily units within Loma Vista Specific Plan area. Annexation approved by the Fresno Local Agency Formation Commission (LAFCO) in March 2023; site is now within city limits (see more notes below)1
Submittal of final maps and civil improvement plans for the first phase. Anticipated in 2023/2024.

P-2 TM6403 – GlenEagles
Homes 552-171-15 2843
Armstrong 4.5 L R-1-B 15 0 0 15 Approved
9/12/22 15-lot single-family subdivision In fourth submittal of final maps and civil improvement plans. Anticipate approvals within the next few months.

P-3 TM6393 553-020-62 251 N.

Temperance 1.7 M R-1 7 0 0 7 Approved
12/16/2021 7-lot single-family subdivision
Final map and civil improvement plans has been approved.

Developer to coordinate with adjacent developer on
improvements.

P-4 MFDR2021-0–2 -
Heritage Dev. Co. 560-010-40 8948 N.

Willow 14.5 MU-V C-2, R-2,
R-1-7500 258 0 258 0 Approved
3/15/2022 258-unit market rate multifamily housing
In second submittal of final maps and civil improvement plans. Anticipate approvals within the next few months.

Owner indicates barriers due to market constraints with costs affecting the timing of the project.

P-5 MFDR2022-0–2 - Wicks 554-053-64 3500 San Jose 7.0 HDR R-3 145 0 145 0 Approved 10/26/22 145-unit market rate multifamily housing In third submittal of final maps and civil improvement plans.

Anticipate approvals within the next few months.

P-6
Maracor Affordable
Housing Development
(RHNA2022-001)
555-020-61 7575 E Shaw
Ave 8.5 LDR R-A (RHN
Overlay) 279 279 0 0 Approved
3/11/2022
279-unit deed restricted affordable housing development within Loma Vista Community Center Master Plan. Awaiting funding approval Developer has not yet been successful in obtaining State funding.

P-7
Loma Vista PA-8
Multifamily Phases 2
and 3
555-031-43;
555-031-42
3700 Loma
Vista Pkwy 5.6 VHDR R-4 192 0 192 0 Approved
10/25/18
PA-8 of the Loma Vista Community Centers Master Plan, zoned R-4. Entire 11. 7-acre site is being developed in three phases. Phase 1 (129 multifamily units) is nearing completion in 2023. Developer is expected to pull building permits for Phases 2 (94 units) and 3 (98 units) once Phase 1 is complete.

City has completed review of plans and is ready to issue building permits when the applicant is ready.

TOTAL 359.3 2,202 279 727 1,196
1 P-1 (TM6364 - Homeplace): The City submitted for the annexation of this project site with LAFCO in January 2023. The annexation was approved by LAFCO on March 8, 2023. The site is now within city limits. The developer is working on the final map and civil improvement plans for the first Phase of development and submitted an initial draft of the plans in September of 2023. Construction is expected to commence as soon as the improvement plans are approved, which will also allow the final map for the first phase to record.

Source: City of Clovis 2022.
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Figure 5-4 Citywide Sites Inventory

Source: Adapted by Ascent in March 2024.
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Consistent with the methodology described above, single-family units are counted towards the above moderate- income need. Market-rate rental multifamily units are suitable to meet the moderate-income need based on recent market-rate rental trends shown in Table 5-7. The lower-income units are all deed-restricted affordable units.

Table 5-7 Recent Market-Rate Rents
Development Bedrooms/ Bathrooms Rent Max Rent Able to Pay 1 One-Bedroom Unit
Sunnyhills Apartments 1 / 1 $2,083 $1,967 for 1-person moderate-income household Dolce Vita Luxury Apartments 1 / 1 $1,800 $2,249 for 2-person moderate-income household Two-Bedroom Unit
Parador Town Homes 2 / 2 $2,552 $2,529 for 3-person moderate-income household Sunnyhills Apartments 2 / 2 $2,077
Tempranillo 2 / 2 $2,100
Dolce Vita Luxury Apartments 2 / 2 $1,950
Three-Bedroom Unit
Parador Town Homes 3 / 2.5 $3,109 $2,810 for 4-person moderate-income household Sunnyhills Apartments 3 / 2 $2,465
Dolce Vita Luxury Apartments 3 / 2 $2,300
Source: apartmenthomeliving.com/clovis-ca/apartments-for-rent/new, accessed August 5, 2022.

RHN Overlay Sites
The inventory includes 12 sites within the RHN Overlay, which are summarized in Table 5-8. The sites included on this list are outside of specific plan or master plan areas. Although there are additional sites within the RHN Overlay that could be developed for high density lower-income housing, the City has chosen to take a selective approach to limit the reliance on RHN Overlay sites to meet the Sixth Cycle RHNA. As described under “Methodology” above, the inventory identifies only RHN Overlay sites most likely for high density residential development during the planning period and assumes 75 percent of the realistic high density residential development potential to reflect the potential for non-residential or low density residential redevelopment. 355
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Table 5-8 RHN Overlay Sites
Site Number APN Site Description Base Zoning Total Acres Density Range (min-max du/ac)
Max. Unit
Capacity
Realistic
Density (du/ac)
Lower-Income
Units*
RHN-1 55026019S Vacant site R-A 2.1 35-43 90 35 55
RHN-2 55026018 Vacant site R-A 3.9 35-43 167 35 101
RHN-3 55222081 Vacant site R-1-C 2.4 35-43 103 35 64
RHN-4 55908025 Vacant site R-1-AH 4.8 35-43 206 35 126
RHN-5 56201047T Vacant site R-A 3.1 35-43 133 35 80
RHN-6† 55002018 Non-vacant – One rural residence on site with no active agricultural operations. Frontage on
N. Armstrong Ave and N Jasmine Ave. Surrounded
by existing single-family homes and nearby
multifamily housing on Herndon Ave.

R-A 4.5 35-43 193 35 118
RHN-7 55908013 Vacant site R-A 2.0 35-43 86 35 53
RHN-8 55908017 Vacant site R-1-7500 2.4 35-43 103 35 62 RHN-9 49134043 Vacant site R-1 2.4 35-43 103 35 62
RHN-10 56201016T Non-vacant: Existing cell phone tower. R-A 2.2 35-43 94 35 57 RHN-11 56303206 Vacant site R-1-7500 2.5 35-43 107 35 66 RHN-12 31079524 Vacant site R-1-7500 6.9 35-43 296 35 182

39.2 1,681 1,026
† RHN-6 is a 9.0 acre site that is non-vacant; it is assumed that 50 percent of the site (4.5 acres) will be available for redevelopment at 75 percent of the realistic development potential.
* The lower-income unit capacity is further reduced to reflect an assumption that the likelihood of developing as an RHN project is 75 percent.

Source: City of Clovis and Ascent 2022.
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Sites Outside of Plan Areas
The inventory includes 832 sites located outside of specific plan or master plan areas designated and zoned for residential uses, which are summarized in Table 5-9 and described in more detail in Table 5-10. As shown in Table 5- 9 and Table 5-10, the inventory includes capacity for 1,786 units, including 146 lower-income units, 487 moderate- income units, and 1,153 above moderate-income units that are outside of plan areas.

To identify sites for residential development outside of specific plan areas, the City reviewed its Fifth Cycle Housing Element residential sites inventory to determine which sites are suitable for housing development within the sixth cycle. All sites developed during the fifth cycle were removed from the inventory. In addition, subdivided lots with existing residential units were removed.

Only sites with existing residences on large lots greater than 10 acres with infill potential were preserved for further analysis. As described above, several recent developments approved by the City consist of lot line adjustments, dividing and consolidating undeveloped or existing large lot residential sites. In addition, sites with agricultural uses, remaining developable land on church property, and parking lots were also included as part of the inventory. Of the 832 sites outside plan areas, only two sites with a total capacity for 41 above moderate-income units are non-vacant.

The remaining 830 sites outside of plan areas are vacant sites. The sites inventory shows a surplus capacity of nearly 4,000 above moderate-income units. The 41 units of above moderate-income capacity on non-vacant sites outside of planning areas is an insignificant portion of the overall inventory. Lower-income units are counted on only one site in Table 5-10 (Site 869, APN 55601032). This vacant R-3-zoned site is inventoried as mixed-income and is described above in the methodology for “large sites.”
Infrastructure Availability
All of the sites described in this section are within the City of Clovis limits and are served by planned infrastructure, including water, sewer, storm drainage, and dry utilities. The Clovis City Sewer Master Plan and Water Master plan describe the necessary infrastructure to serve development. The City’s master planning efforts are conservative in anticipation of providing flexibility to accommodate land use changes with increased demands for services.

Table 5-9 Summary of Other Sites Outside of Plan Areas
General Plan Land Use
Designation
Allowed
Density
(du/ac)
Number of
Sites Total Acres
Realistic
Density
(du/ac)
Total
Units
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income Units
Very Low Density
Residential 0.6-2 10 6.1 1.6 13 0 0 13
Low Density Residential 2-4 253 77.5 3.2 315 0 0 315
Low/Medium and
Medium Density
Residential†
4-7 538 74.4 12 / 5.6 578 0 0 578
Medium High Density
Residential 7-15 21 2.6 12 28 0 0 28
High Density Residential 25-43 3 39.1 30 596 146 231 219 General Commercial* 15-25 7 10.8 23 256 0 256 0
TOTAL 832 210.5 1,786 146 487 1,153
† Realistic density assumptions for Medium Density Residential sites vary based on underlying zone; sites with R-2 zoning are assumed to have a realistic density of 12 du/ac, all other sites are assumed at 5.6 du/ac. * Includes seven sites within Focus Area 2 zoned as P-C-C that allow high-density residential as part of vertical mixed use with a maximum of 4 stories.

Source: Ascent 2024.
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Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
2 41053105 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
7 56406042 Vacant R-A 2.1 0.6 - 2 1.6 3 0 0 3
10 55222002 Vacant R-1-C 0.3 2 - 4 3.2 1 0 0 1
11 49116220 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
12 49116224 Vacant R-1 0.2 4 - 7 4.9 1 0 0 1
15 55005009 Vacant R-1-7500 0.2 2 - 4 3.2 1 0 0 1
16 55026023 Nonvacant - Residence R-A 6.9 2 - 4 3.2 11 0 0 11 23 49817202 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
24 42014211 Vacant R-4 0.2 25 - 43 25 6 0 6 0
25 42014212 Vacant R-4 0.2 25 - 43 25 6 0 6 0
26 49906011T Vacant R-1 0.9 4 - 7 5.6 5 0 0 5
32 55220021S Vacant R-1-B 0.3 2 - 4 3.2 1 0 0 1
34 55221127 Vacant R-1-C 0.3 2 - 4 3.2 1 0 0 1
36 55028115 Vacant R-1-7500 0.2 2 - 4 3.2 1 0 0 1
45 56206018 Vacant R-1-7500 1.0 2 - 4 3.2 3 0 0 3
46 49115312 Vacant R-1 0.3 4 - 7 5.6 2 0 0 2
47 49132009 Vacant R-2 0.2 7 - 15 12 2 0 0 2
48 49132055 Vacant R-2 0.2 7 - 15 12 2 0 0 2
50 55217449 Vacant R-1-C 0.5 2 - 4 3.2 1 0 0 1
51 REMOVED
52 49906050 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
53 49906055 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
54 49906051 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
55 49906054 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
56 49906052 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
57 49906053 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
58 49954019 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
63 41051118T Vacant R-1 0.3 4 - 7 5.6 2 0 0 2
64 55027301 Vacant R-1-7500 0.1 2 - 4 3.2 1 0 0 1
66 49111002 Vacant P-C-C* 1.4 15 - 25 23.75 33 0 33 0
67 49103019 Vacant P-C-C* 0.3 15 - 25 23.75 8 0 8 0
68 49111029 Vacant P-C-C* 1.8 15 - 25 23.75 43 0 43 0
69 49111030 Vacant P-C-C* 1.6 15 - 25 23.75 39 0 39 0
70 49103023 Vacant P-C-C* 3.2 15 - 25 23.75 76 0 76 0
71 49111025 Vacant P-C-C* 0.2 15 - 25 23.75 5 0 5 0
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Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
72 49103040 Vacant P-C-C* 2.2 15 - 25 23.75 52 0 52 0
73 5580201401 Vacant R-1-AH 0.4 0.6 - 2 1.6 1 0 0 1
74 5580201405 Vacant R-1-AH 0.4 0.6 - 2 1.6 1 0 0 1
75 5580201404 Vacant R-1-AH 0.4 0.6 - 2 1.6 1 0 0 1
76 5580201403 Vacant R-1-AH 0.4 0.6 - 2 1.6 1 0 0 1
77 5580201402 Vacant R-1-AH 0.4 0.6 - 2 1.6 1 0 0 1
78 5580201235 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
79 5580201234 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
80 5580201224 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
81 5580201223 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
82 5580201236 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
83 5580201233 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
84 5580201225 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
85 5580201222 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
86 5580201237 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
87 5580201221 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
88 5580201232 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
89 5580201226 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
90 5580201238 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
91 5580201220 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
92 5580201239 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
93 5580201230 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
94 5580201229 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
95 5580201228 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
96 5580201227 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
97 5580201219 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
98 5580201247 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
99 5580201240 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
100 5580201248 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
101 5580201218 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
102 5580201241 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
103 5580201246 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
104 5580201249 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
105 5580201217 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
106 5580201242 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
359
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-31
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
107 5580201245 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
108 5580201250 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
109 5580201216 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
110 5580201243 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
111 5580201244 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
112 5580201251 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
113 5580201215 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
114 5580201214 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
115 5580201259 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
116 5580201258 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
117 5580201257 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
118 5580201256 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
119 5580201255 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
120 5580201254 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
121 5580201253 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
122 5580201252 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
123 5580201213 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
124 5580201204 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
125 5580201205 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
126 5580201206 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
127 5580201207 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
128 5580201208 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
129 5580201209 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
130 5580201210 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
131 5580201211 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
132 5580201212 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
133 5580201203 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
134 5580201202 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
135 5580201201 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
136 5580208415 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
137 5580208416 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
138 5580208414 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
139 5580208417 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
140 5580208413 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
141 5580208418 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
360
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
142 5580208412 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
143 5580208419 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
144 5580208411 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
145 5580208710 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
146 5580208720 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
147 5580208709 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
148 5580208708 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
149 5580208707 Vacant R-1-PRD 0.4 4 - 7 5.6 2 0 0 2
150 5580208721 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
151 5580208706 Vacant R-1-PRD 0.5 4 - 7 5.6 3 0 0 3
152 5580208722 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
153 5580208732 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
154 5580208733 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
155 5580208723 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
156 5580208705 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
157 5580208731 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
158 5580208724 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
159 5582900634 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
160 5582900630 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
161 5582900604 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
162 5582900625 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
163 5582900629 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
164 5582900626 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
165 5582900635 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
166 5582900603 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
167 5582900627 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
168 5582900628 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
169 5582900636 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
170 5582900602 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
171 5582900640 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
172 5582900639 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
173 5582900638 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
174 5582900637 Vacant R-1-PRD 0.4 4 - 7 5.6 2 0 0 2
175 5582900601 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
176 55802079 Vacant R-1-AH 0.9 0.6 - 2 1.6 2 0 0 2
361
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-33
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
177 5580207908 Vacant R-1-AH 0.4 0.6 - 2 1.6 1 0 0 1
178 5580207907 Vacant R-1-AH 0.4 0.6 - 2 1.6 1 0 0 1
179 5580207906 Vacant R-1-AH 0.4 0.6 - 2 1.6 1 0 0 1
180 5590504146 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
181 5590504147 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
182 5590504148 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
183 5590504149 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
184 5590504150 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
185 5590504132 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
186 5590504133 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
187 5590504134 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
188 5590504135 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
189 5590504136 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
190 5590504137 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
191 5590504138 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
192 5590504145 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
193 5590504144 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
194 5590504143 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
195 5590504107 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
196 5590504106 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
197 5590504105 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
198 5590504102 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
199 5590504103 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
200 5590504104 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
201 55938201 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
202 5590517636 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
203 5590517635 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
204 5590517625 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
205 5590517626 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
206 5590517637 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
207 5590517622 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
208 5590517627 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
209 5590517634 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
210 5590517621 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
211 5590517628 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
362
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
212 5590517638 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
213 5590517633 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
214 5590517650 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
215 5590517649 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
216 5590517629 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
217 5590517639 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
218 5590517632 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
219 5590517648 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
220 5590517651 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
221 5590517618 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
222 5590517640 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
223 5590517630 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
224 5590517631 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
225 5590517617 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
226 5590517647 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
227 5590517641 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
228 5590517652 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
229 5590517653 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
230 5590517646 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
231 5590517645 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
232 5590517644 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
233 5590517643 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
234 5590517642 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
235 5590210359 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
236 5590210358 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
237 5590210357 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
238 5590210356 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
239 5590210360 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
240 5590210355 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
241 5590210361 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
242 5590210344 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
243 5590210345 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
244 5590210354 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
245 5590210362 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
246 5590210343 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
363
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-35
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
247 5590210346 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
248 5590210363 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
249 5590210315 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
250 5590210342 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
251 5590210347 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
252 5590210364 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
253 5590210314 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
254 5590210341 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
255 5590210348 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
256 5590210313 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
257 5590210365 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
258 5590210340 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
259 5590210349 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
260 5590210312 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
261 5590210366 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
262 5590210339 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
263 5590210350 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
264 5590210311 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
265 5590210338 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
266 5590210351 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
267 559021033173 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
268 5590210372 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
269 5590210371 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
270 5590210370 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
271 5590210369 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
272 5590210368 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
273 5590210367 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
274 5590210374 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
275 5590210310 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
276 5590210352 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
277 5590210309 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
278 5590210335 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
279 5590210326 Vacant R-1 0.5 2 - 4 3.2 1 0 0 1
280 5590210329 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
281 5590210328 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
364
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
282 5590210327 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
283 5590210337 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
284 5590210336 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
285 5590210353 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
286 5590210308 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
287 5590210334 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
288 5590210325 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
289 5590210307 Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
290 5590210333 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
291 5590210332 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
292 5590210331 Vacant R-1 0.5 2 - 4 3.2 1 0 0 1
293 5590210330 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
294 5590210324 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
295 5590210306 Vacant R-1 0.5 2 - 4 3.2 1 0 0 1
296 5590210323 Vacant R-1 0.9 2 - 4 3.2 3 0 0 3
297 5590210322 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
298 5590210321 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
299 5590210320 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
300 5590210319 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
301 5590210304 Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
302 5590210305 Vacant R-1 0.7 2 - 4 3.2 2 0 0 2
303 5590210316 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
304 5590210317 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
305 5590210318 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
306 5590210303 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
307 5590210302 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
308 5590210301 Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
309 55942018S Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
310 55942019S Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
311 55942020S Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
312 55942021S Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
313 55942038S Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
314 55942037S Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
315 55942024S Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
316 55942036S Vacant R-1 0.4 2 - 4 3.2 1 0 0 1
365
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-37
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
317 55941024S Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
318 55941008S Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
319 55941023S Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
320 55941022S Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
321 55941010S Vacant R-1 0.3 2 - 4 3.2 1 0 0 1
322 55941020S Vacant R-1 0.5 2 - 4 3.2 1 0 0 1
323 55940015S Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
324 55940013S Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
325 55940012S Vacant R-1 0.6 2 - 4 3.2 2 0 0 2
326 55942004S Vacant R-1 0.5 2 - 4 3.2 2 0 0 2
327 56042068 Vacant R-2 0.2 7 - 15 12 2 0 0 2
328 56042067 Vacant R-2 0.2 7 - 15 12 2 0 0 2
329 56042069 Vacant R-2 0.2 7 - 15 12 2 0 0 2
330 56042066 Vacant R-2 0.2 7 - 15 12 2 0 0 2
331 56042070 Vacant R-2 0.2 7 - 15 12 2 0 0 2
332 56042065 Vacant R-2 0.2 7 - 15 12 2 0 0 2
333 56042071 Vacant R-2 0.2 7 - 15 12 2 0 0 2
334 56042064 Vacant R-2 0.2 7 - 15 12 2 0 0 2
335 56042072 Vacant R-2 0.2 7 - 15 12 2 0 0 2
336 56042063 Vacant R-2 0.2 7 - 15 12 2 0 0 2
337 56052045S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
338 56052044S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
339 56052043s Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
340 56052042S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
341 56052037S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
342 56052038S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
343 56052039S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
344 56052040S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
345 56052041S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
346 56052032S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
347 56052031S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
348 56052030S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
349 56052029S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
350 56052028S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
351 56052027S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
366
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
352 56052026S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
353 56052025S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
354 56052024S Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
355 5560504101 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
356 5560504102 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
357 5560504103 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
358 5560504104 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
359 5560504115 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
360 5560504114 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
361 5560504113 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
362 5560504112 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
363 5560504111 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
364 5560504110 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
365 5560504109 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
366 5560504108 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
367 5560504107 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
368 5560504116 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
369 5560504106 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
370 5560504105 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
371 5560504117 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
372 5560504118 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
373 5560504119 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
374 5560504120 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
375 5560504121 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
376 5560504122 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
377 5560504123 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
378 5560504124 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
379 5560504125 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
380 5560504126 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
381 5560504127 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
382 5560504128 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
383 5560504151 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
384 5560504152 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
385 5560504153 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
386 5560504154 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
367
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-39
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
387 5560504155 Vacant R-1 0.3 4 - 7 5.6 2 0 0 2
388 5560504156 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
389 5560504129 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
390 5560504150 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
391 5560504157 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
392 5560504169 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
393 5560504170 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
394 5560504168 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
395 5560504171 Vacant R-1 0.4 4 - 7 5.6 2 0 0 2
396 5560504158 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
397 5560504130 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
398 5560504149 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
399 5560504167 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
400 5560504159 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
401 5560504172 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
402 5560504166 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
403 55605041113 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
404 5560504131 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
405 5560504148 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
406 5560504160 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
407 5560504165 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
408 5560504173 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
409 55605041114 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
410 5560504132 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
411 5560504147 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
412 5560504161 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
413 5560504164 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
414 5560504174 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
415 5560504133 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
416 55605041115 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
417 55605041116 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
418 55605041117 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
419 55605041118 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
420 5560504146 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
421 5560504163 Vacant R-1 0.3 4 - 7 5.6 1 0 0 1
368
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
422 5560504162 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
423 5560504175 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
424 5560504134 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
425 5560504176 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
426 5560504145 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
427 55605041112 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
428 5560504177 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
429 5560504135 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
430 5560504144 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
431 55605041119 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
432 55605041120 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
433 55605041121 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
434 55605041122 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
435 55605041123 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
436 55605041124 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
437 55605041125 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
438 55605041126 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
439 55605041127 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
440 55605041128 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
441 55605041111 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
442 5560504178 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
443 5560504136 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
444 55605041110 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
445 5560504143 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
446 55605041137 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
447 55605041136 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
448 55605041135 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
449 55605041134 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
450 55605041133 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
451 55605041132 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
452 55605041131 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
453 55605041130 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
454 55605041129 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
455 5560504179 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
456 55605041109 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
369
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-41
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
457 5560504137 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
458 5560504142 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
459 55605041108 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
460 5560504180 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
461 55605041107 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
462 5560504138 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
463 5560504141 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
464 55605041138 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
465 55605041139 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
466 55605041140 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
467 55605041141 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
468 55605041142 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
469 55605041143 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
470 55605041144 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
471 55605041145 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
472 55605041146 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
473 5560504181 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
474 55605041106 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
475 5560504139 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
476 5560504140 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
477 5560504182 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
478 55605041155 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
479 55605041154 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
480 55605041105 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
481 55605041153 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
482 55605041152 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
483 55605041151 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
484 55605041150 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
485 55605041149 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
486 55605041148 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
487 55605041147 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
488 55605041104 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
489 55605041103 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
490 5560504183 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
491 55605041156 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
370
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
492 55605041157 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
493 55605041158 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
494 55605041159 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
495 55605041160 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
496 55605041161 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
497 55605041162 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
498 55605041163 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
499 55605041164 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
500 55605041165 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
501 55605041166 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
502 55605041102 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
503 5560504184 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
504 55605041101 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
505 55605041177 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
506 55605041176 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
507 55605041175 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
508 5560504185 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
509 55605041174 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
510 55605041173 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
511 55605041172 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
512 55605041171 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
513 55605041170 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
514 55605041169 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
515 55605041168 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
516 55605041167 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
517 55605041100 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
518 5560504186 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
519 5560504187 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
520 5560504188 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
521 5560504189 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
522 5560504190 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
523 5560504191 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
524 5560504192 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
525 5560504193 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
526 5560504194 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
371
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-43
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
527 5560504195 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
528 5560504196 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
529 5560504197 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
530 5560504198 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
531 5560504199 Vacant R-1 0.3 4 - 7 5.6 1 0 0 1
532 55605042056 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
533 55605042055 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
534 55605042054 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
535 55605042053 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
536 55605042052 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
537 55605042051 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
538 55605042057 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
539 55605042050 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
540 55605042049 Vacant R-1 0.3 4 - 7 5.6 2 0 0 2
541 55605042058 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
542 55605042048 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
543 55605042091 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
544 55605042059 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
545 55605042047 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
546 55605042082 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
547 55605042084 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
548 55605042085 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
549 55605042086 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
550 55605042087 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
551 55605042088 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
552 55605042089 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
553 55605042090 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
554 55605042092 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
555 55605042060 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
556 55605042046 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
557 55605042081 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
558 55605042093 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
559 55605042061 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
560 55605042045 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
561 55605042080 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
372
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
562 55605042101 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
563 55605042100 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
564 55605042099 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
565 55605042098 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
566 55605042097 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
567 55605042096 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
568 55605042095 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
569 55605042094 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
570 55605042062 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
571 55605042044 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
572 55605042063 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
573 55605042043 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
574 55605042075 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
575 55605042064 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
576 55605042042 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
577 55605042074 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
578 55605042076 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
579 55605042077 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
580 55605042078 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
581 55605042079 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
582 55605042030 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
583 55605042031 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
584 55605042065 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
585 55605042073 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
586 55605042041 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
587 55605042029 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
588 55605042032 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
589 55605042066 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
590 55605042072 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
591 55605042071 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
592 55605042070 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
593 55605042069 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
594 55605042068 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
595 55605042040 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
596 55605042028 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
373
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-45
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
597 55605042033 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
598 55605042067 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
599 55605042039 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
600 55605042027 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
601 55605042034 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
602 55605042038 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
603 55605042026 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
604 55605042035 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
605 55605042037 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
606 55605042025 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
607 55605042036 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
608 55605042001 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
609 55605042024 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
610 55605042023 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
611 55605042022 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
612 55605042021 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
613 55605042020 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
614 55605042019 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
615 55605042002 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
616 55605042013 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
617 55605042014 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
618 55605042015 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
619 55605042016 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
620 55605042017 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
621 55605042018 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
622 55605042003 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
623 55605042012 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
624 55605042011 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
625 55605042010 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
626 55605042009 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
627 55605042008 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
628 55605042007 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
629 55605042006 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
630 55605042005 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
631 55605042004 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
374
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
632 55605042083 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
633 5560504308 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
634 5560504309 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
635 5560504375 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
636 5560504310 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
637 5560504377 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
638 5560504311 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
639 5560504378 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
640 5560504312 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
641 5560504357 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
642 5560504379 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
643 5560504368 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
644 5560504313 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
645 5560504380 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
646 5560504356 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
647 5560504367 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
648 5560504314 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
649 5560504381 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
650 5560504366 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
651 5560504355 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
652 5560504354 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
653 5560504353 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
654 5560504352 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
655 5560504351 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
656 5560504365 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
657 5560504315 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
658 5560504364 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
659 5560504316 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
660 5560504384 Vacant R-1 0.3 4 - 7 5.6 1 0 0 1
661 5560504363 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
662 5560504348 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
663 5560504341 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
664 5560504342 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
665 5560504317 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
666 5560504343 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
375
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-47
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
667 5560504362 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
668 5560504344 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
669 5560504345 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
670 5560504347 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
671 5560504346 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
672 5560504349 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
673 5560504350 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
674 5560504361 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
675 5560504318 Vacant R-1 0.1 2 - 4 3.2 1 0 0 1
676 5560504340 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
677 5560504339 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
678 5560504338 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
679 5560504337 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
680 5560504336 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
681 5560504335 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
682 5560504334 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
683 5560504333 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
684 5560504332 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
685 5560504360 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
686 5560504359 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
687 5560504319 Vacant R-1 0.2 2 - 4 3.2 1 0 0 1
688 5560504320 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
689 5560504321 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
690 5560504322 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
691 5560504323 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
692 5560504324 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
693 5560504325 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
694 5560504326 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
695 5560504327 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
696 5560504328 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
697 5560504329 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
698 5560504330 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
699 5560504331 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
700 5560504358 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
701 5560504302 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
376
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
702 5560504303 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
703 5560504304 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
704 5560504301 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
705 5560504305 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
706 5560504306 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
707 5560504374 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
708 5560504373 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
709 5560504376 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
710 5560504370 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
711 5560504369 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
712 5560504382 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
713 5560504383 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
714 5560504307 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
715 5560504372 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
716 5560504371 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
717 55610072 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
718 55610073 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
719 55610074 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
720 55610075 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
721 55610076 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
722 55609073 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
723 55609074 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
724 55609075 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
725 55609030 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
726 55609029 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
727 55609072 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
728 55609071 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
729 55609070 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
730 55609028 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
731 55609027 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
732 55609026 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
733 55609025 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
734 55609024 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
735 55609007 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
736 55609013 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
377
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-49
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
737 55609014 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
738 55609015 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
739 55609016 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
740 55609017 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
741 55609018 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
742 55609019 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
743 55609020 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
744 55609021 Vacant R-1-PRD 0.2 4 - 7 5.6 1 0 0 1
745 55609022 Vacant R-1-PRD 0.3 4 - 7 5.6 2 0 0 2
746 55609023 Vacant R-1-PRD 0.4 4 - 7 5.6 2 0 0 2
747 55612041 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
748 55612034 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
749 55612033 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
750 55612026 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
751 55612025 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
752 55612018 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
753 55612017 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
754 55612042 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
755 55612040 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
756 55612035 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
757 55612032 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
758 55612027 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
759 55612024 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
760 55612019 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
761 55612016 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
762 55612043 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
763 55612039 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
764 55612036 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
765 55612031 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
766 55612028 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
767 55612023 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
768 55612020 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
769 55612015 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
770 55612044 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
771 55612038 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
378
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
772 55612037 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
773 55612030 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
774 55612029 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
775 55612022 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
776 55612021 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
777 55612014 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
778 55612045 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
779 55612046 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
780 55612047 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
781 55612001 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
782 55612002 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
783 55612003 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
784 55612004 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
785 55612005 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
786 55612006 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
787 55612007 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
788 55612008 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
789 55612009 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
790 55612010 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
791 55612011 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
792 55612012 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
793 55612013 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
794 55611048 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
795 55611047 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
796 55611046 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
797 55611045 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
798 55611044 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
799 55611043 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
800 55611042 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
801 55611041 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
802 55611040 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
803 55611039 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
804 55611038 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
805 55611037 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
806 55611036 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
379
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-51
Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
807 55611035 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
808 55611002 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
809 55611009 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
810 55611010 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
811 55611017 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
812 55611018 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
813 55611025 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
814 55611026 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
815 55611033 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
816 55611003 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
817 55611008 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
818 55611011 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
819 55611016 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
820 55611019 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
821 55611024 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
822 55611027 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
823 55611032 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
824 55611004 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
825 55611007 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
826 55611012 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
827 55611015 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
828 55611020 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
829 55611023 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
830 55611028 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
831 55611031 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
832 55611030 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
833 55611034 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
834 55611005 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
835 55611006 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
836 55611013 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
837 55611014 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
838 55611021 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
839 55611022 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
840 55611029 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
841 55611001 Vacant R-1-PRD 0.0 4 - 7 5.6 1 0 0 1
380
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-10 Detailed Inventory of Other Sites Outside of Plan Areas Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-
Income Units
Moderate-
Income
Units
Above
Moderate-
Income Units
842 41045529 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
843 41045528 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
844 4100621101 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
845 4100621102 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
846 4100621103 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
847 4100621104 Vacant R-1-PRD 0.1 4 - 7 5.6 1 0 0 1
848 4100621112 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
849 4100621111 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
850 4100621110 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
851 4100621109 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
852 4100621107 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
853 4100621108 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
854 4100621106 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
855 4100621105 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
856 4100621113 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
857 4100621114 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
858 4100621115 Vacant R-1-PRD 0.1 7 - 15 12 2 0 0 2
859 4100621117 Vacant R-1-PRD 0.2 7 - 15 12 2 0 0 2
860 4100621116 Vacant R-1-PRD 0.2 7 - 15 12 2 0 0 2
861 4100621123 Vacant R-1-PRD 0.1 7 - 15 12 2 0 0 2
862 4100621122 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
863 4100621121 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
864 4100621120 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
865 4100621119 Vacant R-1-PRD 0.1 7 - 15 12 1 0 0 1
866 4100621118 Vacant R-1-PRD 0.1 7 - 15 12 2 0 0 2
867 56005125 Nonvacant - Agriculture R-A 9.3 2 - 4 3.2 30 0 0 30 868 55229024 Vacant R-1-B 0.5 2 - 4 3.2 2 0 0 2
869 55601032 Vacant R-3 38.7 15.1 - 30 24 584 146 219 219 Total 1,786 146 487 1,153
* Seven sites within Focus Area 2 zoned as P-C-C that allow high-density residential as part of vertical mixed use with a maximum of 4 stories.

Source: Ascent 2024.
381
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-53
Central Clovis Specific Plan
The Central Clovis Specific Plan was adopted by the City Council in 2016. The plan seeks to recognize, celebrate, and preserve the unique culture and history of the 480-acre central Clovis area. The Central Clovis Specific Plan relies on the General Plan land use designation for areas outside of the identified “Planning Areas.” The specific plan includes more specific land use standards for the Planning Areas. The specific plan includes areas designated for Mixed Use Village and Residential. However, residential densities within the Central Clovis Specific Plan are allowed up to 25 units per acre, except in R-3 zoned areas. Although affordable developments could occur within other zones within the Central Clovis area, the inventory assumes only moderate- and above moderate-income capacity on non-R-3 zoned sites, since the allowable residential density is lower than the default density standard. In addition, the one site designated as Mixed Use Village is in the moderate-income inventory and is identified within the Central Clovis Specific Plan Landmark District (L-D). The L-D standards allow uses including public facilities, supportive commercial, and residential development. The Specific Plan envisions active community serving uses with an opportunity for transit-oriented residential development. The site is adjacent to the newly-constructed Senior Activity Center. The capacity included in the inventory is reflective of the development standards for each Planning Area in the specific plan and applies realistic density assumptions based on recent development trends described under the “Methodology” section above.

A map of sites in the Central Clovis Specific plan included in the sites inventory are shown in Figure 5-5. As shown in Table 5-11, the inventory includes capacity for 148 units, including 14 lower-income units, 105 moderate-income units, and 29 above moderate-income units within the Central Clovis Specific Plan. Of the 28 sites in Central Clovis, 25 are vacant and 3 are non-vacant. The non-vacant sites have capacity for only 29 of the 148 units.

Google street view of R-3 zoned site CC-14 in Central Clovis adjacent to existing multifamily development (shown on the right). The site is mostly undeveloped, with a single-family residence (shown to the left) on a small portion of the site.

Infrastructure Availability
All Central Clovis Specific Plan Sites are served by City of Clovis sewer and water systems constructed pursuant to adopted sewer and water master plans. Storm drainage service is provided by FMFCD facilities constructed pursuant to adopted FMFCD Storm Drainage Master Plans. When permanent storm drainage pipes and/or basins are not available or are beyond the scope of an individual development project, interim (temporary) basins are frequently used to accommodate development until connection to permanent facilities is feasible. Dry utilities are provided by Pacific Gas & Electric (PG&E), Comcast, and AT&T subject to existing franchise agreement. All development in Clovis is subject to the routine application and design process with PG&E and coordination with the other utility providers in conjunction with project design and construction. Within the Central Clovis Specific Plan, the existing infrastructure has available capacity to provide service to the identified sites. No infrastructure upgrades are necessary to accommodate development of residential sites. The City’s master planning efforts are conservative in anticipation of providing flexibility to accommodate land use changes with increased demands for services. 382
AGENDA ITEM NO. 13.

Sites Inventory

Figure 5-5 Sites Inventory - Central Clovis Specific Plan

Source: Adapted by Ascent in 2023 from data received from the City of Clovis in 2022. 383
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-55
Table 5-11 Central Clovis Sites Inventory
Site APN Site Description Base
Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac)
Total
Units
Lower-Income
Units*
Moderate-
Income Units
Above Moderate-
Income Units
CC-1 49706212 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
CC-2 49708707 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
CC-3 49809346 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
CC-6 49213312 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
CC-7 49214510 Vacant R-1 0.2 4 - 7 5.6 1 0 0 1
CC-8 49213313 Nonvacant - Residence R-3 0.3 15 - 30 24 7 0 7 0 CC-9 49209813 Vacant R-1 0.2 4 – 7 5.6 1 0 0 1
CC-10 49209804 Vacant R-1 0.2 4 – 7 5.6 1 0 0 1
CC-11 49209620 Vacant R-1 0.1 4 – 7 5.6 1 0 0 1
CC-12 49213105 Nonvacant - Residence R-3 0.3 15 – 30 24 8 0 8 0 CC-14 49213108 Nonvacant - Residence R-3 0.6 15 - 30 24 14 14 0 0 CC-17 49208074 Vacant R-1 0.7 4 - 7 5.6 4 0 0 4
CC-PA-3 49207503 Vacant R-1 0.2 2 - 7 5.6 1 0 0 1
CC-PA-4 49220316 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
CC-PA-7-1 49219214 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
CC-PA-7-2 49215316 Vacant R-1 0.1 4 - 7 5.6 1 0 0 1
CC-PA-8-1 49709208 Vacant R-1-MD 0.1 2 - 7 5.6 1 0 0 1
CC-PA-8-10 49711705 Vacant R-1-MD 0.2 2 - 7 5.6 1 0 0 1 CC-PA-8-11 49712324 Vacant R-1-MD 0.5 2 - 7 5.6 3 0 0 3 CC-PA-8-12 49713126 Vacant R-1-MD 0.2 2 - 7 5.6 1 0 0 1 CC-PA-8-13 49711211 Vacant R-1-MD 0.2 2 - 7 5.6 1 0 0 1 CC-PA-8-2 49709223 Vacant R-1-MD 0.2 2 - 7 5.6 1 0 0 1
CC-PA-8-3 49711212 Vacant R-1-MD 0.2 2 - 7 5.6 1 0 0 1
CC-PA-8-4 49713214 Vacant R-1-MD 0.2 2 - 7 5.6 1 0 0 1
CC-PA-8-6 49707206 Vacant R-1-MD 0.1 2 - 7 5.6 1 0 0 1
CC-PA-8-7 49709222 Vacant R-1-MD 0.2 2 - 7 5.6 1 0 0 1
CC-PA-8-9 49709209 Vacant R-1-MD 0.1 2 - 7 5.6 1 0 0 1
CC-PA-9 49208092 Vacant M-U 3.8 15 - 25 23.75 90 0 90 0 Total 148 14 105 29
Source: Ascent 2024
384
AGENDA ITEM NO. 13.

Sites Inventory

Loma Vista
Loma Vista Specific Plan
The Loma Vista Specific Plan was adopted by the City Council in March 2003 and revised in December 2015. The plan encompasses the 3,307-acre Southeast Urban Center identified in the Land Use Element of the City’s General Plan.

The plan identifies a variety of residential neighborhoods, from low-density two-acre single-family lots to high- density apartments up to 43 units per acre and identifies areas for commercial and business campus development.

Four master plan areas are identified within the specific plan: Community Center North, Community Center South, Gettysburg/Ashlan, and Eastern Village. The TM6364-Homeplace project (P-1) encompasses most of the area in the Gettysburg/Ashlan Master Plan. The inventory includes several sites within Community Center South and Community Center North and are described in more detail below. No sites in the Eastern Village are identified in the inventory.

Loma Vista Community Centers North and South Master Plan The Loma Vista Community Centers North and South Master Plan envisions pedestrian-oriented districts with a scaled mix of uses, including commercial, office, service, entertainment, civic, and residential. Community Center South is 149 acres and is located immediately north of the Reagan Education Center, north of Gettysburg Avenue, south of Shaw Avenue, east of DeWolf Avenue, and west of Leonard Avenue. Community Center North is 93 acres and is located immediately north of Community Center South, north of Shaw Avenue, south of the Jefferson Canal, east of DeWolf Avenue, and west of Leonard Avenue. The master plan designates the land use for each site, or “Planning Area,” and identifies the allowed residential density range and target range of dwelling units.

Development of the Community Centers is underway, Planning Area 7A is built out, and a portion of PA-2 has been approved for 145-unit market rate multifamily housing (Site P-5, MFDR2022-002 – Wicks) that is accounted for as part of the approved projects. The remaining portions of the Community Centers are anticipated to be developed during the planning period. The inventory identifies capacity on the remaining sites based on the approach described in the “Methodology” section. The 1,500-unit capacity counted in the Housing Element inventory is lower than the target range of units identified in the master plan, and significantly lower than the maximum of 4,747 residential units identified in the master plan. As such, the inventory is conservative, applying realistic densities based on recent development trends, and not including the full development potential anticipated under the master plan.

Many of the sites within the Loma Vista Community Centers North and South Master Plan are identified as non-vacant, either with an existing residence or agricultural lands. However, the area was recently annexed for development, so land previously identified as agricultural is now fallow vacant land that is in the process of being developed.

Assumptions for Mixed Use Sites
Community Centers North & South are the heart of the Loma Vista, the City’s Southeast Urban Center, and the area has been designed to accommodate a vibrant combination of pedestrian-oriented residential, commercial, and either vertically or horizontally configured mixed use development. Through the Community Centers North and South Master Plan, the area has been planned to accommodate more than 4,700 dwelling units. While some of this capacity exists on properties with traditional residential land use designations and zoning, approximately 1,600 dwelling units are planned on properties with mixed use land use designations and commercial zoning (C-3 or P-C-C). Despite the commercial zoning, residential uses are permitted in all the mixed areas based on the adopted master plan. Several inventory sites have been identified within mixed use areas, including seven sites with commercial zoning. Projections for residential development on these sites are based on the details of the master plan and related factors, as outlined in the discussion below.

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AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-57

Sites LV-PA-1-1, 1-2, and 1-3
Sites LV-PA-1-1, 1-2, and 1-3 are located within the Planning Area 1 of the master plan. Planning Area 1 has been planned as a vibrant, mixed use main street containing residential, retail, restaurants, and office space. Higher-density multifamily, up to 25 units per acre, is a key feature of Planning Area 1, with residential units allowed either in a vertical mixed use format or as stand-alone residential projects that can be functionally integrated with non- residential uses (retail stores, restaurants and/or offices) on the same or nearby properties.

While the main-street concept in Planning Area 1 encourages both residential and commercial development, Sites LV-PA-1-1, 1-2, and 1-3 are located on a local street that does not connect directly to a major arterial or collector street, making commercial development less viable. In addition to more than 360,000 square feet of non-residential uses, the master plan includes capacity for 332 multifamily residential units, approximately 304 of which are on Sites LV-PA-1-1, 1-2 and 1-3. While the location and access characteristics of these sites make it more likely residential versus commercial development will occur on them, residential development is not required and therefore the inventory assumes only 50 percent of each site will be developed residentially, resulting in 37 units on LV-PA-1-1, 75 units on LV-PA-1-2, and 32 units on LV-PA-1-3 (based on the realistic density).

Site LV-PA-5-1
Site LV-PA-5-1 is located within Planning Area 5 of the master plan. Planning Area 5 has been planned as a medium- scale retail, entertainment, and residential district in Community Center South. Residential projects with densities up to 25 units per acre are allowed either in a vertical mixed use format or as stand-alone residential projects. On Site LV-PA-5-1, the master plan allows approximately 550 dwelling units together with 590,000 square feet of commercial development. Though no specific development applications have been approved on Site LV-PA-5-1, preliminary plans outlined by representatives of the property owner suggest the most likely scenario is that four acres of the 21.31 acre will developed as a multifamily project while the remainder will be developed commercially. Therefore, while the total available capacity in Site LV-PA-5-1 is approximately 550 units, the inventory assumes that only 4 acres will be developed residentially, with a yield of 95 units (based on the realistic density).

Sites LV-PA-9-1-1, 9-1-2, and LV-PA-9-2
Sites LV-PA-9-1-1, 9-1-2, and 9-2 are located within Planning Area 9 of the master plan. Planning Area 9 is a mixed use district located adjacent to the Village Green, a 6-acre park and active community gathering area. Residential units are allowed either in a vertical mixed use format or as stand-alone residential projects that can be functionally integrated with non-residential uses (retail stores, restaurants and/or offices) on the same or nearby properties. While Planning Area 9 encourages both residential and commercial development, Sites LV-PA-9-1-1, 9-1-2, and 9-2 are located on a local street that does not connect directly to a major arterial or collector street, making commercial development less viable. Together, these sites have capacity for approximately 118 units. While 100 percent of the sites can be developed residentially, residential development is not required and therefore the inventory assumes that only 50 percent of each site will be developed residentially, resulting in 24 units on LV-PA-9-1-1, 25 units on LV- PA-9-1-2, and 4 units on LV-PA-9-2.

Summary of Loma Vista Capacity
Figure 5-6 shows the sites within the Loma Vista Specific Plan (including the Loma Vista Community Centers North and South Master Plan). A total of 2,749units are included in the inventory, including 1,208 lower-income units, 588 moderate-income units, and 953 above moderate-income units. All of the lower-income capacity is on sites zoned R- 3 and R-4, which are exclusively residential zones. None of the lower-income capacity in Loma Vista is on sites with mixed use zoning. Of the 742 sites within the Loma Vista Specific Plan Area, 723 sites are vacant and only 19 sites are non-vacant.
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AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 provides more detail on the sites within the Loma Vista Specific Plan that are included in the inventory.

Table 5-13 provides more detail on sites within the Loma Vista Community Centers North and South Master Plan Area that are included in the inventory.

Infrastructure Availability
All sites within the Loma Vista Specific Plan are served or are planned to be served by City of Clovis sewer and water systems constructed pursuant to adopted sewer and water master plans. Storm drainage service is provided and/or planned by FMFCD facilities constructed pursuant to adopted FMFCD Storm Drainage Master Plans. When permanent storm drainage pipes and/or basins are not available or are beyond the scope of an individual development project, interim (temporary) basins are frequently used to accommodate development until connection to permanent facilities is feasible. Dry utilities are provided by PG&E, Comcast, and AT&T subject to existing franchise agreement. All development in Clovis is subject to the routine application and design process with PG&E and coordination with the other utility providers in conjunction with project design and construction.

Sewer: All sewer trunk lines necessary to accommodate the sites in Loma Vista are in place or are currently under construction and scheduled for completion by the end of 2023.

Water: All water lines necessary to accommodate the sites in Loma Vista are in place or are currently under construction and scheduled for completion by the end of 2023.

Storm drain: Storm drainage service is provided in Loma Vista with a combination of permanent pipe and basin facilities and interim basins. Interim (temporary) basins are provided where permanent facilities are not available at the time that development is proposed and construction of those permanent facilities is beyond the scope of the development project. The Medium Density site nearest Bullard and Leonard is currently an interim basin serving the adjacent subdivision. Development of this site will require modification to the interim basin or installation of permanent facilities to the planned basin located west of Leonard and roughly half a mile north of the site. This would occur during development or by the capital program of the FMFCD. This facility is not currently in FMFCD’s five year program. The City’s master planning efforts are conservative in anticipation of providing flexibility to accommodate Land Use changes with increased demands for services.
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AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-59
Figure 5-6 Sites Inventory - Loma Vista Specific Plan and Loma Vista Community Center Master Plan

Source: Adapted by Ascent in 2023 from data received from the City of Clovis in 2022. 388
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-1 31054125T Vacant R-1-7500 0.04 2 - 4 3.2 1 0 0 1
LV-5 55402017 Nonvacant - Residence R-1-AH 7.07 0.6 - 2 1.6 11 0 0 11 LV-8 31054301 Vacant R-1-7500 0.19 2 - 4 3.2 1 0 0 1
LV-9 31054308 Vacant R-1-7500 0.19 2 - 4 3.2 1 0 0 1
LV-10 31030050 Vacant R-2 16.66 7 - 15 12 200 0 200 0
LV-11 55502050
Nonvacant -
Residence/Agriculture R-A 7.60 2 - 4 3.2 24 0 0 24
LV-13 55504264 Nonvacant - Residence R-A 4.61 2 - 4 3.2 15 0 0 15 LV-16 55534319 Vacant R-1-7500 1.15 2 - 4 3.2 4 0 0 4
LV-17 55405153 Nonvacant - Residence R-2 2.45 7 - 15 12 29 0 29 0 LV-18 55405159 Nonvacant - Residence R-2 2.08 7 - 15 12 25 0 25 0 LV-19 55405161 Nonvacant - Residence R-2 2.34 7 - 15 12 28 0 28 0 LV-22 55405171 Nonvacant - Residence R-2 1.20 7 - 15 12 14 0 14 0 LV-23 31030016S43 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-24 31030016S23 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-25 31030016S24 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-26 31030016S37 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-27 31030016S38 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-28 31030016S39 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-29 31030016S40 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-30 31030016S41 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-31 31030016S20 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-32 31030016S19 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-33 31030016S18 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-34 31030016S17 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-35 31030016S16 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-36 31030016S28 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-37 31030016S25 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-38 31030016S26 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-39 31030016S27 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-40 31030016S29 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-41 31030016S30 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-42 31030016S35 Vacant R-1 0.21 2 - 4 3.2 1 0 0 1
LV-43 31030016S36 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-44 31030016S34 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
389
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-61
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-45 31030016S31 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-46 31030016S33 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-47 31030016S32 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-48 31030016S01 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-49 31030016S02 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-50 31030016S03 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-51 31030016S04 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-52 31030016S15 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-53 31030016S14 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-54 31030016S13 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-55 31030016S12 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-56 31030016S11 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-57 31030016S10 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-58 31030016S09 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-59 31030016S21 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-60 31030016S22 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-61 31030016S08 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-62 31030016S05 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-63 31030016S07 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-64 31030016S06 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-65 30902126255 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-66 30902126256 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-67 30902126257 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-68 30902126258 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-69 30902126259 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-70 30902126260 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-71 30902126261 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-72 30902126262 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-73 30902126263 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-74 30902126264 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-75 30902126265 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-76 30902126266 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-77 30902126267 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-78 30902126268 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-79 3090212647 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
390
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-80 3090212646 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-81 3090212645 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-82 3090212644 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-83 3090212643 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-84 30902126269 Vacant R-1-PRD 0.21 4 - 7 5.6 1 0 0 1 LV-85 3090212642 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-86 3090212641 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-87 3090212640 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-88 3090212639 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-89 3090212638 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-90 3090212637 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-91 3090212636 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1
LV-92 30902126254 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-93 30902126270 Vacant R-1-PRD 0.13 4 - 7 5.6 1 0 0 1 LV-94 3090212635 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
LV-95 30902126253 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-96 30902126252 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-97 30902126251 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-98 30902126250 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-99 30902126249 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-100 30902126248 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-101 30902126247 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-102 30902126246 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-103 30902126245 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-104 30902126244 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-105 30902126243 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-106 30902126242 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-107 30902126241 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-108 30902126240 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-109 3090212648 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-110 3090212649 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-111 3090212650 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-112 3090212651 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-113 3090212652 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-114 3090212653 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 391
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-63
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-115 3090212654 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-116 3090212655 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-117 3090212656 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-118 3090212657 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-119 3090212634 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-120 30902126177 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-121 30902126176 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-122 30902126226 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-123 30902126227 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-124 30902126145 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-125 30902126228 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-126 30902126144 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-127 30902126229 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-128 30902126143 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-129 30902126230 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-130 30902126231 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-131 30902126232 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-132 30902126233 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-133 30902126234 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-134 30902126235 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-135 30902126236 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-136 30902126237 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-137 30902126238 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-138 30902126239 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-139 3090212633 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-140 30902126175 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-141 30902126146 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-142 30902126142 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-143 3090212667 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-144 3090212666 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-145 3090212665 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-146 3090212664 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-147 3090212663 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-148 3090212662 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-149 3090212661 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 392
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-150 3090212660 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-151 3090212659 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-152 3090212658 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-153 3090212632 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-154 30902126178 Vacant R-1-PRD 0.13 4 - 7 5.6 1 0 0 1 LV-155 30902126174 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-156 30902126147 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-157 30902126141 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-158 3090212631 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-159 30902126225 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1 LV-160 30902126224 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-161 30902126223 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-162 30902126190 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-163 30902126189 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-164 30902126188 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-165 30902126187 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-166 30902126186 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-167 30902126185 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-168 30902126184 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-169 30902126183 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-170 30902126182 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-171 30902126181 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-172 30902126180 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-173 30902126179 Vacant R-1-PRD 0.20 4 - 7 5.6 1 0 0 1 LV-174 30902126173 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-175 30902126148 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-176 30902126140 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-177 3090212630 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-178 30902126172 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-179 30902126149 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-180 30902126139 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-181 30902126222 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-182 30902126191 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-183 3090212629 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-184 30902126192 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 393
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-65
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-185 30902126193 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-186 30902126194 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-187 30902126195 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-188 30902126196 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-189 30902126197 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-190 30902126198 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-191 30902126199 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-192 30902126200 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-193 30902126201 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-194 3090212668 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-195 3090212669 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-196 3090212670 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-197 3090212671 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-198 3090212672 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-199 3090212673 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-200 3090212674 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-201 3090212675 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-202 3090212676 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-203 3090212677 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-204 30902126221 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-205 30902126202 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1 LV-206 30902126220 Vacant R-1-PRD 0.17 4 - 7 5.6 1 0 0 1 LV-207 30902126203 Vacant R-1-PRD 0.15 4 - 7 5.6 1 0 0 1 LV-208 30902126171 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-209 30902126150 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-210 30902126138 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-211 3090212628 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-212 30902126219 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-213 30902126204 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-214 30902126170 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-215 30902126151 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-216 30902126137 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-217 3090212687 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-218 3090212686 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-219 3090212685 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 394
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-220 3090212684 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-221 3090212683 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-222 3090212682 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-223 3090212681 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-224 3090212680 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-225 3090212679 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-226 3090212678 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-227 3090212627 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1 LV-228 30902126217 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-229 30902126216 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-230 30902126215 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-231 30902126214 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-232 30902126213 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-233 30902126212 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-234 30902126211 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-235 30902126210 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-236 30902126209 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-237 30902126208 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-238 30902126207 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-239 30902126206 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-240 30902126205 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-241 30902126218 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-242 30902126152 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-243 30902126136 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-244 30902126169 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-245 3090212626 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-246 30902126153 Vacant R-1-PRD 0.08 4 - 7 5.6 1 0 0 1 LV-247 30902126135 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-248 30902126168 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-249 3090212625 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-250 3090212688 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-251 3090212689 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-252 3090212690 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-253 3090212691 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-254 3090212692 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 395
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-67
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-255 3090212693 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-256 3090212694 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-257 3090212695 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-258 3090212696 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-259 3090212697 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-260 30902126154 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-261 30902126134 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-262 3090212624 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-263 30902126167 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-264 30902126155 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-265 30902126133 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-266 3090212623 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-267 30902126107 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-268 30902126106 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-269 30902126105 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-270 30902126104 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-271 30902126103 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-272 30902126102 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-273 30902126101 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-274 30902126100 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-275 3090212699 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-276 3090212698 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-277 30902126166 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-278 3090212622 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-279 30902126156 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-280 30902126132 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-281 30902126165 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-282 3090212621 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-283 30902126157 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-284 30902126131 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-285 30902126164 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-286 3090212620 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-287 30902126158 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-288 30902126130 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-289 30902126108 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 396
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-290 30902126109 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-291 30902126110 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-292 30902126111 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-293 30902126112 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-294 30902126113 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-295 30902126163 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-296 30902126114 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-297 30902126115 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-298 30902126116 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-299 30902126117 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-300 3090212619 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-301 30902126159 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-302 30902126129 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-303 30902126162 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-304 3090212618 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-305 30902126128 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-306 30902126127 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-307 30902126126 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-308 30902126125 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-309 30902126124 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-310 30902126160 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-311 30902126123 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-312 30902126122 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-313 30902126121 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-314 30902126120 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-315 30902126119 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-316 30902126118 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1 LV-317 30902126161 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-318 3090212617 Vacant R-1-PRD 0.19 4 - 7 5.6 1 0 0 1 LV-319 3090212601 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1 LV-320 3090212602 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-321 3090212603 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-322 3090212604 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-323 3090212605 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-324 3090212606 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 397
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-69
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-325 3090212607 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-326 3090212608 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-327 3090212609 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-328 3090212610 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-329 3090212611 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-330 3090212612 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-331 3090212613 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-332 3090212614 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-333 3090212615 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1 LV-334 3090212616 Vacant R-1-PRD 0.19 4 - 7 5.6 1 0 0 1 LV-335 30902252123 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-336 30902252122 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-337 30902252121 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-338 30902252120 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-339 30902252119 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-340 30902252118 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-341 30902252117 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-342 30902252116 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-343 30902252115 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-344 30902252114 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-345 30902252113 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-346 30902252112 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-347 30902252111 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-348 30902252110 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-349 30902252109 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-350 30902252108 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-351 30902252107 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-352 30902252106 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-353 30902252105 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-354 30902252104 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-355 30902252124 Vacant R-1-MD 0.20 4 - 7 5.6 1 0 0 1 LV-356 30902252125 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-357 30902252063 Vacant R-1-MD 0.15 4 - 7 5.6 1 0 0 1 LV-358 30902252126 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-359 30902252058 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 398
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-360 30902252059 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-361 30902252060 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-362 30902252061 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-363 30902252062 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-364 30902252093 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-365 30902252094 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-366 30902252095 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-367 30902252096 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-368 30902252097 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-369 30902252098 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-370 30902252099 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-371 30902252100 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-372 30902252101 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-373 30902252102 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-374 30902252103 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-375 30902252052 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-376 30902252051 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-377 30902252079 Vacant R-1-MD 0.18 4 - 7 5.6 1 0 0 1 LV-378 30902252086 Vacant R-1-MD 0.12 4 - 7 5.6 1 0 0 1 LV-379 30902252057 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-380 30902252056 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-381 30902252055 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-382 30902252054 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-383 30902252053 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-384 30902252080 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-385 30902252081 Vacant R-1-MD 0.11 4 - 7 5.6 1 0 0 1 LV-386 30902252082 Vacant R-1-MD 0.11 4 - 7 5.6 1 0 0 1 LV-387 30902252083 Vacant R-1-MD 0.11 4 - 7 5.6 1 0 0 1 LV-388 30902252084 Vacant R-1-MD 0.11 4 - 7 5.6 1 0 0 1 LV-389 30902252085 Vacant R-1-MD 0.11 4 - 7 5.6 1 0 0 1 LV-390 30902252087 Vacant R-1-MD 0.18 4 - 7 5.6 1 0 0 1 LV-391 30902252078 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-392 30902252050 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-393 30902252128 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-394 30902252088 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 399
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-71
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-395 30902252077 Vacant R-1-MD 0.12 4 - 7 5.6 1 0 0 1 LV-396 30902252089 Vacant R-1-MD 0.11 4 - 7 5.6 1 0 0 1 LV-397 30902252049 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-398 30902252129 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-399 30902252076 Vacant R-1-MD 0.12 4 - 7 5.6 1 0 0 1 LV-400 30902252044 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-401 30902252045 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-402 30902252090 Vacant R-1-MD 0.11 4 - 7 5.6 1 0 0 1 LV-403 30902252046 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-404 30902252047 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-405 30902252048 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-406 30902252073 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-407 30902252072 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-408 30902252071 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-409 30902252070 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-410 30902252069 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-411 30902252038 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-412 30902252130 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-413 30902252075 Vacant R-1-MD 0.12 4 - 7 5.6 1 0 0 1 LV-414 30902252091 Vacant R-1-MD 0.11 4 - 7 5.6 1 0 0 1 LV-415 30902252037 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-416 30902252074 Vacant R-1-MD 0.12 4 - 7 5.6 1 0 0 1 LV-417 30902252131 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-418 30902252043 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-419 30902252042 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-420 30902252041 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-421 30902252040 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-422 30902252039 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-423 30902252092 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-424 30902252064 Vacant R-1-MD 0.15 4 - 7 5.6 1 0 0 1 LV-425 30902252065 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-426 30902252066 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-427 30902252067 Vacant R-1-MD 0.13 4 - 7 5.6 1 0 0 1 LV-428 30902252068 Vacant R-1-MD 0.15 4 - 7 5.6 1 0 0 1 LV-429 30902252132 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 400
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-430 30902252133 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-431 30902252036 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-432 30902252030 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-433 30902252031 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-434 30902252032 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-435 30902252033 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-436 30902252034 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-437 30902252134 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-438 30902252035 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-439 30902252135 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-440 30902252024 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-441 30902252029 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-442 30902252028 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-443 30902252027 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-444 30902252026 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-445 30902252025 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-446 30902252136 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-447 30902252023 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-448 30902252137 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-449 30902252022 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-450 30902252138 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-451 30902252016 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-452 30902252017 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-453 30902252018 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-454 30902252019 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-455 30902252020 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-456 30902252021 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-457 30902252139 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-458 30902252010 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-459 30902252015 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-460 30902252014 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-461 30902252013 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-462 30902252012 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-463 30902252011 Vacant R-1-MD 0.17 4 - 7 5.6 1 0 0 1 LV-464 30902252140 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 401
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-73
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-465 30902252009 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-466 30902252141 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-467 30902252142 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-468 30902252001 Vacant R-1-MD 0.16 4 - 7 5.6 1 0 0 1 LV-469 30902252002 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-470 30902252003 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-471 30902252004 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-472 30902252005 Vacant R-1-MD 0.14 4 - 7 5.6 1 0 0 1 LV-473 30902252006 Vacant R-1-MD 0.15 4 - 7 5.6 1 0 0 1 LV-474 30902252007 Vacant R-1-MD 0.15 4 - 7 5.6 1 0 0 1 LV-475 30902252008 Vacant R-1-MD 0.19 4 - 7 5.6 1 0 0 1 LV-476 30902252127 Vacant R-1-MD 0.15 4 - 7 5.6 1 0 0 1 LV-477 5710101418 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-478 5710101417 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-479 5710101416 Vacant R-1 0.11 2 - 4 3.2 1 0 0 1
LV-480 5710101415 Vacant R-1 0.11 2 - 4 3.2 1 0 0 1
LV-481 5710101414 Vacant R-1 0.11 2 - 4 3.2 1 0 0 1
LV-482 5710101413 Vacant R-1 0.11 2 - 4 3.2 1 0 0 1
LV-483 5710101412 Vacant R-1 0.11 2 - 4 3.2 1 0 0 1
LV-484 5710101411 Vacant R-1 0.11 2 - 4 3.2 1 0 0 1
LV-485 5710101410 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-486 5710101409 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-487 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-488 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-489 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-490 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-491 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-492 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-493 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-494 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-495 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-496 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-497 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-498 0 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-499 0 Vacant R-1 0.20 2 - 4 3.2 1 0 0 1
402
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-500 0 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-501 0 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-502 0 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-503 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-504 0 Vacant R-1 0.18 2 - 4 3.2 1 0 0 1
LV-505 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-506 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-507 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-508 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-509 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-510 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-511 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-512 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-513 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-514 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-515 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-516 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-517 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-518 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-519 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-520 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-521 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-522 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-523 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-524 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-525 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-526 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-527 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-528 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-529 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-530 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-531 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-532 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-533 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-534 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
403
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-75
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-535 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-536 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-537 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-538 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-539 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-540 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-541 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-542 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-543 0 Vacant R-1 0.12 2 - 4 3.2 1 0 0 1
LV-544 0 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-545 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-546 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-547 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-548 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-549 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-550 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-551 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-552 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-553 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-554 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-555 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-556 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-557 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-558 0 Vacant R-1 0.13 2 - 4 3.2 1 0 0 1
LV-559 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-560 0 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-561 0 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-562 0 Vacant R-1 0.18 2 - 4 3.2 1 0 0 1
LV-563 55457042S Vacant R-1 0.22 2 - 4 3.2 1 0 0 1
LV-564 55457041S Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-565 55457040S Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-566 55457039S Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-567 55457043S Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-568 55463105 Vacant R-1 0.34 4 - 7 5.6 1 0 0 1
LV-569 55463104 Vacant R-1 0.47 4 - 7 5.6 1 0 0 1
404
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-570 55463103 Vacant R-1 0.38 4 - 7 5.6 1 0 0 1
LV-571 55463102 Vacant R-1 0.32 4 - 7 5.6 1 0 0 1
LV-572 55463101 Vacant R-1 0.23 4 - 7 5.6 1 0 0 1
LV-573 55464102 Vacant R-1 0.22 4 - 7 5.6 1 0 0 1
LV-574 55464101 Vacant R-1 0.24 4 - 7 5.6 1 0 0 1
LV-575 55465415 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1
LV-576 55465101 Vacant R-1-PRD 0.16 4 - 7 5.6 1 0 0 1
LV-577 55465414 Vacant R-1-PRD 0.13 4 - 7 5.6 1 0 0 1
LV-578 55465519 Vacant R-1-PRD 0.18 4 - 7 5.6 1 0 0 1
LV-579 55465102 Vacant R-1-PRD 0.22 4 - 7 5.6 1 0 0 1
LV-580 55465413 Vacant R-1-PRD 0.19 4 - 7 5.6 1 0 0 1
LV-581 55465412 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1
LV-582 55465411 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-583 55465410 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-584 55465103 Vacant R-1-PRD 0.18 4 - 7 5.6 1 0 0 1
LV-585 55465601 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
LV-586 55465407 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1
LV-587 55465408 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-588 55465409 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-589 55465104 Vacant R-1-PRD 0.22 4 - 7 5.6 1 0 0 1
LV-590 55465406 Vacant R-1-PRD 0.17 4 - 7 5.6 1 0 0 1
LV-591 55465405 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
LV-592 55465201 Vacant R-1-PRD 0.18 4 - 7 5.6 1 0 0 1
LV-593 55465404 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-594 55465202 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1
LV-595 55465203 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
LV-596 55465403 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-597 55465204 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
LV-598 55465716 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-599 55465717 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-600 55465718 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-601 55465719 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-602 55465720 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-603 55465721 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-604 55465722 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
405
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-77
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-605 55465723 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-606 55465724 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-607 55465725 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-608 55465726 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-609 55465727 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-610 55465728 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-611 55465402 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-612 55465205 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1
LV-613 55465729 Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1
LV-614 55465206 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-615 55465401 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-616 55465207 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
LV-617 55465314 Vacant R-1-PRD 0.10 4 - 7 5.6 1 0 0 1
LV-618 55465313 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-619 55465312 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-620 55465311 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-621 55465310 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-622 55465309 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-623 55465308 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-624 55465307 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-625 55465306 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-626 55465305 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-627 55465304 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-628 55465303 Vacant R-1-PRD 0.09 4 - 7 5.6 1 0 0 1
LV-629 55465302 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
LV-630 55465301 Vacant R-1-PRD 0.11 4 - 7 5.6 1 0 0 1
LV-631 55463402 Vacant R-1 0.18 2 - 4 3.2 1 0 0 1
LV-632 55463401 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-633 55463309 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-634 55463308 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-635 55463307 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-636 55463306 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-637 55463305 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-638 55463304 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-639 55463303 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
406
AGENDA ITEM NO. 13.

Sites Inventory

Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-640 55463302 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-641 55463301 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-642 55463403 Vacant R-1 0.24 2 - 4 3.2 1 0 0 1
LV-643 55463404 Vacant R-1 0.18 2 - 4 3.2 1 0 0 1
LV-644 55463201 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-645 55463202 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-646 55463203 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-647 55463204 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-648 55463205 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-649 55463206 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-650 55463207 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-651 55463208 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-652 55463209 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-653 55463210 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-654 55463405 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-655 55463406 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-656 55463407 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-657 55463408 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-658 55463409 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-659 55463410 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-660 55463411 Vacant R-1 0.18 2 - 4 3.2 1 0 0 1
LV-661 55464201 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-662 55464202 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-663 55464306 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-664 55464307 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-665 55464308 Vacant R-1 0.17 2 - 4 3.2 1 0 0 1
LV-666 55464203 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-667 55464305 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-668 55464309 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-669 55464405 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-670 55464204 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-671 55464304 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-672 55464310 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-673 55464404 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-674 55464205 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
407
AGENDA ITEM NO. 13.

Sites Inventory
Final Housing Element | September 2024 Page 5-79
Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-675 55464303 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-676 55464311 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-677 55464403 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-678 55464206 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-679 55464302 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-680 55464312 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-681 55464402 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-682 55464207 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-683 55464301 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-684 55464313 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-685 55464401 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-686 55464208 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-687 55464209 Vacant R-1 0.14 2 - 4 3.2 1 0 0 1
LV-688 55464210 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-689 55464501 Vacant R-1 0.16 2 - 4 3.2 1 0 0 1
LV-690 55464502 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-691 55464503 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-692 55464504 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-693 55464505 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-694 55464506 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-695 55464507 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-696 55464508 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-697 55464509 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-698 55464510 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-699 55464511 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-700 55464512 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-701 55464513 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-702 55464514 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-703 55464515 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-704 55464516 Vacant R-1 0.15 2 - 4 3.2 1 0 0 1
LV-705 55461011S Vacant R-1-PRD 0.12 4 - 7 5.6 1 0 0 1
LV-706 55461014S Vacant R-1-PRD 0.21 4 - 7 5.6 1 0 0 1
LV-707 55461015S Vacant R-1-PRD 0.23 4 - 7 5.6 1 0 0 1
LV-708 55460109S Vacant R-1 0.10 4 - 7 5.6 1 0 0 1
LV-709 55460108S Vacant R-1 0.10 4 - 7 5.6 1 0 0 1
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Table 5-12 Loma Vista Specific Plan Sites Inventory
Site APN Site Description Zoning Acres Allowed Density
Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
LV-710 55460107S Vacant R-1 0.11 4 - 7 5.6 1 0 0 1
LV-711 55460706S Vacant R-1 0.09 4 - 7 5.6 1 0 0 1
LV-712 55460708S Vacant R-1 0.11 4 - 7 5.6 1 0 0 1
LV-713 55460707S Vacant R-1 0.09 4 - 7 5.6 1 0 0 1
LV-714 55460106S Vacant R-1 0.09 4 - 7 5.6 1 0 0 1
LV-715 55460105S Vacant R-1 0.12 4 - 7 5.6 1 0 0 1
LV-716 55460101S Vacant R-1 0.09 4 - 7 5.6 1 0 0 1
LV-717 55460102S Vacant R-1 0.08 4 - 7 5.6 1 0 0 1
LV-718 55460103S Vacant R-1 0.10 4 - 7 5.6 1 0 0 1
LV-719 55460104S Vacant R-1 0.13 4 - 7 5.6 1 0 0 1
LV-720 5540402006 Vacant R-1 0.14 4 - 7 5.6 1 0 0 1
LV-721 5540402005 Vacant R-1 0.14 4 - 7 5.6 1 0 0 1
LV-722 5540402004 Vacant R-1 0.14 4 - 7 5.6 1 0 0 1
LV-723 55503227 Nonvacant - Agriculture R-1 17.17 4 - 7 5.6 96 0 0 96 LV-724 55503226 Nonvacant - Agriculture R-1 17.18 4 - 7 5.6 96 0 0 96 LV-725 57123123S Vacant R-1 0.31 2 - 4 3.2 1 0 0 1
LV-726 57123122S Vacant R-1 0.19 2 - 4 3.2 1 0 0 1
LV-727 57122117S Vacant R-1 0.58 2 - 4 3.2 2 0 0 2
Total 1,249 0 296 953
Source: Ascent 2024.
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Final Housing Element | September 2024 Page 5-81
Table 5-13 Loma Vista Community Centers North and South Master Plan Area Sites Inventory Site APN Site Description Zoning Acres Allowed Density Range (du/ac)
Realistic
Density (du/ac) Total Units Lower-Income
Units
Moderate-Income
Units
Above Moderate-
Income Units
LV-PA-1-1 55503118 Vacant MU-V C-3 3.10 7 - 25 23.75 37* 0 37 0 LV-PA-1-2 55503118 Nonvacant - Residence MU-V C-3 6.35 7 - 25 23.75 75* 0 75 0 LV-PA-1-3 55503118 Nonvacant - Residence MU-V C-3 2.72 7 - 25 23.75 32* 0 32 0 LV-PA-2-1 55503118 Vacant H R-3 3.73 15 - 30 24 90 90 0 0 LV-PA-2-2-1 55405361 Nonvacant - Residence H R-3 1.95 15 - 30 24 47 47 0 0 LV-PA-2-2-2 55405357 Nonvacant - Residence H R-3 1.93 15 - 30 24 46 46 0 0 LV-PA-2-2-3 55405358 Nonvacant - Residence H R-3 2.35 15 - 30 24 57 57 0 0 LV-PA-2-2-4 55405354 Vacant H R-3 1.95 15 - 30 24 47 47 0 0 LV-PA-2-2-5 55405355 Nonvacant - Residence H R-3 1.36 15 - 30 24 33 33 0 0 LV-PA-5-1 55503137 Nonvacant - Agriculture MU-V P-C-C 21.31 7 - 25 23.75 95* 0 95 0 LV-PA-6-1 55503137 Nonvacant - Agriculture VH R-4 9.56 25 - 43 25 239 239 0 0 LV-PA-6-2-1 55545016 Vacant VH R-4 1.91 25 - 43 25 48 48 0 0 LV-PA-6-2-2 55545017 Vacant VH R-4 2.74 25 - 43 25 68 68 0 0 LV-PA-6-2-3 55545003 Vacant VH R-4 2.87 25 - 43 25 72 72 0 0 LV-PA-6-2-4 55545014 Vacant VH R-4 1.91 25 - 43 25 48 48 0 0 LV-PA-7-1 55503109 Vacant H R-3 1.96 15 - 30 24 47 47 0 0 LV-PA-7-2
55503118;
55503109
Nonvacant -
Residence/Agriculture
H
R-3 1.07 15 - 30 24 26 26 0 0
LV-PA-7-3 55503127
Nonvacant -
Residence/Agriculture
H
R-3 6.14 15 - 30 24 147 147 0 0
LV-PA-7-4 55503135 Vacant H R-3 2.82 15 - 30 24 68 68 0 0 LV-PA-7-5 55503148 Vacant H R-3 0.80 15 - 30 24 19 19 0 0 LV-PA-8-1 55503109 Vacant VH R-4 2.03 25 - 43 25 51 51 0 0 LV-PA-8-2
55503127;
55503109 Vacant
VH
R-4 2.19 25 - 43 25 55 55 0 0
LV-PA-9-1-1 55503118 Vacant MU-V C-3 1.98 7 - 25 23.75 24* 0 24 0 LV-PA-9-1-2 55503118 Vacant MU-V C-3 2.12 7 - 25 23.75 25* 0 25 0 LV-PA-9-2 55503118 Vacant MU-V C-3 0.36 7 - 25 23.75 4 0 4 0 Total 1,500 1,208 292 0
*Although these mixed use sites allow standalone residential, the capacity numbers are based on an assumption that only 50 percent of mixed use sites are developed with residential. **Capacity on Site LV-PA-5-1 is based on assumption that only about 25 percent of the site (4 acres) is developed as residential.

Source: Ascent 2024.
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Northwest Urban Center
The Northwest Urban Center is located north of Shepherd Avenue, east of Willow Avenue, and west of Sunnyside Avenue. It is one of three Urban Centers identified in the Land Use Element of the Clovis General Plan to focus outward growth and ensure coordinated land use and infrastructure planning to support high quality development.

There is a significant amount of development activity happening in this area with several annexations either recently approved by LAFCO, currently underway, or anticipated to occur during the planning period.

Phasing and Annexation of Northwest Urban Center
A summary of the known development phasing and annexation within the Northwest Urban Center is shown in Figure 5-7. The sites inventory includes the following areas within the Northwest Urban Center:
• Sites within the Willow-Shepherd Northeast Prezone and Annexation, including the Heritage Grove City Center Villages Master Plan, and the “Urban Center” portion of the Heritage Grove Specific Plan (annexation completed in 2023); • Sites within Phase 1a and Phase 1b of the Heritage Grove Development Co. Specific Plan that are anticipated to initiate the annexation process in 2024; and
• Other near-term annexation areas, including Wilson TM-6343 which is anticipated to be annexed in 2024, and TM6205 – Shepherd North where annexation is currently (November 2023) underway.

Other future phases of development in the Northwest Urban Center are not included in the sites inventory.

Willow-Shepherd Northeast Prezone and Annexation
The Willow-Shepherd Northeast Prezone and Annexation includes approximately 550 acres located just east of Willow Avenue, north of Shepherd Avenue, south of International Avenue, and west of Peach Avenue. Annexation and prezoning of this area was initiated in 2022 in order to make sites available within city limits prior to the start of the Sixth Cycle Housing Element planning period. The City Council approved the proposed annexation on May 15, 2023, and LAFCO approved the annexation in August 2023. With these approvals, the zoning is in place to be able to count the sites as available prior to the start of the sixth cycle planning period (December 31, 2023). The sites that are included in this sites inventory are those that are anticipated for development within the planning period. The Willow- Shepherd Northeast Prezone and Annexation includes the entire Heritage Grove City Center Villages Master Plan (see Figure 5-8); the “Urban Center” portion of the Heritage Grove Development Co. Specific Plan (see Figure 5-9); and one other site (Site 869, APN 55601032) with R-3 zoning that is outside of those two plan areas (see Table 5-17). The following is a summary of each of these areas within the Willow-Shepherd Northeast Prezone and Annexation, with more detail provided in subsequent sections:
• Heritage Grove City Center Villages Master Plan. The Heritage Grove City Center Villages Master Plan was adopted by the City Council on May 20, 2019, and encompasses approximately 210 acres, north of Behymer Avenue, south of International Avenue, east of Willow Avenue, and west of Peach Avenue. This entire area was annexed into the City in 2023.
• “Urban Center” Portion of Heritage Grove Development Co. Specific Plan. Heritage Development Co. is preparing a specific plan that encompasses approximately 900 acres of land north of Shepherd Avenue to Behymer Avenue, east of Willow Avenue to Sunnyside Avenue. The portion of the Heritage Grove Development Co. Specific Plan that is west of Peach Avenue, referred to as the “Urban Center,” was included as part of the Willow-Shepherd Northeast Prezone and Annexation approved by the City and LAFCO in 2023 and is anticipated for development during the planning period. The “Urban Center” area includes approximately 250 acres south of Behymer Avenue, north of Shepherd Avenue, east of Willow Avenue, and west of Peach Avenue. • Site 869, APN 55601032. There is one other property outside the Heritage Grove City Center Villages Master Plan and outside the Heritage Grove Development Co. Specific Plan and is not in a plan area that was included as part of the Willow-Shepherd Northeast Prezone and Annexation. Site 869 is 38.7 acres, and is located south of Behymer Avenue, north of Shepherd Avenue, east of Willow Avenue, and west of Peach Avenue. It is zoned with R-3 zoning and is included in the inventory. Assumptions for this site are described later in this section and shown in Table 5-17. 411
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Figure 5-7 Planned Annexation and Phasing of Development in the Northwest Urban Center

Source: Adapted by Ascent in 2023 from data received from the City of Clovis in 2022. 412
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Figure 5-8 Heritage Grove City Center Villages Master Plan Land Use Plan

Source: City of Clovis Heritage Grove City Center Villages Master Plan, 2019 414
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Heritage Grove City Center Villages Master Plan
Overview
The Heritage Grove City Center Villages Master Plan was adopted by the City Council on May 20, 2019, and encompasses approximately 210 acres, north of Behymer Avenue, south of International Avenue, east of Willow Avenue, and west of Peach Avenue. This entire area was included as part of the Willow-Shepherd Northeast Prezone and Annexation and was annexed into the City of Clovis in 2023 prior to the start of the sixth cycle planning period (December 31, 2023). The zoning for this area is in place in 2023 and it is anticipated that it will be developed during the planning period.

Inventoried Capacity
As shown in Figure 5-8 and Table 5-14, the inventory includes capacity for 2,197 units, including 783 lower-income units, 822 moderate-income units, and 592 above moderate-income units. The Urban Village & Urban Village Commercial designation on the Main Street Promenade is proposed for standalone residential and non-residential use as well as vertical mixed use development with retail and restaurant uses at the street level and residential condominiums or apartments above. Sites CCV-PA-1-1 and CCV-PA-1-2 are designated as Urban Village and Sites CCV-PA-5-1 and CCV-PA-5-2 are designated as Very High Density Residential. Both designations allow densities of

25.1 to 43 units per acre and these sites are suitable to meet the lower-income housing need.

As sites designated Urban Village, Sites CCV-PA-1-1 and CCV-PA-1-2 allow for a mix of uses including both non- residential and residential uses that meet the 30 unit per acre default density standard. The master plan includes concepts for each describing the specific uses proposed on each site that calls for a combination of vertical and horizontal mixed use. The inventory calculates residential capacity based on the master plan site concepts and the minimum allowable residential density. The master plan allows for buildings of up to 5-stories (or 72 feet) and a max floor area ratio of 4.0. Residential is permitted as either vertical mixed use (i.e., above ground floor commercial) or as a standalone building adjacent to commercial or office uses. Standalone commercial and office is also permitted. The unit estimates for the planning areas account for about 80,000 square feet of non-residential development, including ground floor retail as well as standalone commercial, hotel, and office uses within the mixed use designations.

In addition, Planning Area 4 envisions high density residential uses at a density range of 15.1 to 30 units per acre and is calculated using an assumed realistic density of 24 units per acre. As discussed previously, Site CCV-PA-8 (APN 58007113) is designated High Density Residential and has an R-3 base zone that meets the default density of 30 units per acre but is greater than 10 acres. Because CCV-PA-8 is a large lot and the Heritage Grove City Center Villages Master Plan does not show plans to further subdivide it, it is included in the sites inventory as moderate income. 415
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Figure 5-9 Heritage Grove Development Co. Specific Plan Proposed Land Use Plan

Source: City of Clovis Heritage Grove Master Plan Draft, 2021. Ascent 2023. 416
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Table 5-14 Heritage Grove City Center Villages Master Plan Sites Inventory Planning
Area APN Site Description Base Zoning Total
Acres
Allowed
Density
Range
Max. Unit
Capacity
Realistic
Density Total Units
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income
Units
CCV-PA-1-1 58007132 Nonvacant -
Agriculture/Residential U-C 8.4 25.1-43 407 25.1 211 211 0 0 CCV-PA-1-2 58007134 Nonvacant -
Agriculture/Residential U-C 8.4 25.1-43 407 25.1 211 211 0 0 CCV-PA-2-1 58007138S Nonvacant -
Agriculture/Residential R-2 17.5 7.1-15 189 12 210 0 0 210 CCV-PA-2-2 58007103 Nonvacant -
Agriculture/Residential R-2 8.8 7.1-15 188 12 106 0 0 106 CCV-PA-4 58007103 Nonvacant - Agriculture U-C 14.7 15.1-25 409 23.75 350 0 350 0 CCV-PA-5-1 58007116 Nonvacant -
Agriculture/Residential R-4 7.7 25.1-43 264 25.1 193 193 0 0 CCV-PA-5-2 58007116 Nonvacant -
Agriculture/Residential R-4 6.7 25.1-43 264 25.1 168 168 0 0 CCV-PA-6 58007104 Nonvacant - Agriculture R-2 23.0 7.1-15 296 12 276 0 0 276 CCV-PA-8 58007113 Nonvacant - Agriculture R-3 19.7 15.1-30 448 24 472 0 472 0 TOTAL 114.9 2,872 2,197 783 822 592
Source: Ascent 2024.
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Infrastructure Availability
All designated sites within the Heritage Grove City Center Villages Master Plan area are included as part of the Willow- Shepherd Northeast Prezone and Annexation. This area will be served by City of Clovis sewer and water systems constructed pursuant to adopted sewer and water master plans. Storm drainage service will be provided by FMFCD facilities constructed pursuant to adopted FMFCD Storm Drainage Master Plans. When permanent storm drainage pipes and/or basins are not available or are beyond the scope of an individual development project, interim (temporary) basins are frequently used to accommodate development until connection to permanent facilities is feasible. Dry utilities are provided by PG&E, Comcast, and AT&T subject to existing franchise agreement. All development in Clovis is subject to the routine application and design process with PG&E and coordination with the other utility providers in conjunction with project design and construction. The City’s master planning efforts are conservative in anticipation of providing flexibility to accommodate Land Use changes with increased demands for services.

Sewer: Sewer lines necessary to accommodate development of the master plan are in place along Willow Avenue.

The major sewer lines are existing in the Willow Avenue alignment and internal lines will be installed with development within the master plan.

Water: The major water line serving this area is existing in the Willow Avenue alignment and internal lines will be installed with development within the master plan. A secondary source of water is needed prior to construction, and will be provided to this area from a water well to be completed by the City by 2026. The well is in the City’s Community Investment Program (CIP) and design is underway.

Storm drain: Storm drain facilities will be required to be installed with development and connect to the Phase 1 development of the Heritage Grove Development Co. Specific Plan. Permanent facilities for this site are located approximately half a mile to the south. Interim basins can be installed if the permanent facilities are not available when development occurs.

Heritage Grove Development Co. Specific Plan
Overview
Heritage Development Company is preparing a specific plan that encompasses approximately 900 acres of land north of Shepherd Avenue to Behymer Avenue, east of Willow Avenue to Sunnyside Avenue. Sites ranging from 0.9 to 37.5 acres are included in the inventory and are based on a combination of parcels and planning areas identified in the plan. The plan designates the area for mixed use, residential, commercial, business campus, public, and park uses. In addition to the phasing and annexation of development within the Northwest Urban Center, including the Heritage Grove Development Co. Specific Plan, it is expected that each planning area would be subdivided further to allow for residential and non-residential development. The specific plan will ensure that housing is built concurrent with services, schools, employment opportunities, and other amenities and is supported by adequate infrastructure.

The sites inventory includes the “Urban Center” portion of the Heritage Grove Development Co. Specific Plan that is included in the Willow-Shepherd Northeast Prezone and Annexation, which was annexed into the City of Clovis in 2023. In addition, the sites inventory includes Heritage Grove Development Co. – Phase 1a and Phase 1b, which are planned to be annexed early in the planning period and are described in Program H2 as near-term annexations.

Other future phases of the Heritage Grove Development Co. Specific Plan may begin construction during the planning period but are not included in the sites inventory. “Urban Centers” Portion of Heritage Grove Development Co. Specific Plan The portion of the Heritage Grove Development Co. Specific Plan that is west of Peach Avenue, referred to as the Urban Center, includes approximately 250 acres south of Behymer Avenue, north of Shepherd Avenue, east of Willow Avenue, and west of Peach Avenue. It is included as part of the Willow Avenue RHNA Annexation and Prezone that was completed in 2023. The area includes land designated as Mixed Use Village (allowing residential development at 15 – 43 units per acre), Medium High Density Residential (7.1 – 15 units per acre), and Mixed Use Business. Although residential uses are allowed in the Mixed Use Business designation, this area is not included in the sites inventory. 419
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Final Housing Element | September 2024 Page 5-91
“Heritage Grove Development Co. – Phase 1a and Phase 1b” Portions of Heritage Grove Development Co. Specific Plan (Near-term Annexation)
In addition, the sites inventory includes the Heritage Grove Development Co. – Phase 1a and Phase 1b along Shepherd Avenue within the Heritage Grove Development Co. Specific Plan. These near-term annexation areas are planned for annexation into the City of Clovis in 2024 and include land designated as Medium High Density Residential (7.1 – 15 units per acre) and Medium Density Residential (4.1 – 7 units per acre).

Inventoried Capacity
As shown in Figure 5-9 and Tables 5-15 and 5-16, the inventory of the Heritage Grove Development Co. Specific Plan reflects both the “Urban Centers” portion (annexed and zoned in 2023) and Phase 1a and Phase 1b portions, and includes a combined capacity for 3,385 units: including 1,154 lower-income units, 336 moderate-income units, and 1,895 above moderate-income units. The sites within the Heritage Grove Development Co. Specific Plan are anticipated to include higher density housing at a variety of densities, consistent with the assumptions described in the “Methodology” section. Furthermore, to not reflect an overconcentration of lower-income housing, sites designated Mixed Use Village that are larger than 10 acres within the Heritage Grove Development Co. Specific Plan, including Sites HG-PA-1-A, HG- PA-1-C, HG-PA-2, HG-PA-4, and HG-PA-5, are assumed to be mixed-income sites with 60 percent of residential capacity would accommodate the lower-income housing need, 20 percent of residential capacity would accommodate the moderate-income housing need, and 20 percent of residential capacity would accommodate the above moderate- income housing need, which is generally consistent with the City’s RHNA income distribution. HG-PA-1-B and HG-PA-1- D are also designated as Mixed Use Village, but these sites are less than 10 acres and are included as lower-income sites.

All other areas designated Medium High Density Residential and Medium Density Residential are assumed to accommodate above moderate-income housing. To account for the potential for non-residential development on sites designated Mixed Use Village, the inventory incorporates assumptions for residential uses from the draft concepts proposed for the plan area that range from 10 percent of total capacity for residential uses on PA-02, to 55 percent of total capacity for residential uses on Sites HG-PA-01-A, HG-PA-01-B, HG-PA-01-C, HG-PA-01-D, to 75 percent of total capacity for residential uses on HA-PA-04, and 80 percent of total capacity for residential uses on HG-PA-05. These assumptions are included as part of Table 5-15. The residential versus commercial assumptions on the Mixed Use Village sites account for the over 1.0 million square feet of commercial floor area planned in the Specific Plan and the overall unit count of 1,825 on these sites is less than the target of 1,933 units in the Specific Plan and significantly less than the 3,492 units allowed for by the Specific Plan (i.e., 52 percent of the maximum allowed residential units).

Infrastructure Availability
All sites within the Heritage Grove Development Co. Specific Plan area will be served by City of Clovis sewer and water systems constructed pursuant to adopted sewer and water master plans. Storm drainage service will be provided by FMFCD facilities constructed pursuant to adopted FMFCD Storm Drainage Master Plans. When permanent storm drainage pipes and/or basins are not available or are beyond the scope of an individual development project, interim (temporary) basins are frequently used to accommodate development until connection to permanent facilities is feasible.

Dry utilities are provided by PG&E, Comcast, and AT&T subject to existing franchise agreement. All development in Clovis is subject to the routine application and design process with PG&E and coordination with the other utility providers in conjunction with project design and construction. The City’s master planning efforts are conservative in anticipation of providing flexibility to accommodate Land Use changes with increased demands for services.

Sewer: Sewer lines necessary to accommodate initial phases of development are in place along Shepherd and Willow Avenues. No offsite work will be required. As development proceeds, an internal network of sewer lines will be constructed connecting to the existing sewer trunk lines.

Water: Water lines necessary to accommodate initial phases of development are in place along Shepherd, Willow, and Clovis Avenues. As development proceeds, an internal network of water lines will be constructed connecting to the existing water mains.

Storm drain: Storm drainage service will be provided for initial phases of development with a combination of existing permanent pipe and basin facilities. As development proceeds, an internal network of storm drain lines will be constructed connecting to the existing pipe facilities at Shepherd and Sylmar Avenues. 420
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Sites Inventory

Table 5-15 Sites Inventory - Heritage Grove Development Co. Specific Plan Sites Planning
Area APN(s) Site Descriptions Base
Zoning
Total
Acres
Allowed
Density
Range
Max
Units
Realistic
Density
% Res.

Use
Total
Units
Lower-
Income
Units
Moderate-
Income Units
Above
Moderate-
Income Units
“Urban Center” Portion of Heritage Grove Specific Plan1 HG-PA-01-A 55602016S Nonvacant - Agriculture U-C 11.7 15-43 276 25.1 55% 161 97 32 32 HG-PA-01-B 55602016S Nonvacant - Agriculture U-C 4.1 15-43 96 25.1 55% 56 56 0 0 HG-PA-01-C 55602016S Nonvacant - Agriculture U-C 12.6 15-43 297 25.1 55% 173 104 35 34 HG-PA-01-D 55602016S Nonvacant - Agriculture U-C 6.6 15-43 155 25.1 55% 91 91 0 0 HG-PA-2 55602016S Nonvacant - Agriculture U-C 37.5 15-43 161 25.1 10% 94 56 19 19 HG-PA-4 55602016S;
55602018
Nonvacant - Agriculture U-C 34.2 15-43 1,103 25.1 75% 644 386 129 129 HG-PA-5 55602016S;
55602003
Nonvacant - Agriculture U-C 30.2 15-43 1,039 25.1 80% 606 364 121 121 HG-PA-30-A 55601006S Nonvacant -
Agriculture/Residential
R-2 26.6 7.1 - 15 398 12 100% 319 0 0 319
HG-PA-30-B 55601007S Nonvacant - Agriculture R-2 5.0 7.1 - 15 75 12 100% 60 0 0 60 HG-PA-30-C 55601008S Nonvacant - Agriculture R-2 1.1 7.1 - 15 17 12 100% 14 0 0 14 Subtotal Urban Center Portion of Heritage Grove Specific Plan 169.6 2,218 1,154 336 728 Source: Ascent 2024.
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Table 5-16 Heritage Grove Development Co. – Phase 1” Portion of Heritage Grove Specific Plan2 Planning
Area APN(s) Site Descriptions Land Use Designation Total Acres Allowed
Density
Range
Max
Units
Realistic
Density
Total
Units
Lower-
Income
Units
Moderate-
Income
Units
Above
Moderate-
Income Units
HG-PA-06-A 55602003 Nonvacant - Agriculture Medium High Density Residential 12.2 7.1 - 15 183 12 146 0 0 146 HG-PA-06-B 55602004 Nonvacant - Agriculture Medium High Density Residential 1.0 7.1 - 15 15 12 12 0 0 12 HG-PA-06-C 55602005 Nonvacant - Agriculture Medium High Density Residential 1.0 7.1 - 15 15 12 12 0 0 12 HG-PA-07-A 55602003 Nonvacant - Agriculture Medium High Density Residential 1.6 7.1 - 15 24 12 19 0 0 19 HG-PA-07-B 55602018 Nonvacant - Agriculture Medium High Density Residential 12.7 7.1 - 15 191 12 153 0 0 153 HG-PA-08 55602018 Nonvacant - Agriculture Medium High Density Residential 9.0 4.1 – 7 63 5.6 50 0 0 50 HG-PA-10 55602020S Nonvacant - Agriculture Medium Density Residential 8.1 4.1 – 7 56 5.6 45 0 0 45 HG-PA-11-A 55602024S Nonvacant - Agriculture Medium Density Residential 28.5 4.1 – 7 199 5.6 159 0 0 159 HG-PA-11-B 55602008S Nonvacant - Agriculture Medium Density Residential 2.8 4.1 – 7 20 5.6 16 0 0 16 HG-PA-11-C 56602011 Nonvacant - Agriculture Medium Density Residential 1.4 4.1 – 7 10 5.6 8 0 0 8 HG-PA-11-D 55602022S Nonvacant - Agriculture Medium Density Residential 5.6 4.1 – 7 39 5.6 31 0 0 31 HG-PA-12 55602018 Nonvacant - Agriculture Medium Density Residential 24.0 4.1 – 7 168 5.6 134 0 0 134 HG-PA-13-A 55603010S Nonvacant - Agriculture/Residential Medium Density Residential 9.3 4.1 – 7 65 5.6 52 0 0 52 HG-PA-13-B 55603012S Nonvacant - Agriculture/Residential Medium Density Residential 9.5 4.1 – 7 67 5.6 53 0 0 53 HG-PA-13-C 55605001 Nonvacant - Agriculture Medium Density Residential 15.6 4.1 – 7 109 5.6 87 0 0 87 HG-PA-14-A 55603004S Nonvacant - Agriculture/Residential Medium Density Residential 2.2 4.1 - 7 15 5.6 12 0 0 12 HG-PA-14-B 55603006S Nonvacant - Agriculture/Residential Medium Density Residential 2.2 4.1 – 7 16 5.6 12 0 0 12 HG-PA-15-A 55603009S Nonvacant - Agriculture/Residential Medium High Density Residential 7.7 7.1 - 15 115 12 92 0 0 92 HG-PA-15-B 55603008S Nonvacant - Agriculture/Residential Medium High Density Residential 0.9 7.1 - 15 14 12 11 0 0 11 HG-PA-16 55605035S Nonvacant - Agriculture/Residential Medium Density Residential 11.3 4.1 - 7 79 5.6 63 0 0 63 Subtotal 166.6 1,167 0 0 1,167
TOTAL 336.2 3,385 1,154 336 1,895
1 The Urban Center portion of the Heritage Grove Specific Plan was annexed in 2023 as part of the Willow-Shepherd Northeast Prezone and Annexation to ensure it is within the city limits and has zoning in place prior to the start of the Housing Element planning period. These sites are inventoried as available sites to accommodate the RHNA. 2 The Phase 1 Portion of the Heritage Grove Specific Plan is planned for annexation early in the planning period. While the sites will not be “available” at the start of the planning period, they will be annexed into the city limits and zoned early in the planning period. These sites are subject to the annexation program described in Housing Element Program H1 and are counted toward the RHNA. Source: Ascent 2024. 422
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Sites Inventory

Other Sites within the Willow-Shepherd Northeast Prezone and Annexation that are Outside of Plan Areas The Willow-Shepherd Northeast Prezone and Annexation area also includes one other site that is included in the sites inventory and is described in Table 5-17. Note that because the site is not within the Heritage Grove City Center Villages Master Plan or the Heritage Grove Development Co. Specific Plan, the units are included as part of the summary of other sites outside of plan areas. The site is located south of Behymer Avenue and west of Peach Avenue and is abutted on the other sides by sites that are part of the “Urban Center” portion of the Heritage Grove Specific Plan that is also part of the Willow-Shepherd Northeast Prezone and Annexation. The site was designated as High Density Residential (15.1 – 30 du/ac) in the General Plan and a base zone of R-3, which allows residential development from 15.1 – 30 du/ac. Because it is a large site that has yet to be subdivided, the inventory assumes a portion could be subdivided to develop as lower-income housing with other parts of the site developing as moderate- and above moderate-income housing. Even though housing can be developed at the default density for lower-income units, only the minimum density of 15.1 du/ac is assumed to reflect an assumption that a variety of housing types will be built across the site, including lower-income units at a density of 30 du/ac. Furthermore, consistent with the assumptions described in the “Methodology” section, and to not reflect an overconcentration of lower-income housing and consistent with the City’s RHNA income distribution, the inventory assumes only 25 percent of residential capacity on this site would be accommodate the lower-income housing need, and the remaining portion would be split between moderate-income and above moderate-income housing need.

Table 5-17 Sites Inventory - Other Sites within the Willow-Shepherd Northeast Prezone and Annexation that are Outside of Plan Areas
APN General Plan Land
Use Designation
Total
Acres
Allowed
Density Range
Realistic
Density
Total
Units
Lower-
Income Units
Moderate-
Income Units
Above
Moderate-
Income Units
55601032 High Density
Residential 38.6 15.1-30 15.1 584 146 219 219
TOTAL 38.6 584 146 219 219
Source: Ascent 2022.

Other Near Term Annexations
TM6343 - Wilson (Project A-1) and TM6205 - Shepherd North (Project A-2), described in Table 5-18 and shown on Figure 5-4, are both currently undergoing environmental review and are anticipated to go before the City Council for consideration in 2024. If approved, both projects will then be submitted to LAFCO for annexation of the project sites.

The annexation process typically takes about 90 days for completion and another 30 days for recordation. Review of construction plans would occur after City Council approval of entitlements and the developers would then proceed with site improvements. While the annexation will likely occur after the start of the Housing Element planning period, construction is expected to begin early in the planning period. TM6343 – Wilson is estimated to provide 590 single- family lots and TM6205 – Shepherd North is estimated to provide 605 single-family lots. Both projects are counted in the inventory as above moderate-income sites and Program H2 has been added to the Housing Element to continue to ensure adequate sites are made available through the annexation process. The following is a more detailed description of each project.

TM6343 - Wilson
The TM6343 – Wilson project involves the annexation of 246 acres into city limits with tract map approval for development of 590 single-family lots within a 71.54-acre project site. Figure 5-10 shows the tract map for TM6343 – Wilson. No development is proposed within the remaining 174 acres. Once approved, the proposed project would be developed in three phases over a period of approximately 33 months. As of September 2023, the project is currently undergoing environmental review. The Draft Environmental Impact Report (EIR) is anticipated to be released in late 2023 with consideration by the Planning Commission and City Council in early 2024. Submittal of the annexation application to LAFCO would occur after the City Council hearing and generally takes 3-4 months to complete. 423
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Figure 5-10 Tract Map 6343 – Wilson

Source: Harber & Associates, January 2022.

TM6205 – Shepherd North
The Shepherd North project was initiated in 2016 when City staff received an initial request by the applicant for internal consideration of an Sphere of Influence (SOI) amendment. Staff later received a formal request by the application in June 2018 to present the request for an SOI amendment to the City Council. In September 2018 the City Council considered the request and directed City staff to continue working with the applicant. In March 2020 the City Council provided formal authorization for staff to proceed with the annexation process. The City initiated the environmental review process in early 2021 for annexation of approximately 1,050 acres; however, the proposed area was reduced to about 155 acres in November 2021. The project area includes approximately 77 acres of developable area planned for 605 single-family homes and about 78 additional acres of adjacent existing homes not planned for development. The Draft EIR was released for public comment from July 21, 2023, through September 4, 2023. The City Council is scheduled to consider approval of the project in late 2023 and LAFCO consideration is anticipated for early 2024. The project includes the following land use entitlements: sphere of influence expansion, annexation, General Plan Amendment, prezone, planned development permit, and tentative tract map. 424
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Table 5-18 Other Near-Term Annexations
Site No. Project Name Assessor Parcel
Number Address
Size
(Gross
Acres)
General Plan
Land Use
Designation
Zoning Total
Units
Lower-
Income
Units
Moderate-
Income Units
Above Moderate-
Income Units Status Notes
A-1 TM6343 – Wilson 556-040-07, -08;
portion of 556-030-14 Clovis / Perrin 71.5 M - 590 0 0 590 In review Outside city limits; annexation required
A-2 TM6205 – Shepherd
North 557-021-19, -20, -21 Sunnyside /
Shepherd 77.5 RR - 605 0 0 605 In review Outside city limits; annexation required
TOTAL 149.0 1,195 0 0 1,195
Source: City of Clovis 2022.

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Accessory Dwelling Units
Per state law, a projection of the number of ADUs expected to be built within the eight-year planning period can also be considered as part of the inventory. The City has seen an increase in ADU production in recent years, particularly since 2017 when the City implemented the Cottage Home Program and since 2018 when the state passed several bills to facilitate ADUs statewide. Table 5-19 shows the total number of ADU building permits issued by year since 2018, which equates to an average of 16 ADUs per year.

Table 5-19 ADU Building Permits, Clovis, 2018-2022
Year ADU Permits Issued
2018 9
2019 9
2020 11
2021 26
2022 23
Average 16
Projected ADUs during Sixth Cycle RHNA Period
(June 30, 2023-December 31, 2031)
133
Source: City of Clovis and Ascent 2022.

For the purpose of the Housing Element, it is assumed that ADU production will continue at the same pace experienced since 2018, resulting in 133 ADUs counted toward the 2023-2031 RHNA planning period. ADUs tend to be smaller and therefore rented at lower prices. The allocation of ADUs to different income categories is based on assumptions developed from recent ADU surveys conducted across the state. The Association of Bay Area Governments (ABAG) conducted an analysis of ADU affordability and concluded that in most jurisdictions in the Bay Area, the following affordability assumptions are generally applicable to ADUs:
• 30% Very low-income
• 30% Low-income
• 30% Moderate-income
• 10% Above moderate-income
It is reasonable to assume that ADUs in Clovis would follow similar affordability trends. Using these affordability recommendations for ADUs, the sites inventory includes a projection of 133 ADUs, including 80 affordable to lower- income households, 40 affordable to moderate-income households, and 13 affordable to above-moderate income households.

Summary of Capacity to Accommodate the RHNA
The City’s RHNA for the 2023-2031 planning period is 8,977 units. The sites inventory identifies housing opportunities for a total of 14,821 units within planned and approved projects, vacant and underutilized sites, additional planned annexations, and projected ADUs. As shown in Table 5-20, based on the methodology and assumptions used in the sites inventory, the City has sites to provide capacity for 4,690 lower-income units, resulting in a 215 unit surplus in capacity for the City’s lower-income RHNA. The City has sufficient capacity for 3,105 moderate-income units and 7,026 above moderate-income units, exceeding both the moderate-income and above moderate-income RHNA.

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Table 5-20 Housing Capacity to Accommodate the RHNA
Lower-Income Units
Moderate-Income Above Moderate-Income Total
Very Low Low
2023 – 2031 RHNA
2,926 1,549
1,448 3,054 8,977
4,475
Planned and Approved Projects 0 279 727 1,196 2,202
RHN Overlay Sites 1,026 0 0 1,026
Other Sites Outside of Plan Areas 146 487 1,153 1,786
Central Clovis Specific Plan 14 105 29 148
Loma Vista Specific Plan 1,208 588 953 2,749
Heritage Grove City Center Villages
Master Plan 783 822 592 2,197
Heritage Grove Development Co.

Specific Plan “Urban Center” 1,154 336 728 2,218
Heritage Grove Development Co.

Specific Plan – Phases 1a and 1b 0 0 1,167 1,167
Other Near Term Annexation Projects 0 0 1,195 1,195
ADUs 40 40 40 13 133
4,690 3,105 7,026 14,821
Surplus/Shortfall 215 1,657 3,972 5,844
Source: City of Clovis and Ascent 2024.

Infrastructure Availability
The City of Clovis is the water and sewer provider within its limits. The City’s Public Utilities Department also provides service to Tarpey Village, a small unincorporated community south of the City of Clovis limits and provides services to approximately 122,350 customers as of 2020. On March 18, 2019, the City adopted a policy granting priority water and sewer service to developments with units affordable to lower-income households, in compliance with Government Code Section 65589.7. According to the City’s population projections provided in the 2020 Urban Water Management Plan (UWMP), the City’s service area population is expected to grow to about 162,367 in 2035 and 178,109 in 2040. 76.8 percent of current supplies are used by residential customers, with the remainder used by commercial, industrial, and dedicated landscape customers.

The water supply system consists of a conjunctive or combined system, using surface, groundwater, and recycled water sources. As a participating member of the North Kings Groundwater Sustainability Agency, the City is working toward reducing its reliance on groundwater and assumes a sustainable groundwater pumping quantity for long- term water supplies planning provided in the UWMP with the balance of projected water demands being met through primarily surface water supplies. The City has succeeded in securing sufficient water supplies for normal years and will be expanding surface water treatment capacity and reliability with several capital projects, including an expansion of the existing surface water treatment facility and construction of a second facility in the northeast portion of the City. Based on the analysis in the UWMP, the City will have sufficient supply (estimated at around 74,650-acre feet per year) to meet projected demand through 2040 (estimated at 52,598-acre feet per year), including capacity to accommodate the Sixth Cycle RHNA.

The wastewater needs of the City core are served by the Fresno-Clovis Regional Wastewater Reclamation Facility (RWRF) in southwest Fresno. By agreement with the City of Fresno, additional treatment capacity can be purchased in the RWRF. The City has sufficient capacity within its available allocation in the regional system to accommodate the Sixth Cycle RHNA planned for within the Fresno-Clovis RWRF service area. 427
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New areas of growth in the Northwest and Northeast Urban Centers and Loma Vista Specific Plan area are planned to discharge to the Clovis Sewage Treatment Water Reuse Facility (ST/WRF) in southeast Clovis. According to the analysis provided in Phase 3 of the City’s Wastewater Management Plan update completed in 2017, increased demand from build-out of new growth areas is projected to exceed the current capacity at the Clovis ST/WRF. The City plans to accommodate the additional 6.48 million gallons per day (MGD) of needed treatment capacity via capital improvement projects to expand capacity at the Clovis ST/WRF, as well as an interim flow diversion to the regional system within the City’s available allocation. The treatment and conveyance projects necessary to support future growth are included in the City’s CIP and budget and will be functional in advance of the needed. Upon completion of construction at the Clovis ST/WRF, the City will have sufficient capacity to meet the projected build-out of new growth areas.

Storm drainage service is provided by FMFCD, and dry utilities are provided by PG&E, Comcast, and AT&T. All of the sites included in the inventory were assessed for infrastructure availability. A description of available or planned infrastructure relative to the different locations or types of sites is included in the various sections below.

Environmental and Other Site Constraints
All sites in the inventory were reviewed for potential environmental constraints or other physical site constraints such as parcel shape, flood zones, wetlands, contamination, airport overflight zones, and Williamson Act contract or other conservation easements. Parcel shapes for the parcels included in the inventory have been determined sufficient to allow for residential development and there are no known contamination issues on any of the sites in the inventory.

While a small portion of the Fresno-Yosemite International Airport overflight zones is in the City of Clovis limits, only Zone 6 overlaps with sites in the inventory and there are no limits on residential within Zone 6.

Figure 5-11 shows the locations of the FEMA 100-year flood zones and wetlands in Clovis along with the Housing Element sites. There are isolated wetlands occurring in scattered locations throughout Clovis, but more prevalent in the Loma Vista Specific Plan Area and Heritage Grove Specific Plan Area. Developments are required to obtain permits from appropriate resource management agencies to mitigate impacts to wetlands. While the majority of the sites in the inventory are not within a 100-year flood zone, a few sites within the Loma Vista Master Plan area and residential subdivision north of Shepherd Avenue are within this zone. Projects are required to address any applicable flooding constraints during the site design. The site design would be reviewed to ensure the first habitable floor is raised to one foot above the base flood elevation. While there is an added cost, flood constraints can be mitigated through design and all of the sites in the inventory have been deemed suitable for residential development.

Figure 5-12 shows parcels with Williamson Act contracts in and around the City of Clovis along with the Housing Element sites. There are three sites in the inventory with Williamson Act contracts, including two parcels in the Loma Vista Community Centers North Master Plan area and one parcel in the Wilson Tract Map. The two parcels in the Loma Vista Community Centers North Master Plan have already undergone the cancellation process, and the only remaining step is for the property owner to pay the cancellation fee. The initial study for the Wilson Tract Map, prepared in December 2022, indicates that a petition for a contract cancellation is currently in progress.

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Figure 5-11 FEMA 100-Year Flood Zones and Wetlands

Source: Data downloaded from FEMA and USFWS in 2023; adapted by Ascent in 2023. 429
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Figure 5-12 Williamson Act Contracts

Source: Data received from the City of Clovis in 2023.
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CHAPTER 6 | Constraints to the
Development of Housing
The provision of adequate and affordable housing opportunities is an important goal of the City of Clovis. The ability of the housing market to supply an adequate number of new dwellings to meet demand is affected by a variety of factors, or constraints. This chapter analyzes potential governmental and nongovernmental constraints that might inhibit the development, maintenance, or improvement of housing. The first section focuses on potential governmental constraints, or those constraints that are within the City’s control, such as land use controls, permitting requirements, and fees, that could affect the City’s ability to meet future housing needs. The second section looks at nongovernmental constraints, or those constraints that are largely market driven and cannot be controlled by local government, such as land, materials, labor costs, and community attitude towards higher density housing proposals.

6.1 Governmental Constraints
Land use controls, site improvement requirements, fees and exactions, permit processing procedures, and various other local requirements may present constraints to the maintenance, development, and improvement of housing.

This section discusses each of these and their impact on housing development in Clovis.

Land Use Controls
The City’s General Plan, specific plans, and zoning code establish policies, standards, and guidelines for development within the City of Clovis. These regulations establish the amount and distribution of land allocated for residential development and affect the construction of new housing throughout the City. All adopted land use controls, including the General Plan, zoning code, specific plans and other standards or guidelines are posted on the City website in conformance with the provisions of Government Code Section 65940.1(a)(1)(B).

General Plan
The Land Use Element of the General Plan sets forth the City’s policies for guiding local development. These policies, in conjunction with zoning regulations, establish the amount and distribution of land allocated for different uses. The General Plan contains 10 designations that allow residential development with densities ranging from 0.6 dwelling units per acre up to 43 dwelling units per acre. In addition, higher density residential development is permitted within the Mixed Use Village, as designated by the special use designation, as described below. Table 6-1 presents the General Plan land use categories permitting residential uses, and correlates these with the associated implementing zoning categories.

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Table 6-1 General Plan Land Use Categories Permitting Residential Use General Plan
Land Use Designation
Density
(Units per Gross Acre) Residential Use Types Corresponding Zoning District(s)
Agricultural (AG) 1 du/20 ac max Single-family homes when associated with an agricultural operation, farmworker housing
A
Rural Residential (RR) 1 du/2 ac max Very low density uses and small-scale agricultural operations
RR
Very Low Density (VL) 0.6-2.0 du/ac Large lot single-family and appurtenant structures within an identifiable residential neighborhood
R-A, R-1-A, R-1-AH
Low Density (L) 2.1-4.0 du/ac Single-family detached homes R-1, R-1-B, R-1-C Medium Density (M) 4.1-7.0 du/ac Detached and attached single-family homes, patio homes or zero lot line homes
R-1, R-1-MD, R-1-PRD,

MHP, U-C
Medium High Density
(MH)

7.1-15.0 du/ac Small lot single-family detached homes,
townhouses, duplexes, and apartments
R-2, R-2-A, R-1-PRD, U-C
High Density (H) 15.1-30.0 du/ac* Small lot single-family detached homes, townhouses, apartments, stacked flats, and other
building types with 4 or more units
R-3, R-2-A, R-4, U-C
Very High Density (VH) 25.1-43.0 du/ac Small lot single-family detached homes, townhouses, apartments, stacked flats, and other
building types with 10 or more units
R-4
Mixed Use Village (MU-V) 15.1-43.0 du/ac
Max FAR 4.0
Vertical or horizontal mix of commercial, office,
and/or residential; office uses and attached single-
family and multiple family housing above the
ground floor
All residential districts that
permit more than 15 units/acre,
All commercial districts, All
industrial districts except M-2,
All special purpose districts
Mixed Use/Business
Campus (MU-BC)

15.1-25.0 du/ac
Max FAR 4.0
Live/work permitted, high intensity mix of
employment generating businesses drawing from
Office and Industrial land use designations
C-P, U-C, All industrial districts
Source: City of Clovis General Plan, August 2014.

Note: * In September 2023, the City increased the maximum density in the High Density designation from 25 du/ac to 30 du/ac to meet the default density standard for lower-income housing.

Urban Centers
The General Plan also identifies three growth areas, referred to as Urban Centers, which provide longer term residential development opportunities. These include the Loma Vista Urban Center, the Northwest Urban Center (Heritage Grove), and the Northeast Urban Center shown in Figure 6-1. Both the Northwest and Northeast Urban Centers are currently located outside of city limits. The General Plan requires a comprehensive design document that provides guidance on development and infrastructure planning within an Urban Center prior to any development occurring within its boundary. This requirement can be satisfied by a specific plan, master development plan, or design guidelines. The Loma Vista Specific Plan, described further below, implements the Loma Vista Urban Center.

Two planning efforts are currently underway in the Northwest Urban Center: the Heritage Grove City Center Villages Master Plan was adopted in 2019, and the Heritage Grove Development Co. Specific Plan is being prepared (2023).

The Northwest Urban Center is planned for phased annexation beginning in 2023, and a master planning effort for the Northeast Urban Center is underway, to be adopted early in the planning period. Annexation for this area is planned for later within the planning period.
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Figure 6-1 Clovis Urban Centers

Source: City of Clovis, General Plan, 2014
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Figure 6-2 Clovis Focus Areas and Specific Plans

Source: City of Clovis, General Plan, 2014.
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Focus Areas
The General Plan identifies fourteen “Focus Areas” within the City of Clovis (see Figure 6-2). A focus area assignment may expand permissible uses beyond what would be otherwise allowed under the property’s General Plan designation and identifies specific policy direction or additional development standards as shown in Table 6-2.

Table 6-2 Focus Areas
Focus Area
Number
Primary Land
Uses Additional Uses Allowed Design Requirements and Other Direction 1 Industrial
• Office
• Medium High Density
Residential (limited to 20% of
focus area acreage)
Dry Creek Trail:
• Require pedestrian/bicycle connections to trail
• Preserve the view corridor along trail
• Enhanced landscaping along trail
• Orient building views to the trail
2 General
Commercial
• High Density Residential
• Mixed Use
• 4-story building maximum
Residential Uses:
• Permitted only as a part of a vertically mixed use building above first/ground floor
• Shall not be within 100 feet of Clovis Avenue or Herndon Avenue • Should not be within 500 feet of the freeway (excludes offramps) 3 General
Commercial
• High Density Residential
• Live/Work
• Mixed Use
• Subject to Shaw Corridor Overlay Zone and Commercial Corridors Pattern Book
4 Business Park,
Commercial,
Specialty Retail,
Office
• Medium High Density
Residential (limited to 60% of
the focus area acreage)
• Preservation of existing tower as a historic monument (functional if possible)
• Special consideration as gateway to Clovis
• Pedestrian friendly site plan
• Require pedestrian/bicycle connections to the Clovis Old Town Trail 5 Business Park,
Commercial,
Office
• Medium High Density
Residential (limited to 25% of
the focus area acreage)
• Master plan required
6 Research and
Technology
Business Park |
Phase 3
• Live/Work
• Existing residential uses
• Existing residential uses as of 2014 shall continue to be permitted uses. Live/work uses are permitted south of Nees Avenue on Locan Avenue. No other new residential is permitted.
7 Residential • Neighborhood Commercial
• Master plan required
• Future development shall respect the rural residential character of the focus area
8 Commercial
• High Density Residential
• Senior Housing
• Mixed Use
• Office
• Master plan required
• Retail space shall not exceed 130,000 square feet (non-retail commercial space is unrestricted)
9 Commercial • Office
• Residential
• Master plan required
• Retail space shall not exceed 400,000 square feet (non-retail commercial space is unrestricted)
10 Office
• Medium Density Residential
(limited to 25% of the focus
area acreage)
• Master plan required
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Table 6-2 Focus Areas
Focus Area
Number
Primary Land
Uses Additional Uses Allowed Design Requirements and Other Direction 11 Office, Business
Incubator
• Medium Density Residential
(10 net acres max)
• Master plan required
• Development and site design must consider the common boundary with adjacent educational campuses (Willow International Community College and Clovis Unified facilities), church campus, and orientation to canal, trails, and open space
• Retail space shall not exceed 150,000 square feet (non-retail commercial space is unrestricted)
• Proposed land uses must consider potential for college-related economic development
12 Commercial
• Office
• Residential
• Master plan required
• Site design must consider the focus area as a gateway to Clovis and common boundary with Clovis Unified facilities
Source: City of Clovis General Plan, 2014.

Zoning
The Development Code is adopted as Chapter 9.10 of the City of Clovis Municipal Code (Municipal Code) and is intended to implement the General Plan and various specific plans. The Development Code is publicly available on the City’s website via Code Publisher. Table 6-3 below presents residential use types from the Development Code as allowed by zoning districts.

Single-family housing is a permitted use exclusively in the Agricultural (A), Rural Residential (R-R), Single-Family Residential (R-A), and Single-Family Residential (R-1). Both single-family and multifamily housing are permitted in the Medium Density Multifamily (R-2), Multifamily High Density (R-3), and Very High Density Multifamily (R-4) districts with maximum densities ranging in total from 7.1 - 30 units per acre. In addition, development greater than 25 units per acre is allowed in the R-4 district, which allows higher density multifamily housing up to 43 units per acre in cases where the General Plan designation is Very High Density Residential or when allowed by a specific plan. Single-family and multifamily housing is also permitted in the Urban Center (UC) zone district up to 43 units per acre in the areas designated as urban centers. Multifamily residential is permitted in the Public Facility (PF) zone district per the R-4 development standards and multifamily design guidelines.

Mobile home development may be established in the R-1-MH and Mobile Home Park, Multifamily (MHP) zoning districts. The R-1-MH district is intended to allow mobile homes and manufactured housing on individual lots as a single-family planned unit development with individually owned parcels. Permitted density is based on the underlying R-1 zoning (see Table 6-4). Mobile home parks that more closely resemble multifamily residential development are permitted in the MHP zoning district, at densities between 7.1 and 15.0 units per acre.

A discussion of zoning for a variety of housing types (e.g., emergency shelters, supportive housing, group homes) is included later in this chapter.
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Table 6-3 Residential Use Types Allowed by Zoning District, City of Clovis, 2022 Use
Residential Zoning Districts Commercial Zoning Districts A R-R R-A R-1 R-2 R-3 R-4 MHP C-P C-1 C-2 C-3 C-4
Accessory Dwelling Units P P P P P P P
Alcohol and Drug Treatment, 6 or fewer P P P P P P P P
Alcohol and Drug Treatment, 7 or more C C
Community Apartments and Condominiums C C C
Domestic Violence Shelter, Small1 A A A A A A A A
Employee Housing, 6 or fewer P P P P P
Farmworker Housing, up to 12 Units or 36 beds P P P
Group Care Home, 6 or fewer P P P P P P P P
Group Care Home, 7 or more C C
Homeless Emergency Shelter, 7 or more C P
Live/Work Units C
Manufactured Housing P P P P P P P P
Mixed Use C
Mobile Home Parks P
Multifamily Housing P P P
Parolee/Probationer Home C
Residential, Second Story and Above C
Senior Assisted Living Facility C C C C C C C C C C C C C Sober Living Homes, 6 or fewer P P P P P P P P
Sober Living Homes, 7 to 16 P P
Sober Living Homes, 16 or greater C C C
Supportive Housing P P P P P P P P C P2
Tiny Homes P
Transitional Housing P P P P P P P P C P2
Single-Family Housing P P P P P
Single-Room Occupancy C
Notes: P = Permitted use. A = Administrative use permit required. C= Conditional use permit required. Blank = Use not allowed. 1 Large Domestic Violence Shelters (capacity of 7 or greater) allowed in all residential zoning districts with a conditional use permit. 2 A conditional use permit is required for Supportive Housing and Transitional Housing with capacity of more than 16 in the C-3 zoning district.

Source: City of Clovis Development Code Chapter 9.10
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Table 6-4 Residential Development Standards, City of Clovis, 2022 Zoning District Density Lot Coverage
Height/Number of
Building Stories (whichever
results in less height)
Minimum Parcel
Size
Minimum Lot Dimensions (ft.) Minimum Setback (ft.)
Width Depth Front Side Rear
A 1 du/20 acres 30 % 35 ft./2-2 ½ 20 acres 250 ft. 500 ft. 35 ft. 10 ft. 20 ft.

R-R 1 du/2 acres 30% 35 ft./2-2 ½ 2 acres 110 ft. 130 ft. 35 ft. 10 ft. 20 ft.

R-A 1 du/24,000 sq. ft.
(1.82 du/acre) 30% 35 ft./2-2 ½ 24,000 sq. ft. 110 ft. 130 ft. 35 ft. 10 ft. 20 ft.

R-1-A, R-1-AH 1 du/18,000 sq. ft. 30% 35 ft./2-2 ½ 18,00 sq. ft. 110 ft. 130 ft. 35 ft. 10 ft. 20 ft.

R-1-B 2.1 – 4.0 du/acre 35% 35 ft./2-2 ½ 12,000 sq. ft. 80 ft. 110 ft. 35 ft. 5 ft. (with an
aggregate side
setback of 14 ft. min.)
20 ft.

R-1 2.1 – 4.0 du/acre 40% 35 ft./2-2 ½ 6,000 sq. ft. 60 ft. 100 ft. 20 ft. 15% of lot with total
combined set back,
5ft. each side
20 ft.

R-1-C 2.1 – 4.0 du/acre 40 % 35 ft./2-2 ½ 9,000 sq. ft. 70 ft. 110 ft. 25 ft 5 ft. (with an
aggregate side
setback of 14 ft. min.)
20 ft.

R-1-MD 4.1 – 7.0 du/acre 45 % 35 ft./2-2 ½ 4,500 sq. ft. 50 ft. 90 ft. 15 ft. 5 ft. 15 ft.

R-1-PRD 4.1 – 15.0 du/acre PD1 35 ft./ 2 ½ PD1 PD1 PD1 PD1 PD1 PD1 R-1-MH varies4 40% 35 ft./2-2 ½ varies4 60 ft. 100 ft. 20 ft. 5 ft. 20 ft.

R-2, R-2-A 7.1 – 15.0 du/acre 45% 35 ft./2 7,200 sq. ft. 60 ft. 120 ft. 20 ft. 5 ft. 20 ft.

R-3, R-3-A 15.1 – 30.0 du/acre 45% 45 ft./3 8,500 sq. ft. 60 ft. 120 ft. 15 ft. 5 ft. 10 ft.

R-4 25.1 – 43 du/acre2 60% 50 ft./4 10,000 sq. ft. 65 ft. 3 110 ft. 15 ft. 5 ft. 15 ft.

Source: City of Clovis Development Code Chapter 9.10.

Notes:
1 Determined during Planned Development approval
2 In order to exceed 25 du/acre, General Plan or a specific plan must specifically allow greater densities. 3 110 ft. if siding a freeway
4 The allowable density range and minimum parcel size 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.).
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Development Standards
The City regulates the type, location, density, and scale of residential development primarily through the Development Code. Zoning regulations are designed to implement the policies of the City’s General Plan and protect and promote health, safety, and general welfare of residents. Table 6-4 summarizes the residential development standards identified in the Development Code.

These development standards serve to preserve the character and integrity of existing neighborhoods and at the same time offer flexibility in providing a wide range of residential opportunities and dwelling unit types. As shown in Table 6-4, lot coverage maximums range from 30 to 40 percent in the lower density single-family residential zoning districts and from 45 to 60 percent in the multifamily residential zoning districts. Building height maximum is 35 feet or 2 ½ stories in all residential zones except the R-3 zone where the City recently increased the maximum height to 45 feet and 3 stories and the R-4 zone which allows up to 50 feet or 4 stories. Maximum height is either regulated by total height or number of building stories, whichever results in less overall height. With the increase in density and height in the R-3 zone in September 2023, the City removed a potential barrier to multifamily development in the R-3 zone.

Table 6-5 analyzes the cumulative impact of development standards on the ability to achieve maximum densities in the City’s multifamily zones. Each of the examples assumes a rectangular one-acre lot and applies the City’s setback, lot coverage, parking, and open space standards to determine if projects complying with City standards can achieve maximum densities. The analysis shows that development standards in the R-2 zone do not limit the ability to achieve the maximum density of 15 units per acre; however, the standards for the R-3 and R-4 zones do not allow the maximum densities of 30 and 43 units per acre to be achieved.

Lot coverage, setback, and height requirements in the multifamily zones are not a constraint to achieving maximum density in any of the multifamily zones. In the R-3 and R-4 zones, the parking requirement of two spaces per unit and the open space requirement of 260 square feet per unit may inhibit development from achieving maximum densities, unless the open space is mostly or partially located within the building footprint (e.g., individual or shared patios) and parking is located within a parking structure. However, structured parking is significantly more expensive than surface parking. The Housing Element includes a program to reduce the parking standard for smaller multifamily units and reduce the open space requirement in the R-3 and R-4 zones.

Table 6-5 Analysis of Multifamily Zone Requirements Prototype Site Development Development Standard R-2 Zone Standards R-3 Zone Standards R-4 Zone Standards Prototype Project Site Size 43,560 sq. ft. (1.0 acres) 43,560 sq. ft. (1.0 acres) 43,560 sq. ft. (1.0 acres) Net site size w/ required setbacks 33,264 sq. ft. 36,234 sq. ft. 35,244 sq. ft.

Maximum site volume at story limit 66,528 sq. ft. (2 stories) 108,702 sq. ft. (3 stories) 140,976 sq. ft. (4 stories) Maximum lot coverage 19,602 sq. ft. (45%) 19,602 sq. ft. (45%) 26,136 sq. ft. (60%) Maximum permitted density 15 units 30 units 43 units
1 bedroom (900 sf) 10 units 20 units 30 units
2 bedroom (1,100 sf) 5 units 10 units 13 units
Unit square footage total 14,500 sq. ft. 29,000 sq. ft. 41,300 sq. ft.

Unit square footage per story 7,250 sq. ft. 9,667 sq. ft. 10,325 sq. ft Parking requirement
1-bedroom units @2 sp/unit
(1 covered)
20 spaces 40 spaces 60 spaces
2-bedroom units @2 sp/unit
(1 covered)
10 spaces 20 spaces 26 spaces
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Table 6-5 Analysis of Multifamily Zone Requirements Prototype Site Development Development Standard R-2 Zone Standards R-3 Zone Standards R-4 Zone Standards Total parking required 30 spaces 60 spaces 86 spaces
Square footage for surface parking
@350 sq. ft./space1
10,500 sq. ft. 21,000 sq. ft. 30,100 sq. ft.

Open Space @260 sq. ft./unit
(private and/or common)
3,900 sq. ft. 7,800 sq. ft. (including 600 sq. ft.
play area)
11,180 sq. ft. (including 600 sq. ft.
play area)
Total sq. ft. to accommodate
project2
21,650 sq. ft. 38,467 sq. ft 51,605 sq. ft.

Total excess sq. ft. available3 + 11,614 sq. ft. -2,233 sq. ft. -16,361 sq. ft.

Notes:
1 200 sf/space + 150 sq. ft. of drive aisle per space.
2 Calculated as the building sq. ft. of the first story + parking sq. ft. + open space sq. ft. 3 Calculated as the net site size – total sq. ft. to accommodate the project.

Overlay Districts
The Development Code also includes several overlay districts to permit additional regulations in combination with basic regulations to provide for unique development of land. The following overlay districts are included in the Development Code:
• Master Plan Community (M-P-C) Overlay, which implements the Master Planned Community land use designation in applicable specific plans by addressing larger scale mixed use developments through a variety of flexible development standards to achieve a higher degree of community design. The City Council establishes the M-P-C overlay district concurrently with the adoption of a proposed Master Development Plan, which identifies underlying zoning designations, development standards, as well as plans for circulation, open space, and other community facilities. As part of this process, the applicant may request unique development standards that may be less restrictive than those set by the base zoning district. • Mixed Use (M-U) Overlay, which provides for the development and enhancement of infill areas appropriate for a creative mix of commercial and residential uses within the same project area or on the same site. This overlay district is consistent with the Mixed Use land designation in the General Plan. A master plan is required in order to establish the M-U overlay, and proposed use and development standards must be consistent with any applicable requirements identified in the General Plan for the plan area (see Table 6-2 Focus Areas). • Regional Housing Needs (RHN) Overlay, which is applied to suitable residentially zoned parcels to open a pathway to housing projects at a density between 35 and 43 units per acre. Eligible parcels must be between one and ten acres, and any relevant site-specific conditions such as physical characteristics and past or planned development of the site must be considered by the Planning Director when selecting appropriate sites. The Planning Director is responsible for maintaining the map and list of RHN Overlay Parcels, as well as advising City Council if it becomes necessary to revise the Housing Element Sites Inventory to apply the overlay to suitable parcels in order to meet the City’s Regional Housing Needs Allocation (RHNA) obligation. The RHN overlay also establishes development standards, which are consistent with requirements of the R-4 zoning district. Projects that meet requirements of the RHN overlay are not subject to an entitlement or site plan review, and may be approved through the building permit process.

Specific Plans
The City has adopted specific plans to promote unique land use districts and guide future development in key areas of the City. Both the Central Clovis Specific Plan and Loma Vista Specific Plan support the development of additional residential capacity. Development of both these plan areas is currently underway and housing units are anticipated for construction during the planning period.
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Central Clovis Specific Plan
The Central Clovis Specific Plan (CCSP) was initially adopted in 1983 and comprehensively updated in 2016. The CCSP establishes land use standards and design guidelines to support development of infill sites and redevelopment within a one-square mile area located in the central core of Clovis known as “Old Town.” The CCSP implements the land use designations identified in the General Plan by providing specific guidance on land uses and design standards. The CCSP further selects 12 sub-districts with unique characteristics, known as “Planning Areas” (PA), to provide more detailed direction than is provided within the General Plan (see Figure 6-3). Areas not included in a PA are governed by General Plan and Zoning Code standards. PAs that allow residential uses are listed in Table 6-6, with their corresponding zoning, typical maximum density based on the General Plan land use designation and permitted housing types.

The development standards identified in the CCSP are consistent with or less restrictive than those of the applicable zoning district, as shown in Table 6-6. The CCSP provides for additional maximum lot coverage and reduced setbacks in the R-1 district, allows for vertical mixed use development in the C-3 district, and preserves housing in the C-P district that would otherwise be converted to commercial uses.

Loma Vista Specific Plan
The Loma Vista Specific Plan was adopted in March 2003 and revised in December 2015 and implements the 3,307- acre Southeast Urban Center identified in the General Plan. The plan provides for a diversity of land uses, including a variety of residential neighborhoods with densities ranging from two-acre single-family lots to multifamily development at 43 dwelling units per acre.

The land uses identified in the Loma Vista Specific Plan are consistent with the General Plan. The land use diagram is shown in Figure 6-4 and the land use designations are described in Table 6-7. The Specific Plan generally relies on the standards identified in the Zoning Code but provides reduced setbacks in the residential districts.

Table 6-6 Central Clovis Specific Plan Planning Areas Permitting Residential Use PA
Number Planning Area Name
Corresponding
Zoning
District(s)
Typical Maximum Density
(based on General Plan
designation)
Residential Use Types
1 Old Town Storefront Commercial C-3 15+ du/acre Above ground floor commercial uses with approved Conditional Use Permit
2 Gateway Office/Residential C-P N/A
Preservation and adaptive reuse of historic
residential structures for both residential and
office/commercial uses.
3 Low Density Residential; Historic R-1 7 du/ac Single-family dwellings 4 Transitional Residential/Commercial R-1 7 du/ac Single-family dwellings 5 Mixed Office Residential R-1 7 du/ac Single-family-dwellings, single-floor multifamily residential products
7 Pedestrian Residential R-1 7 du/ac Single-family dwellings 8 Garden Residential R-1-MD 7 du/ac
Single-family dwellings, low density
multifamily attached housing with approved
Conditional Use Permit
9 Landmark District M-U 15.0-25 du/ac
Above ground floor commercial uses with
approved Conditional Use Permit, residential
uses that do not exceed 50% of site area
10 Gateway Office/Commercial C-3 15+ du/ac Second floor and above with conditional use permit
Source: City of Clovis Central Clovis Specific Plan, 2016. 444
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Figure 6-3 Central Clovis Specific Plan Planning Areas

Source: City of Clovis, Central Clovis Specific Plan, 2016. 445
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Figure 6-4 Loma Vista Specific Plan Land Use Plan

Source: City of Clovis, Loma Vista Specific Plan, 2015
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Table 6-7 Residential Land Use Designations within Loma Vista Specific Plan Specific Plan Land
Use Designation Description Allowable
Density/Intensity
Corresponding
Zoning
District(s)
Exceptions to City Development
Standards
Agriculture Provides for productive agricultural
land uses.
1 du/20 acres R-A None.

Very Low Density
Residential
Provides for existing rural residential
and large lot single-family
residences.

0.5-2 du/acre R-A, R-1-A, R-
1-AH
None.

Low Density
Residential
Provides for some existing rural
residential areas and general
detached single-family development.

2.1-4 du/acre R-1-B, R-1, R-1-
C
• Front yard setbacks may be reduced
to 15 feet if garages are located in the
rear 1/3 of the lot.
• Rear yard and side yard setbacks may
be reduced to 5 feet for detached
garages located in the rear 1/3 of a lot.
• Rear yard setbacks may be reduced
to 5 feet on the lower floor and 0 feet
on the upper floor if garage access is
taken from an alley.
• Front yard setbacks for unenclosed
front porches may be reduced to 10
feet.

Medium Density
Residential
Provides for the development of a
range of residential product types,
such as single-family detached and
attached residences, patio homes,
duplexes, townhomes, clustered
residences, courtyard homes, or zero
lot line homes.

4.1-7 du/acre R-1, and
regulations for
planned unit
developments
(PUD). R-2 as a
PUD only. R-1-
MD, R-1-PRD.

Same as Low Density Residential except:
• Secondary units, or granny flats, are
permitted over detached garages
that are located in the rear 1/3 of the
lot.
• The lot size may be reduced by 20%
if garage access is taken from an alley
and all four sides of a structure are
architecturally detailed.

Medium High
Density Residential
Provides for a range of detached
and attached residential product
types, such as duplexes, townhomes,
courtyard homes, patio homes, and
small-lot single-family detached
uses.

7.1-15 du/acre R-2, R-2-A,
and
regulations for
PUDs.

Same as Medium Density Residential
except:
• Front yard setbacks may be reduced
to 12 feet if garage are located in the
rear 1/3 of the lot.

High Density
Residential
Provides for the development of
multifamily and attached and
residential product types. This
includes for-sale and rent row
houses, apartments, duplexes,
townhomes, flats, and
condominiums.

15.1 – 25 du/acre R-3, R-3-A • Front yard setbacks for unenclosed front porches may be reduced to 10
feet.

Very High Density
Residential
Provides for the development of
multifamily apartments and
condominiums. This includes for-sale
and rent apartments, duplexes,
townhomes, and condominiums.

25.1 – 43 du/acre R-4 None.
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Table 6-7 Residential Land Use Designations within Loma Vista Specific Plan Specific Plan Land
Use Designation Description Allowable
Density/Intensity
Corresponding
Zoning
District(s)
Exceptions to City Development
Standards
Home Place
Master Planned
Community
Denotes a residential community
that will be planned around a
community amenity, such as a park,
open space, or lake. A mixture of
residential densities and commercial
(e.g., supermarket) and
neighborhood serving commercial
(e.g. market) are permitted. The
configurations of the land uses
within the Master Planned
Communities are flexible but the
maximum amount of units may not
be exceeded.
• 1,306 units
• 108,900
square feet of
neighborhood
serving
commercial
uses.

Regulations
for planned
unit
developments.
• A Master Plan is required prior to
development within the Master
Planned Communities.

Community
Center
Provides for mixture of uses in a
pedestrian oriented setting. A
community center is the social, retail,
service, civic, and entertainment hub
of the community. Community
centers accommodate a mixture of
residential, retail, civic, social,
entertainment, a nd office uses. This
mixture of uses can occur
horizontally and/or vertically.
7 – 25 du/acre Regulations
for planned
unit
developments
for residential
uses.
• The maximum height is 4 stories or
50 feet.
• There are no requirements for
maximum lot coverage.

Master Planned
Community
Identifies districts are interconnected
and unified around a central
amenity, such as a golf courses,
community center, recreational
feature, and/or lake. The precise
land use boundaries and street
alignments within the Master
Planned Communities are flexible;
however, the general character and
maximum number of units and non-
residential square footage
As described and
shown on the
land use plan for
each Master
Planned
Community.

Regulations
for planned
unit
developments.
• A Master Plan is required prior to
development within the Master
Planned Communities.

Source: City of Clovis Loma Vista Specific Plan, 2003.

This specific plan also contains four master planned communities: Community Center South, Community Center North, Home Place, and the Eastern Village. These master planned communities are generally collections of many small parcels under multiple ownerships that require a higher degree of coordination to develop as a unified project .

The specific plan requires that a master plan be approved prior to any development in a master planned community.

The City has adopted a master plan for both the Community Center South and the Community Center North. A master plan for Home Place Master Plan community was adopted in October 2022 and the properties annexed into the City in March 2023. As of December 2022, no master plan has been prepared for the Eastern Village.

Community Centers North and South
The Loma Vista Community Centers North and South Master Plan Document was adopted in May 2009 and has been amended multiple times since; most recently in 2022. The master plan covers both the Community Center South and the Community Center North communities, which will ultimately be connected via a pedestrian and vehicular 449
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underpass at Shaw Avenue. Community Center North will feature a mixed use “Main Street” concept centered around a 24-acre commercial plaza and will accommodate up to 1,304 residential units. Community Center South will be anchored by a ”Village Green” concept with mixed use development surrounding a central park, and will accommodate up to 3,443 residential units.

The Master Plan establishes nine Planning Areas (PA) and three Public Areas, which implement the various General Plan designations within the plan area (see Figure 6-5). Although each PA identifies an approximate density range, the allowed residential development is capped at a maximum number of units per area, see Table 6-8 below. The Master Plan also establishes development standards specific to each PA as shown in Table 6-9 below. Generally, these development standards offer reduced front and rear setbacks, as well as increased building heights and smaller minimum lot sizes relative to Development Code requirements. Minimum front and interior (side and rear) setbacks vary between 0 feet and 10 feet. Maximum building heights and floor-area ratios are shown in Table 6-9.

Table 6-8 Community Centers North and South Master Plan Land Use Categories Permitted Residential Use PA
General Plan
Land Use
Designation
Base Zoning
District
Residential
Density Range
Total Residential
Units (maximum) Residential Use Types
1 Mixed Use
Village
C-3 7 – 25 du/acre 332 units Vertical mixed use (residential on the 2nd or 3rd floor), live-work units (subject to conditional use permit)
2 High Density
Residential
R-3 15.1 – 25 du/acre 450 units Small lot single-family detached homes (alley-loaded preferred), paired-Z single-family homes, duplexes,
triplex mansion homes, clustered single-family homes,
townhomes, apartments, active adult and semi-
independent senior housing
3 High Density
Residential
R-3 15.1 – 25 du/acre 522 units Small lot single-family detached homes (alley-loaded preferred), paired-Z single-family homes, duplexes,
triplex mansion homes, clustered single-family homes,
townhomes, apartments, active adult and semi-
independent senior housing
5 Mixed Use
Village
P-C-C 7 – 25 du/acre 1,145 units Vertical mixed use (residential on the 2nd or 3rd floor), live-work units
6 Very High
Density
Residential
R-4 25.1 – 43 du/acre 705 units Stacked flats, townhomes, live-work, apartments, senior housing (subject to conditional use permit)
7/7A High Density
Residential
R-3 15.1 – 25 du/acre 7: 380 units
7A: 415 units
Small lot single-family detached homes (alley-loaded
preferred), paired-Z single-family homes, duplexes,
triplex mansion homes, clustered single-family homes,
townhomes, apartments, active adult and semi-
independent senior housing (subject to conditional use
permit)
8/8A Very High
Density
Residential
R-4 25.1 – 43 du/acre 8: 207 units
8A: 622 units
Stacked flats, townhomes, live-work (subject to
conditional use permit), apartments, active adult and
semi-independent senior housing (subject to
conditional use permit)
9 Mixed Use
Village
C-3 7 – 25 du/acre 135 units Vertical mixed use (residential on the 2nd or 3rd floor), live-work units
Source: Loma Vista Community Centers Master Plan, 2019. 450
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Figure 6-5 Loma Vista Community Centers North and South Land Use Plan

Source: City of Clovis Loma Vista Community Centers North and South Master Plan, 2019. 451
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Table 6-9 Community Centers Master Plan Development Standards by Planning Area Planning Area 1 2 3 5 6 7 7A 8/8A 9
Development Standards
Maximum Building
Height (ft)
60 50 50 50 60 50 35 60 60
Minimum Lot
Area (sq. ft.)
N/A 2,1006 2,1006 N/A N/A 2,1006 1,8006 N/A N/A
Minimum Lot
Width (ft.)
25 35 35 N/A N/A 35 36 N/A N/A
Minimum Lot
Depth (ft.)
N/A 55 55 N/A N/A 55 50 N/A N/A
Maximum Lot
Coverage
N/A 60% 60% N/A 60% 60% 65% 60% N/A
Maximum Floor-
Area Ratio
1 N/A N/A 0.75 N/A N/A N/A N/A 1
Front Setback (ft) 102 10 10 10 10 10 54 10 102
Side Setback (ft) Interior: N/A
Corner: 10
Interior: 5
Corner: 10
Interior: 5
Corner: 10
Interior: 5
Corner: 10
Interior: 5
Corner: 10
Interior: 5
Corner: 10
Interior: 5
Corner: 3
Interior: 5
Corner: 10
Interior: N/A
Corner: 10
Rear Setback (ft) N/A 10 10 10 105 10 4 105 N/A
Minimum Building
Separation1
N/A 2-stories: 15’
3-stories: 20’
2-stories: 15’
3-stories: 20’
2-stories: 15’
3-stories: 20’
4-stories: 25’
2-stories: 15’
3-stories: 20’
4-stories: 25’3
2-stories: 15’
3-stories: 20’
6’ to 10’
depending on
garage placement
(side to side only)
2-stories: 15’
3-stories: 20’
4-stories: 25’3
2-stories: 15’
3-stories: 20’
4-stories: 25’3
Notes:
1 Minimum building separation required for front to front, front to side, front to rear, or rear to rear orientations unless otherwise specified. 2 Build-to line from main street ultimate ROW is 5 feet to 20 feet. 3 Minimum building separation is 10 feet for side to side buildings. 4 10 foot setback required from Leonard, De Wolf, and Gettysburg rights-of-way; porches may be setback 5 feet. 5 For properties abutting alleyway, minimum rear yard setback is 5 feet. 6 Lots may require a reciprocal use easement for useable private open space.

Source: Loma Vista Community Centers Master Plan, 2019. 452
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